SUSTAINABLE COMMUNITIES, AFFORDABLE HOMES For Consultation ’s Draft Housing Strategy 2017-2022

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CONTENTS

Foreword Introduction Consultation Part 1 – About Glasgow Part 2 – Challenge and Change . The challenges . What has changed since the last strategy? Part 3 – Our Strategic Priorities . Reduce poverty in Glasgow . Contribute to Glasgow’s economic growth . Build 12,500 new homes by 2022 . Deliver regeneration . Tackle fuel poverty, energy inefficiency and climate change . Prevent and address homelessness . Manage, maintain and improve the existing housing stock . Support independent living and specialist provision . Raise standards in the private rented sector . Improve access to housing across all tenures

Part 4 – Responding to the Consultation

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FOREWORD This document is the first draft of a new housing strategy for Glasgow 2017-2022. It focuses on 10 strategic priorities which have been identified through engagement with partners and stakeholders, research and evidence gathering throughout the period 2011 to 2016. These strategic priorities are to: - • Reduce poverty in Glasgow • Contribute to Glasgow’s economic growth • Build 12,500 new homes by 2022 • Deliver regeneration • Tackle fuel poverty, energy inefficiency and climate change • Prevent and address homelessness • Manage, maintain and improve our existing stock • Support independent living and deliver specialist provision • Raise standards in the private rented sector • Improve access to housing across all tenures

This consultation summarises the changes that have impacted on our housing system in Glasgow since the current strategy was approved in 2012. In many respects these changes are a continuation of effects from the credit crunch and recession as well as policy implementation, in particular, Welfare Reform.

The changes set the context for the challenges that lie ahead including sustaining economic growth, reducing the continuing impact of poverty where, because of Welfare Reform many households (including low income working households) have less income to meet increased costs, improving housing affordability, increasing housing supply and protecting our existing built heritage.

The next draft of the strategy will take these priorities and continue to build upon the three established strategic themes which framed the 2011-2016 strategy: - • Regeneration • Accessibility • Delivery

Under each theme we want the strategic priorities to address the main housing and housing related issues affecting all Glasgow’s citizens and communities, to set out how these can be addressed, to identify our objectives over the next five years and how we can deliver them. Some issues will cross cut across one or more of the themes.

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We intend to consult on a revised draft Strategy in the autumn. This first draft will take account of feedback from this consultation and further work we are currently undertaking including identification of key actions and outcomes.

We hope that these priorities resonate with you. We have identified a number of consultation questions we would like you to answer but would also encourage you to make other comments and observations which will help us to develop the strategy further, make it more focussed and more relevant to your experiences of providing housing and improving the quality of residential life.

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INTRODUCTION

A Local Housing Strategy (LHS) is a local authority’s primary strategic document for housing in its area. The Housing () Act 2001 places a statutory requirement on local authorities to OUR VISION FOR HOUSING IN produce an LHS which sets out its strategy, priorities and plans for GLASGOW the delivery of housing and related services. The Act also states that the LHS must be supported by an assessment of housing provision and related services and that it must be submitted to Sustainable Communities Affordable Homes Scottish Ministers. The Act is available at Housing (Scotland) Act

2001 Our vision is that there

should be as much choice, Glasgow’s Housing Strategy sets out the issues for housing in quality and value as possible Glasgow and how the Council and its Partners will address these in the housing system for current and incoming over the next 5 years (2017 to 2022). residents.

Housing should be safe, wind Glasgow’s Housing Strategy has been developed on the principle and watertight, be of co-production. This means that we have tried to encourage as sustainable and energy efficient. many people and organisations as possible to participate in the As much of the housing stock development of the strategy. The strategy has been developed as possible should be flexible “with and by” people rather than “for” them. Over 500 people and adaptable to the (residents, organisations and staff) helped us shape this strategy changing needs of households old and new. and we look forward to working with everyone to take it forward The houses and flats should over the next 5 years. be situated in attractive, well managed, neighbourhoods does not own or manage any housing stock The housing stock should and is therefore in a unique position to take an overview of the have convenient access to work, education, shopping, housing system in Glasgow. This included all tenures and dwelling leisure and cultural activities. types and provide a strategic direction for future investment in housing and related services across the city.

The development of the strategy has been based on Glasgow City Council’s commitment to the following principles:-

Equality of access to housing and information, ensuring suitable

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 5 options are available to meet the diverse range of needs of the communities that we serve. Creating sustainable housing in terms of environmental, social and economic outcomes. Improving the health and well-being of the city’s residents through improved house conditions and specialist provision in partnership with health and social care providers. Encouraging innovative partnership solutions to add value in new build, improvement and wider action

A Health and Equality Impact Assessment will be carried out after completion of the first draft of the strategy and a Strategic Environmental Assessment (SEA) screening report will also be complete. The Equality Impact Assessment (Link) and the SEA screening report can be found at insert link when completed. The Screening report concluded that we do/do not have to complete a Strategic Environmental Assessment.

There is a substantial library of background information which underpins this strategy. We have included links to this background information throughout the document. We have also included all of this information on our website. (See link below) Glasgow’s Housing Strategy is supported by other related strategies and plans such as our Strategic Housing Investment Plan (SHIP), our Housing Needs and Demand Assessment (HNDA) and our Housing Contribution Statement. In addition, we have provided a series of factsheets. Several of these documents have already been placed on our website or will be placed there once complete or formally approved.

Please click on the following link to access Glasgow's Draft Housing Strategy 2017-2022 Website.

CONSULTATION

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There has been extensive consultation with partners and stakeholders in the run up to the preparation of this 1st Draft of Glasgow’s Housing Strategy 2017-2022. A copy of the full Consultation Document is available on the following link (consultation – still to be published). The following is a brief summary of the type of consultation we have carried out in preparation for writing this strategy:

Events • Single Outcome Agreement Vulnerable People Workshop 12th June 2013 • Welfare Reform Event 14th June 2013 • Homelessness Event, Monday 9th September 2013, • 3 mini events in each of the strategic planning areas to inform the SHIP May /June 2014 • Factoring Commission Action Plan Event January 2015 • Welfare Reform Event, 27th April 2015 • Private Rented Sector Research Event 8th June 2015 • Energy Efficiency and Fuel Poverty Event, 9th July 2015 • Strategy Main Issues and Governance Workshop 9th November 2015 • Greater Housing, Regeneration and Green Infrastructure Stakeholder Workshop – 10th November 2015 • Homelessness and Housing Need Single Outcome Group Workshop 11th January 2016 • Health and Social Care Integration Event, 11th February 2016 • Housing Strategy Consultation Event, 19th April 2016 • Sighthill Consultation • Self-build • Charrettes – - , Port Dundas, Applecross, East

Working Groups • Glasgow Factoring Commission June 2012- Nov 2013 and Final Report Feb 2014 • Welfare Reform Housing and Investment Group Nov 2012 to present day • Common Housing Register Working Group • Housing and Social Care Group • Housing Options Project Board • Single Outcome Agreement Vulnerable People Working Group • Private Housing and Homelessness Research Steering Group 2014-15 • Common Housing Register Pilot Steering Group

Strategic Agreements • Wheatley Group Strategic Agreement

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Surveys • Welfare Reform • Energy Efficiency • Private Landlords

Research • Glasgow and the Clyde Valley, Housing Needs and Demand Assessment • GWSF research report, December 2014, Section 5 Homelessness Referrals in Glasgow • Mid-Market Rent Research • PRS research study: housing affordability analysis & outcomes June 2015 • Gypsy/ Travellers Desktop Study to assist with informing development of Local Housing Strategies for the Glasgow, Clyde Valley and Ayrshire authorities (place on web)

Factsheets (Issued to Date) • Housing Policy Changes • Housing Legislative Changes • Glasgow’s Population • Housing Needs and Demand Study • Glasgow’s Housing Strategy

Consultations • Housing Strategy 2011-2016 Evaluation Report • Draft Interim Housing Contribution Statement • SHIP 2012 • SHIP 2013 • SHIP 2014 • SHIP 2016 • Factoring Commission Report Consultative Draft August 2013

Planned Consultation • LHS 2nd Draft and Final Draft • Housing Strategy Consultation Workshop with Community Members and Volunteers • Elected Members Briefing • Additional Factsheets

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Part 1 About Glasgow

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Glasgow is Scotland’s largest city. Outside London, Glasgow has one of the largest concentrations of economic activity in the UK. It is Scotland’s only conurbation. The city, its surrounding area and the Clyde Valley make a significant contribution to the Scottish Economy. Glasgow alone generates 17% of the country’s jobs, is home to more than one in ten of the country’s businesses and generates 17% of the value of goods and services produced in Scotland. Glasgow is an ambitious city which has been successful in attracting world class events, investment and business. It has made major investments in its civic, cultural and sporting infrastructure working with its partners in the private, public and third sectors. Glasgow has had the 3rd highest level of commercial property investment in UK in past decade (£19.25billion, source: GVA) and productivity is £2500 above the Scottish average. Glasgow’s business base has increased by over 2000 over the last 2 years and GVA predicts that the economy will continue to grow by 2.5% per year until 2023 which is above average growth for Scotland.

The city is undergoing constant physical renewal and the state of the housing stock and urban core are central to this. Continuous investment in housing, workspaces, public areas, parks and iconic structures bring the city to life, connecting it to other cities. This investment, is central to attracting people to live and work in Glasgow.

Glasgow has over 606,340 residents living in 297,070 residential properties (based on 2015 Housing Stock Estimates). An estimated 44% are owner occupied, 36% are classified as social rented and 20% are privately rented. The city is home to a growing population of students, around 13% of the total population many of whom are housed in purpose built accommodation.

(Source: NRS 2015 Population Estimates) Over 63,000 (21%) properties in Glasgow were built before 1919 with a further 57,000 (19%) built between 1919 and 1944. Of the properties built before 1945, over 52% are (93% of which

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 10 were built before 1919). Over 14,000 pre 1945 tenements (22%) are owned by a registered social landlords.

(Source: Development and Regeneration Services)

The map below shows the distribution of stock type across the Conurbation. It clearly shows that the majority of properties in the City of Glasgow are flats (approx. 73%) with the low rise properties mainly located in the outskirts rather than in the city. The map illustrates the limited range of stock available in Glasgow.

(Source: Glasgow and Clyde Valley Housing Needs and Demand Assessment )

Homes in Glasgow are relatively small with predominately 3 or 4 rooms (68%) with 17% having only 1 or 2 rooms. Only 15% of properties have 5 rooms or more. The average household size in Glasgow is 2.02 persons.

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Source: SNS 2013 Note: Number of rooms is defined as the number of habitable rooms (usually bedrooms and living rooms). Some variation may occur in recording e.g. open plan areas, dining rooms, kitchens and kitchenettes.

There are around 60,000 properties in the private rented sector in Glasgow (about 20% of all residential properties in the city) and in excess of 35,000 registered private sector landlords.

There are 68 Registered Social Landlords (Housing Associations) operating in the city of Glasgow. Of these 60 are mainstream and 8 provide supported accommodation. All of the associations are registered with the Scottish Housing Regulator. Most are Industrial and Provident Societies. Of the 68 associations, 63 are classed as charitable with 8 of these also being classed as community based. Of the 6 non-charitable organisations, 4 are fully mutual co-operatives, 1 is based on co-ownership principals and one is classed as general.

Size of Housing Association by No. of Properties (Glasgow Stock Only)

OVER 10000 1 5000 TO 9999 1 1000 TO 4999 18 400 TO 999 25 200 TO 399 13 LESS THAN 200 11 0 5 10 15 20 25 No. of Associations

Source: Scottish Housing Regulator ARC Returns 2014/15 Glasgow City Council no longer owns or manages any housing stock following the whole stock transfer of all 83,000 properties to Glasgow Housing Association in 2003, and the subsequent second

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 12 stage transfers of around 22,000 of these dwellings to a number of community controlled housing associations.

Part 2 Challenge and Change

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The Challenges This section of the Strategy sets out the scale of the housing challenges facing Glasgow over the next 5 years.

Economic certainty and stability A majority of voters who voted in the UK Referendum (Thursday, 23 June 16), on whether the UK should remain or leave the European Union (EU), voted to leave. This outcome has resulted in significant political, economic and constitutional uncertainty which is likely to have short, medium and longer term consequences for the UK. It is too early to define what these consequences are or how they will impact on housing.

However, continued uncertainty and instability created by Brexit will potentially impact on developer and builders’ confidence, affect the housing market with fewer transactions while householders size up the impact on their own futures, lead to higher costs for imported construction material and reductions in numbers of construction workers through migrant labour not coming to the country or leaving. Housing Associations borrowing costs may also increase as the ratings agencies re-assess risk of lending to the sector as a result of Brexit. Glasgow’s Housing Strategy will reflect the impact of Brexit on the city’s housing system as greater clarity emerges as the process of leaving the EU develops.

Economic growth Housing is critical to the economic growth of the city, ensuring that Glasgow can remain economically competitive and provide quality infrastructure that is essential to support Glasgow’s growth. Economic growth would be stunted without the necessary expenditure on housing, both in terms of new housing, reduced carbon footprint and protection of existing housing stock through repair and maintenance. House building creates jobs directly in construction and the related supply chains that extend beyond Glasgow’s boundaries. Housing construction supports more jobs per pound invested than most other sectors because it sponsors a range of related activity such as concrete production and glass manufacturing. Every new home built creates two jobs for at least a year, and house builders are significant providers of apprenticeships. Every £1 of investment in construction is estimated to generate a total of £2.84 in total GDP. (Source: Construction in the UK economy–The benefits of investment, UK Contractors Group, 2009)

Poverty Glasgow City Council’s Poverty Leadership Panel estimates that • Approximately one in three of the city’s children live in poverty • Just over a quarter of children living in poverty also live in workless households.

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• About one in five families with children say they are unable to manage well financially, have some money difficulties or are in deep financial trouble. • About one in six adults do not have access to a bank or building society account. • Around one in five working Glaswegians earns below the Living Wage. • Almost half of working-age Scots living in poverty and are in households where someone works.

Glasgow Homelessness Network (GHN) facilitated two surveys about people’s experiences of poverty. You can access both the GHN surveys here.

Welfare Reform The Welfare Reform Act (2012) set out the UK Government’s intention to reform the welfare system. These changes have had a fundamental impact on tenants and housing providers in Glasgow. The Joseph Rowntree Foundation report: The impact of welfare reform on social landlords and tenants, shows the financial strain being put on people affected by the Welfare Reform cuts and their landlords. The report says in its key findings: ‘Tenants are experiencing poverty, anxiety, debt and health problems. Food banks are becoming essential. People rely on family and friends for help. Tenants and landlords expect evictions to rise.’ It found that people are choosing between heating and eating, with three quarters cutting back on food bills, and anxiety is increasing as tenants become more reliant on emergency support.

The report found half of those paying the Social Sector Size Criteria Charge (Bedroom Tax) were in arrears in the first six months of the policy due to the average £14 per week cut. It also found more than 100,000 people subject to the cut are trapped in larger homes despite wanting to move. Only 6 per cent have moved to avoid paying. Six months after implementation, 22% of affected tenants had registered for a transfer or exchange.

In response to the report, Anne Power of LSE Housing and Communities at the London School of Economics has stated (Inside Housing, 09/04/2014) that ‘Welfare reform may end up making tenants more, not less, dependent, and certainly more vulnerable,’ she said. ‘Cutbacks in support make people on low incomes, in work and out, more vulnerable to debt, at risk of eviction and short of essentials, so they rely on food banks and other emergency support. Tenants often now see their landlords as a lifeline. Landlords have responded by working more closely with their tenants, but these services have costs, which could leave less money for building new homes.’ Registered Social Landlords in the city are extremely worried about the impacts of the reforms on their business especially when a high proportion of their income comes from tenants on housing benefit. There will also be increased costs for the associations including cash handling facilities, increased arrears, increased staffing costs, increased void loss and additional costs if they take anyone to court over arrears. Lenders will also perceive associations to be a higher risk as their

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 15 income is no longer guaranteed through direct payments and this may result in higher borrowing costs.

Both with the potential shortfall in benefit payments and the housing cost element ultimately being paid directly to the claimant under universal credit, housing organisations will have to revise and devise new ways to ensure that tenants pay their rent in full and on time even if they do face competing demands for their limited incomes from creditors, council tax, utilities and so on. For further information please see factsheet on welfare reform (still to be published)

A growing population After decades of population decline, the population of Glasgow has been growing and is expected to continue to grow over the next 5 years with a projected increase of 2,600 new households each year. This increase in population and number of households is expected to continue beyond the 5 year period of the strategy.

An ageing population Glasgow’s population is getting older. The number of older people is expected to rise by 750 per year between 2012 and 2022. The projected rise in the number of elderly is concentrated in Greater , Pollokshields, Langside and Linn, Baillieston and and in Partick West, and /Kelvin.

An ageing housing stock The Scottish House Conditions Survey 2012-2014 estimates that approximately 5% of Glasgow’s Pre 1945 properties are below the tolerable standard with the majority of these being in the private sector. The key challenges for this ageing housing stock include • the substantial repair and improvement needs of pre 1919 buildings • issues around shared responsibility for repairs and maintenance of communal parts in tenements • owners who do not have a lot of experience in property maintenance • the increasingly mixed ownership of stock in blocks of tenements

A rapid increase in the growth of the private rented sector The private rented sector in Glasgow is currently estimated to be 59,192 dwellings (Dwelling Estimates by Tenure 2015) and this expansion has been rapid over the past 10 years partly due to an increase in buy to let mortgages but also due to restrictions by the lenders on new mortgages for people wanting to buy and the requirement for a larger deposits (approx. 10% depending on the lender). While the majority of private sector landlords provide a good service, the large increase in the number of properties has resulted in some issues of poor management and in the poor condition of some properties.

Management and maintenance of the private sector A report was issued in 2014 by Glasgow’s Factoring Commission into the challenges for the management, maintenance and repair of residential

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 16 properties in Glasgow. (Final Report of Glasgow's Factoring Commission 2014). The report found that a lack of common repairs was threatening the longevity of properties in Glasgow and affecting their resale values. The absence of property factoring arrangements also has an effect on the condition of the buildings. The report made a series of recommendations about how a number of these issues should be addressed.

Affordability The cost of housing is an issue for people trying to get access to home ownership but it is also an increasing concern for those in the private rented sector with private rents increasing faster in Glasgow than in Scotland as a whole. From work carried out internally in Development and Regeneration Services, we have determined that the median average house price in the last quarter of 2015 was £117,000 however the average median gross income for full time workers (Source: Annual Survey of Hours and Earnings -Resident Analysis) was £27,417 in 2015. For the average person, this would mean a 10% deposit of £11,700 and borrowing of up to 3.8 times their income which is above the rate that many banks would agree to lend (typically 3 – 3.5 time income). Saving £200 per month, it would also take the average person 4.9 years to save the deposit.

The drop in interest rates following the financial crisis has helped support the affordability of housing: Council of Mortgage Lenders data show that in Scotland, interest payments as a percentage of income fell from 17% in 2008 to 8% in 2015. However, the substantial deposit barrier and average loan to value ratio continues to make accessing the housing market difficult, particularly for first-time buyers.

Also of note is that since Q4, 2014, private sector rents in the city (source: City Lets) have increased at a higher rate than the rate of inflation and re-let times have reduced from an average of 40 days in 2010 to an average of 20 days by the end of 2015 indicating high demand.

Empty homes Council Tax records indicate that there were 1857 empty properties within Glasgow as of March 2016, defined as lying vacant for more than 6 months. The number of empty properties has increased slightly, 111, (6%) since 2011. Records also indicate that there were an additional 472 empty properties classed as second homes in March 2016.

Homelessness There are sustained and growing supply and demand pressures on all types of accommodation within the homelessness system in Glasgow but by far the most significant issue is an apparent shortage of settled accommodation for homeless households through the Section 5 referral process. It is widely acknowledged that the City Council faces unique challenges in responding to these pressures: Glasgow has by far the highest levels of homelessness in Scotland, but the City Council no longer owns any housing stock and is therefore reliant on positive partnership

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 17 working with the City’s housing associations and co-operatives to be able to meet its statutory obligations.

Health Glasgow’s population has a worse state of health than the Scottish average. 22.4% of the population in Glasgow has an illness or disability which limits their day to day lives. This compares to 19.2% of Scotland’s population. 37.5% of households have at least 1 member with a limiting long term illness. In some deprived areas in Glasgow, over 50% of households contain someone with a limiting long term illness. There is a concentration of people with limiting long term illness or disability in the social rented sector.

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WHAT HAS CHANGED SINCE THE LAST STRATEGY?

Demographic factors Since the development of the previous strategy in 2011, the results of the 2011 Census have been released and this has allowed us to compare changes in the city since the last census in 2001. Although this data is now a few years old, it still presents a good picture of the demographic changes in the city over time. A full copy of the analysis can be found at Housing Change in Glasgow. The following is a summary of the key changes from the census.

Population Between 2001 and 2011, Glasgow’s population increased by 2.7% and the number of dwellings rose by 4.1%. Despite this being a positive trend, this is still lower than the Scottish average. Glasgow City Council’s Development and Regeneration Services (DRS) published a paper in April 2016 (Population and Household Projections 2012-2022) comparing the National Records of Scotland (NRS) population projections with DRS’s population projections for Glasgow’s 21 multi member wards. The NRS findings show that Glasgow’s population is expected to grow by 3,450 per year and the number of households by 2,600 per year, in the period 2012 to 2022. The five Wards with the highest expected population growth are Partick West, Calton, East Centre, Govan and Pollokshields. The number of children is expected to rise by 1,300 per year in 2012-2022. The projected rise in the number of children during 2012-2022 is concentrated in the Wards more directly north and south of the river Clyde.

Tenure Between 2001 and 2011, the private rented sector increased by 124.3%. This is above the 85.6% rate of growth for Scotland. This growth has been driven by young adults although there is also an increase in the number of children who live in private rented accommodation. There was an increase of 3,400 student households during this period.

The owner occupied sector has reduced by 1.2% since 2001. This compares with 7.2% growth in Scotland. There is an ageing population in Glasgow’s owner occupied sector with the 0-44 age group reducing by 29,200 and the over 45 age group increasing by 17,600. There has been a sizeable reduction in the number of children living in owner occupied housing reducing by 3,500 households.

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The social rented sector in Glasgow has shrunk by 10.6% since 2001 which is the same rate of decline as in Scotland but the impact is greater for Glasgow because social rented housing makes up a larger share of the dwelling stock. Much of this shrinkage is linked to the demolition of unpopular and unsustainable ex public sector housing stock. However the regeneration of the areas affected includes replacement housing in a variety of tenures to meet changing demands, needs and aspirations. The number of elderly social renters (age 65+) fell by 11,500 between 2001 and 2011. There has been a sizeable reduction in the number of children in the social rented reducing by 5,100 households.

Overcrowding Overcrowding has reduced in Glasgow since the 2001 census but the rate for Glasgow at 17.4% of households is still about twice the national average of 9% of households. Overcrowding is highest in the private rented sector.

Access to a car or van The percentage of households with access to a car in Glasgow has risen by 5.4% from 43.8% to 49.2%. Car access rates have risen for all 3 tenures in Glasgow.

Ethnicity The percentage of “other white and BME” households has increased in Glasgow from 7.7% in 2001 to 14.4% in 2011. This has the biggest impact on the private rented and social rented sectors. More information on Ethnicity in Glasgow can be found on the following briefing paper Glasgow's Population by Ethnicity

Economic status The economic position of Glasgow residents has changed with the number of people working in Glasgow rising by (14%), between 2001 and 2011 and the number of employed people living in Glasgow rising by (21%) during the same period. The employment rate for Glasgow residents has risen from 56% in 2001 to 62% in 2012 although this is still lower than the Scottish average of 70%.

Glasgow’s economic position has improved in terms of a higher employment rate and more people with qualifications. At the same time, unemployment has increased and more people are working part time. Young people (age 25-34) make up 29% of all Glasgow residents in employment. Glasgow’s unemployment rate at 9% continues to be higher than the Scottish rate at 6%. 37% of Glasgow’s unemployed are younger than 25. Part time employment rose from 20% in 2001 to 24% in 2011 with women and young people are more likely to be in a part time job. Part time employment tends to be higher in the City’s more deprived areas

In 2011, 19% of Glasgow’s employed residents worked outside the City. The number of in- commuters for work in Glasgow has risen by 6% and the number of Glasgow residents working in Glasgow has risen by 21%. Glasgow’s working age population has become better qualified with the

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 20 numbers without a qualification falling from 36% to 24% of the working age population. The numbers with a degree qualification rose from 19% to 29% of the working age population during the same period. There is evidence that the rise of employment in Glasgow between 2001 and 2011 has resulted in an increase of the employment rate for people who live in social rented housing. More information on employment in Glasgow can be found in the following briefing note Employment Change in Glasgow.

Policy and legislative change Glasgow’s housing strategy is influenced by policy and legislation at a UK, Scottish and local level. These policies will have a direct and indirect impact on housing in Glasgow over the period of the strategy. A full summary of the policy and legislation changes can be found on the following factsheets Legislative Changes since 2010 and Policy Changes since 2010.

The economic context, the policy and the legislative framework all impact to a greater or lesser extent on housing across all tenures and people. It is important to record that the housing sector has been severely affected by the “Credit Crunch” which first emerged in 2008 and the subsequent recession and has not fully recovered. Much of the policy activity over the past 5 years has been to mitigate the impacts of the recession and its impact on housing access and affordability and to support recovery.

Homelessness During the period of the last strategy, there were significant changes to homelessness and the way that homelessness services were delivered in the city. In October 2012, the Council met the Scottish Government’s target to abolish the priority need test. The abolition of the priority needs test was a significant extension to the rights of people affected by homelessness which meant that all unintentionally homeless households are now entitled to settled accommodation. This has placed additional demand on the supply of emergency accommodation. In 2014, the Council undertook a strategic review of homelessness services delivered by the Council. The review examined the extent of homelessness within the City, identified those at greatest risk of homelessness, highlighted current challenges, emerging risks and service blockages and brought forward a series of recommendations on how we address these challenges.

Partners across housing, health and social work have developed the Housing Options Approach within the City. The model of Housing Options developed within Glasgow is focused on the delivery of a comprehensive front line advice and support service for any customer who makes a housing enquiry.

In order to bring renewed energy and focus and to promote development of a stronger partnership approach to increasing the supply of temporary and permanent housing for homeless households, the Council and our partners have created a dedicated, multi-agency Housing Access Team to work specifically on achieving this objective over the next 2 years. This initiative has brought together, in

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 21 one team and for the first time, housing professionals from the housing and homelessness sectors to develop joint arrangements for increasing access to housing for households affected by homelessness. This Housing Access Project will secure a much greater input /level of commitment from the RSL sector into the planning and delivery of responses to growing pressures within the homelessness system in the city now and in the future. The responsibility for Homelessness in the City was transferred to the Health and Social Care Integrated Joint Board in April 2016.

Health and social care The Council is committed to developing a service to increase access to the Health and Social Care The Public Bodies (Joint Working)(Scotland) Act 2014 required local authorities and health boards to integrate the strategic planning of most social care functions, and a substantial number of health functions. Glasgow City Council and NHS Greater Glasgow and Clyde agreed to adopt the integration joint board model, and also to integrate children and families, criminal justice and homelessness services as well as those functions required by the Act. The functions delegated from Glasgow City Council to the Integration Joint Board (IJB) represent almost all of the current Social Care functions of the Council, along with the budget for these functions. A similar range of health functions, along with the budget for these, are also delegated to the Integration Joint Board by NHS Greater Glasgow and Clyde. The Glasgow City IJB is a distinct legal entity created by the Scottish Ministers upon approval of the integration scheme and is the primary body through which integrated health and social care services are strategically planned and monitored within Glasgow. More details including a copy of the IJB’s strategic plan can be found at Health and Social Care Integration in Glasgow

Changes to the single outcome agreement During 2013, Glasgow’s Community Planning Partnership (CPP) developed a new Single Outcome Agreement (SOA) for Glasgow. This outlines a small number of key priorities and outcomes and is a 10 year plan that sets out the additional value that Community Planning Partners can achieve by planning, resourcing and delivering services with local communities. The CPP priorities outlined in the SOA relate to alcohol, youth employment and vulnerable people. There is also a focus on tackling inequalities in specific neighbourhoods, referred to as “Thriving Places”.

Energy efficiency In the last 5 years, energy efficiency has moved up the political agenda with the Scottish Government declaring energy efficiency as a national infrastructure priority in 2015. The Scottish Government’s Home Energy Efficiency Programme for Scotland: Area Based Schemes (HEEPS: ABS) was introduced in April 2013 as a successor to the Universal Home Insulation Scheme (UHIS). At the same time, obligations from the Utilities - Community Energy Savings Programme (CESP) and the Carbon Emissions Reduction Target (CERT) were replaced by Green Deal and the Energy Company Obligation (ECO). Green Deal was scrapped by the UK Government in 2015 as it

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 22 had failed to deliver its objectives. ECO is currently under review but is expected to continue beyond 2018 although the format going forward is currently unknown.

Going forward, the Scottish Government announced that Scotland’s Energy Efficiency Programme (SEEP) will be the cornerstone of the National Infrastructure Priority. Over the next 15 - 20 years, SEEP will offer support to ensure that all buildings (domestic and non-domestic) in Scotland can achieve a good energy efficiency rating. SEEP brings together the Home Energy Efficiency Programmes for Scotland: Area Based Schemes (HEEPS: ABS) and the Low Carbon Infrastructure Transition Programme (LCITP) into one fund aimed at tackling fuel poverty and reducing greenhouse gas emissions. A SEEPs pilot scheme is currently underway and will allow us an opportunity to further develop our understanding of best practice and project types that fully comply with the Scottish Governments funding criteria and objectives. SEEPS will be introduced from April 2018.

Scottish Government Joint Housing Delivery Plan for Scotland The Scottish Government introduced their Joint Housing Delivery Plan for Scotland in May 2015 which sets out the Scottish Governments strategies for housing and regeneration. There are 34 actions in the joint plan reflecting policies on Investment, Supply and Planning, Sustainability, Place making, Independent Living, Housing Options and the Private Rented Sector.

Affordable housing supply programme There have been several changes to the way that funding to housing associations for new build is funded since the last strategy. In 2011/12 the funding changed to the Innovation and Investment Fund (IIF) and brought the grant funding for social rented housing down from a benchmark of £70k to £40k. This, along with other factors, resulted in some housing associations pulling out of development in the city. A Scottish Government Short Life Working Group reviewed this in 2013 and in June of that year increased the grant funding for social housing new build up to £58k (£62k for Greener Homes Standard). The Scottish Government did not raise the amount for Mid-Market Rent. A further review has taken place during 2016 and the grant rate has been increased again to £70k (£72k Greener Homes Standard) with Mid-Market Rent increasing from £30k to £44 (£46k for Greener Homes Standard).

Right to buy The implementation of the Housing (Scotland) Act 2014 will mean that the 'Right to Buy' will end for all council and housing association tenants in Scotland on 1 August 2016. Tenants with a right to buy that they are allowed to use will have until 31 July 2016 to do so. Thereafter, the Right to Buy will be abolished.

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Part 3 – Our Strategic Priorities

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10 Strategic Priorities have been identified within this strategy, though they are interconnected, representing the fact that Glasgow’s housing system is complex and diverse with multiple impacts. The actions cannot and do not represent every aspect of housing that Glasgow and its partners are working on, simply those highlighted within the co-production process. Our strategic priorities are: • Reduce poverty in Glasgow • Contribute to Glasgow’s economic growth • Build 12,500 new homes by 2022 • Deliver regeneration • Tackle fuel poverty, energy inefficiency and climate change • Prevent and address homelessness • Manage, maintain and improve our existing housing stock • Support independent living and deliver specialist provision • Raise standards in the private rented sector • Improve access to housing across all tenures

It is a major challenge for the Council and our partners to deliver our strategic priorities within a framework of very limited resources. During consultation throughout this Strategy’s development our partners have expressed a willingness and commitment to work together collaboratively to achieve shared strategic outcomes and to explore new ways to deliver.

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Reduce poverty in Glasgow

Glasgow’s Poverty Leadership Panel's vision is that poverty is made a thing of the past. “We want all of us across Glasgow to contribute to significantly reducing poverty and exclusion over the next decade. We want Glasgow to be a place where everyone agrees that poverty is an outrage, and where every person feels that they can be a part of Glasgow.” The Poverty Leadership Panel has six priorities for action. These EPIC 360 is a lottery-funded are: financial capability project • Challenging the impact of welfare reform working across Glasgow. It’s • Reducing child poverty for people who recognise the • Improving the accessibility of quality paid work and phrase “more month than recognising the value of unpaid work (work and worth) money” when thinking about • Giving people access to quality financial advice (credit and their finances. debt) EPIC 360 works city-wide, • Challenging negative attitudes about people in poverty holding personal • Involving people with direct experience of poverty conversations and these can cover budgeting, spending, This housing strategy aligns with the objectives of The Poverty saving, credit, debt, well- Leadership Panel (PLP) and the actions within this strategy will being, and financial products complement the actions of the PLP. and services. Sessions with

EPIC 360 are free, voluntary Housing is an important feature in tackling poverty as improved and confidential. housing circumstances can help get a person out of poverty. The project is funded by the Conversely, poor housing can contribute to poverty especially if a Big Lottery in Scotland and property is expensive to rent, heat or maintain and we know that was set up in May 2015. having a secure home and support when required makes a big Their aim is to work with difference to people’s health and wellbeing. Having somewhere to over 3000 people and run call home also provides a platform for education and access to the 500 group sessions over the job market. next three years.

Welfare reform It is widely accepted that the UK Governments’ welfare reform agenda is likely to exacerbate poverty in the city with changes to the way benefits are calculated, pushing more citizens in Glasgow into poverty. (source: Sheffield Hallam’s Centre for

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Regional Economic and Social Research) In addition to the other welfare cuts already introduced, from the autumn of 2016, the benefit cap will be cut from £26,000 per annum to £20,000 per annum and there will be the removal of the housing benefit family premium for new claimants and new births. Universal in-work allowances will be cut and the backdating of claims will be reduced to 4 weeks. Most working age benefits will be frozen for 4 years.

From 2017/18 onwards, the Government intends to remove the entitlement to Housing Benefit for under 22s and will remove the child element of tax credit and universal credit awards for third and subsequent children born after 06/04/17. This means that families (especially larger families) will be particularly affected by the new changes. New parents on Universal Credit will need to prepare for work when a child turns 2 and find work when they turn 3. In his Autumn statement, the Chancellor announced that for tenancies created after 01/04/16 social housing benefit (or universal credit element for housing) will be capped at Local Housing Allowance maxima and at the shared accommodation rate for the under 35s. Housing association rents in Glasgow are generally below this level but the shared accommodation rate for the under 35s will not cover rent costs nor will supported accommodation rents and it is yet unclear which of the categories of supported accommodation will have exemption from the changes.

For Glasgow, these changes could mean a loss to the Glasgow economy of £239 million p.a (source: Sheffield Hallam’s Centre for Regional Economic and Social Research) and the average loss per working age adult will be £580 per annum, placing many more households in poverty. Our aim is that we will work together to contribute to mitigate some of the impacts of welfare reform and contribute to a reduction in poverty over the next 5 years of the strategy.

Proposed actions • Housing and Regeneration Services will continue to facilitate a multi-agency working group on welfare reform to collate information and explore actions to mitigate against the worst effects of welfare reform. • Glasgow City Council will continue to support the lottery funded EPIC 360 financial capability project in bringing budgeting advice to Glasgow citizens • Target areas of fuel poverty in the city through the council’s energy efficiency schemes and Glasgow’s Home Energy Advice Teams • Ensure where possible that no child has to stay in temporary bed and breakfast accommodation • Develop larger family homes to ensure that no child has to live in overcrowded accommodation

Link to other strategies and plans

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• Glasgow's Poverty Leadership Panel Action Plan • Scottish Government’s Child Poverty Strategy and Creating a Fairer Scotland Conversation • Glasgow’s Homelessness Strategy (link to added) • Glasgow City Council Strategic Plan 2012-2017

Consultation questions • Do you think that reducing poverty should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Contribute to Glasgow’s economic growth

This strategic priority seeks to identify areas of connectivity between housing and the economy and encourage more sophisticated thinking about how we relate or could relate at a local level. Glasgow Peoples Energy

is a unique collaboration Strategic housing activity needs to address more than just housing between the two social needs. It needs to be positioned within economic, transport and enterprises Citrus Energy other strategies to deliver wider benefits to the delivery of the bigger and the Wise Group and vision for the Glasgow area. This is apparent in both the Scottish Glasgow City Council Government’s and the Council’s economic strategies where they offering impartial and ethical both place importance on growth, infrastructure and investment. commercial energy advice

for businesses The Scottish Government’s economic policy is set out in the paper

“Scotland’s economic strategy and identifies four priorities for Glasgow Peoples Energy economic development. was set up to develop a 1. Investing in our people and our infrastructure in a sustainable commercial energy way; switching service in 2. Fostering a culture of innovation and research and development; Glasgow and provide an 3. Promoting inclusive growth and creating opportunity through a ethical, transparent and fair and inclusive jobs market and regional cohesion accountable service to all 4. Promoting Scotland on the international stage to boost our trade Glasgow businesses, SME’s and investment, influence and networks. and charities, in order to

save them money on their Glasgow City Council’s new seven year economic development fuel bills. strategy 2016-2023 sets out 7 principles for the development of sustainable magnet cities. These are

1. Attract young wealth creators 2. Undergo constant physical renewal 3. Define the city identity 4. Connect to other cities 5. Cultivate new ideas 6. Stimulate investment 7. Develop strong leadership Both are about delivering economic development and sustainable communities.

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The interplay between housing and the economy is predominantly addressed in relation to the supply of housing to support a prosperous and growing economy. The housing supply target, detailed in the next section, sets out a new target for housing supply to support Glasgow’s economic growth.

The demand for housing, driven by economic and population growth in the city will continue to increase over the period of this strategy. A shortage of housing can have a detrimental economic effect especially business location, labour mobility and economic welfare. It is therefore important that, in order for Glasgow to thrive, that we place an equal importance onto the availability of good quality, affordable housing in attractive neighbourhoods both through higher rates of new build housing and by ensuring that existing housing is accessible and well maintained.

But housing’s contribution to the Glasgow economy is not just about building new homes. Housing associations in Glasgow are more than just housing and the sector has in recent years made a real impact on supporting Glasgow’s economy.

Regeneration Housing associations in the city are contributing to the wider regeneration of areas in the city through high quality new build housing and improvements to the surrounding environment. Examples of successful regeneration include the Laurieston Transformational Regeneration Area which provides a mix of affordable housing for rent and for sale and included a new park which has completely changed the perception of the area stimulating further investment.

Jobs and training Housing associations in the city have contributed to the economy by providing jobs and training opportunities. A survey carried out by the Glasgow and West of Scotland Forum of Housing Associations (GWSF) demonstrated that housing associations provide a wide variety of opportunities for employment and training. Housing associations support the training and employability agenda in a range of ways including • providing apprenticeship opportunities and encouraging contractors to use local apprentices • employing local people directly and including employment related community benefits clauses in contracts • providing training opportunities to help build up skills including “softer skills” like confidence building and communication skills • working with a range of partners including local schools and colleges, third sector organisations, social enterprises and local authorities • providing a range of volunteering opportunities

The results of the survey are in the chart below and are based on 21 responses to the survey. If this is extrapolated to all the housing associations in the city, the numbers are considerably more.

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Employment/Training by Community Based Housing Associations

LOCAL PEOPLE GOING ON TO FURTHER OR HIGHER EDUCATION BECAUSE OF TRAINING … 263

LOCAL PEOPLE FINDING EMPLOYMENT AS A RESULT OF TRAINING OR APPRENTICESHIPS 222

LOCAL PEOPLE EMPLOYED 411

WORK PLACEMENTS/TRAINING PROGRAMMES 348

APPRENTISHIPS 129

0 50 100 150 200 250 300 350 400 450

Based on a survey of 21 Community Based Housing Associations by Glasgow and West of Scotland Forum of Housing Associations.

In addition to the community based housing associations, the Wheatley Group, in the last year has:- • helped 198 people into jobs • created 193 training places through the Community Janitors scheme which sees long-term unemployed people work alongside GHA’s environmental teams keeping neighbourhoods clean. • employed 19 school-leavers in modern apprenticeships in Business, Housing and IT.

The Wheatley Group have created the Wheatley Pledge which encourages contractors to create jobs and training opportunities. Since 2013 the scheme has created 160 opportunities for mainly for young people.

Social Enterprises Housing Associations in the City contribute to the social enterprise agenda by setting up social enterprises (often through subsidiaries) and supporting local people or groups to do so. This include a whole range of services including: community gardens and growing projects, arts and sports, childcare, training and employment, environment and recycling, catering and hospitality and summer and winter festivals.

Co-operative Glasgow The Council has created a Co-operative Unit to promote co-operatives and other social enterprise models in the city and build on current service delivery to develop new partnerships between local people and public services. Their aim is to develop models that • offer quality, value for money, and are designed around people’s lives. • are ‘joined up’ so that citizens get what they need at the right time and the right place;

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• balance power and responsibility by agreeing what the Council provides and what communities will control for themselves • involves communities and employees in planning services and supporting employees, local people and organisations to organise and run services differently; • enables people to do more to help their own communities and at the same time to help themselves by gaining new skills and experience.

This strategy supports Glasgow City Council’s Strategic Plan’s commitment to developing Glasgow as a co-operative city by promoting and supporting co-operative, and mutual business models. An example of this is the Glasgow People’s Energy fuel switching model for businesses which is a collaboration between the Council, the Wise Group and the social enterprise Citrus Energy. There are many more opportunities in the city for an expansion of this model (e.g. environmental maintenance) in a housing context and we propose to explore this further with representatives of registered social landlords.

Proposed actions • Contribute to Glasgow’s economic growth by regenerating low demand areas in the city • Support and co-ordinate joint funding bids and bring in new funding streams • Encourage the use of community benefits in tenders for work • Support RSLs in their role as local employers, volunteer co-ordinators and “community anchors”

Link to other strategies and plans • Glasgow’s Economic Development Strategy (Link to be added) • Glasgow's Strategic Plan • Scotland’s Economic Strategy • City Development Plan

Consultation questions • Do you think that Contribute to Glasgow’s Economic Growth should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Build 12,500 new homes by 2022

This strategic priority sets out our approach to increasing the new supply of housing in Glasgow. To help achieve this we have set challenging housing supply targets to increase the number of

additional houses to be delivered across both the private and social rented sectors in Glasgow. The targets are: MARYHILL LOCKS Phase 2 is a new housing Housing Supply Target 2017-2022 development by Maryhill Private Sector 7,500 Housing Association, funded Social Rented/Below Market Rent 5,000 by Glasgow City Council and the Scottish These targets have been informed by the Glasgow and Clyde Valley Government, providing 106 Housing Needs and Demand Assessment and an assessment of the homes for social rent. The likely level of available resources to build new affordable homes. association has also The assessment of future housing requirements helps to inform the provided 19 units for shared need for land to be made available for housing, as set out in the equity sale. Council’s City Development Plan. The priorities for new affordable housing to be built will be set out in more detail in the forthcoming The development has Strategic Housing Investment Plan. transformed the area formerly known locally as This target contributes to the Scottish Government’s commitment, the ‘Valley’ providing detailed in the More Homes Scotland document, to commit over modern affordable housing. £3bn across Scotland over the next 5 years to fund the delivery of The development has also 50,000 affordable homes, 70% of which will be for social rent. This made a contribution to the is accompanied by an increase in subsidy levels from £40k in 2011 regeneration of the Forth to £70k in 2016 which is welcomed by associations in the city. and Clyde Canal, by providing canal side housing Planning The Scottish Government has also undertaken an and enhancing the Maryhill independent review of the planning system which was published on Locks area of the canal 31st May 2016. The report sets out 48 recommendations and which is the focus of changes the emphasis away from “micro management of the built partnership and environment” to “focus instead on delivering great places now, and regeneration activity through for future generations”. The report calls for strong and flexible local the Glasgow Canal development plans, which should be updated regularly with a "20- Partnership. year vision", and an enhanced national planning framework. Recommendations also focus on delivering more, better housing,

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 33 and improving infrastructure. While it is as yet unknown how this review will translate into legislation, it is fair to say that we can expect changes to the planning system during the lifetime of this strategy.

From our consultation with registered social landlords (RSLs) in the city, we know that to deliver our promise of at least 1000 social rented or below market rent properties per annum, there are a number of obstacles that need to be overcome and Glasgow City Council is committed to working with RSLS to do this.

Affordable housing supply programme grant Housing Associations receive grant to help them build new properties and enable them to keep rents low making them affordable for people on lower incomes. The current grant rate is approximately 60% of the development cost and the housing association is expected to fund the remaining 40% either through reserves or through borrowing. The Affordable Housing Supply Programme (AHSP) grant funding in Scotland is generally managed by the Scottish Government but in Glasgow the responsibility for the management of development funding was transferred to Glasgow City Council following the stock transfer in 2003. As stated above, this grant rate has recently increased which is a contributing factor in an RSL taking a decision to develop.

Private sector new build In recent years the number of private sector completions in the city has plummeted from an average of over 2,000 completions per year to over 3,000 completions at the height of the market in 2007/8. Following the “credit crunch” in 2008 onwards, private sector completions in Glasgow reduced significantly to around 600 per year. In the past couple of years there has been a slight recovery with completions rising to on average 1000 per year however it is still no-where near the levels it was pre 2007. The housing supply target set for the private sector in Glasgow exceeds the current level with an average of 1,500 completions per year. To assist private developers achieve this target, the Council can, in certain circumstances, award the developer Partnership Support for Regeneration (PSR) grant funding. This funding is provided to eligible private sector developers to build houses for sale in areas with little or no private housing and to help meet local shortages. PSR provides the minimum level of gap funding which bridges the gap, wholly or in part, between the cost of a development project and the sales value of the houses upon completion

Private finance availability Housing associations borrow money to fund the part of their development not funded by grant but their ability to borrow can be constrained either by covenants (extra conditions to their loan) imposed by their lender or their ability to offer security against the loan (unencumbered properties). There is also an issue with the length of time that lenders are prepared to loan for. Market conditions have resulted in lenders offering shorter loan periods, typically 5 years. The uncertainty of five-year loans, which need to be refinanced at the end of this short period, increases the cost of borrowing. An association also has to consider its cash flow capacity and if

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 34 necessary its ability to carry a negative cash flow in the first few years of the development. All of these factors can constrain an association’s ability to develop but more importantly, they have to consider the impact these factors will have on their existing tenants and tenants’ rents.

New methods of borrowing are becoming available which do not require associations to use the traditional lender route and this includes bond finance which requires the association to pay “interest only” for the term borrowed followed by a settlement figure at the end of an agreed date and leaseback schemes such as the Scottish Federation of Housing Association’s HARIS Scheme. HARIS (Housing Association Resource for Investment Scheme) is an innovative way of aggregating up finance requirements to build new social rented homes which will assist with the covenant, scale and cost issues currently facing many housing associations. The Council will continue to explore alternative financing mechanisms with RSLs.

Capacity The construction industry has still not recovered from the recession which started in 2008, with completions in the private sector, at around 1000 completions per annum on average, still well below their pre-recession level of over 3000 units per annum. This has had an adverse effect on sector businesses and jobs with many skilled people leaving the industry altogether. While completions in the social rented sector have remained more stable, it will still require more resources to maintain an average completion rate of over 1000 units per annum in Glasgow.

Housing Associations have stated that not only their financial capacity but their development staff resources have also diminished, partly due to associations pulling out of the development due to higher risks such as cuts to grant rates, welfare reform and changes to lending practices. These staff have either moved onto other jobs or have left the sector altogether and will be difficult to replace. Without the certainty of long term programming, both developers and associations are hesitant to take on and train additional staff when funding could dry up again in a few years. What associations and developers alike need is security around longer term programming of work which would allow them to rebuild capacity in the sector.

Procurement Procurement has also been an issue. Due to the nature of annuality of funding, there can be a rush to secure a tender before the end of a financial year which may mean several associations issuing a tender at the same time. This can have an inflationary effect on tenders as everyone competes for the same resources. Additionally, smaller associations developing on their own are not benefiting from economies of scale and are paying a higher price to develop a smaller amount of units than they would if this had be aggregated into a larger programme. Glasgow City Council is keen to explore framework mechanisms for procurement and developing which may mitigate some of these risks.

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Brown field sites and contaminated land Contamination of brown field sites often constrain development due to high costs and the additional time taken to resolve issues. Site investigations and desk top studies are used to identify issues prior to going on site but it is not always possible to identify every issue and unforeseen costs can arise on site. There is a need for a funding stream such as GiPSE (Grant for Physical and Social Environment) to address contaminated land and other ground condition issues.

Utilities The Council, Scottish Government and the utilities have to work proactively with developers to support delivery of housing across the city. However, demand fluctuates and applications for connections need to be agreed well in advance of critical construction phase dates.

Planning/ roads Direct early engagement between a developer and the Council should minimise the risk of delay with respect to planning and roads requirements. Refreshed guidance, to assist in the delivery of better designed new residential areas has recently been adopted by the Council: Residential Design Guide.

The Council’s Housing Investment team hold regular meetings with planning/ roads colleagues to discuss any issues arising from development and identify affordable solutions to enable developments to progress. It is recognised that RSLs have identified timescales for obtaining planning, building and road consents as a barrier to development and the Council is working internally to streamline its processes to help support delivery of strategic objectives.

Land ownership issues The complexities of land ownership can constrain developments. The Council has used compulsory purchase powers to tackle some of these issues but this can be a lengthy process. The Council continues to work with RSLs to identify issues at an early stage and try to resolve them without lengthy legal proceedings. The Council has established a process for RSLs to acquire surplus Council owned land off market (nominated disposal) via City Property.

It is important going forward that a pipeline of suitable sites is available to develop in order to meet the 1,000 unit annual target. To do this associations will have to consider land banking in some circumstances while making sure that they are developing the right type of housing in the right place.

The Council is keen to support all RSLs to develop new housing within their communities to help deliver the priorities identified in this strategy and meet newly arising local needs. The Council will work with partners, including the Scottish Government, to try to tackle or mitigate the issues identified as barriers to development. The Council is committed to facilitating partnerships between RSLs where RSLs can bring different resources and expertise to the project. The Council is keen to engage with

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 36 all potential development organisations to increase housing supply and contribute to regeneration activity in the city.

Sustainability In light of the new building regulations which were introduced in 2015, the Council has been reviewing its standard for new build social housing funded through the Affordable Housing Supply Programme (AHSP). When considering options, it was agreed to carry out a pilot of the different standards to evaluate their effectiveness and value for money. This would include:- • Building regulation silver standard 2015 • Building regulation gold standard 2015 • Building regulation platinum standard 2015 • Carbon neutral standard • Passive house standard This pilot will be carried out during 2017 and will be used to inform the minimum standard of social housing in Glasgow going forward. Proposed actions • Build 5,000 new social or below market rent properties between 2017 and 2022 • Explore new alternative finance mechanisms with RSLs • Work with RSL partners to help them overcome the obstacles to new build development • Explore framework mechanisms for the procurement of new build developments • Lobby the Scottish Government to secure a 5 year funding allocation for the Affordable Housing Supply Programme • Housing and Regeneration Services to hold regular liaison meetings with planning, roads etc. to streamline developments through the Affordable Housing Supply Programme. • Work with RSLs to help them acquire land for development • Develop a low carbon pilot project in 2017 to inform the minimum standard for social housing

Link to other strategies and plans • Glasgow and Clyde Valley Housing Needs and Demand Assessment • More Homes Scotland • Joint Housing Delivery Plan for Scotland • Infrastructure Investment Plan 2015 • Planning Delivery Advice Housing and Infrastructure • Homes Fit for the 21st Century • City Development Plan • Glasgow’s Residential Development Report 2015 • SFHA HARIS Scheme • Development Funding Performance Review Document 2014/15

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Consultation questions • Do you think that setting a specific target of completing 12,500 new homes within the GHS period should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Deliver regeneration

Regenerating the city is the key to improving the general wellbeing of Glasgow’s citizens, not only in terms of the physical quality of the housing and the environment they live in and in improving their overall quality of life. Housing regeneration is an essential mechanism for delivering the aims and objectives of Glasgow's housing strategy. The council has put in place a range of Sighthill, in the north of the structures, resources and programmes to deliver these aims and city, is the largest of eight Transformational objectives. The following is a summary of these;- Regeneration Areas (TRAs) in Glasgow. To date 141 units of social rented City Deal The City Deal is an agreement between the UK housing has been Government, the Scottish Government and the eight local developed for GHA authorities across Glasgow and the Clyde Valley. The partnership Future regeneration plans of 8 neighbouring local authorities has secured £1.13 billion, the will include: largest City Deal in the UK, which will focus improvement in the • Extensive site wide Glasgow and the Clyde Valley across 26 projects. The Glasgow remediation and city region City Deal will infrastructure works • Approximately 650 new • support thousands of unemployed people back into work, homes for sale and • improve the local transport network alternate tenures • An alternative site for • deliver key regeneration and development projects, development, e.g., • encourage private sector investment into the area student accommodation or other use • provide an enormous boost to the city region's economy • A new community The key objectives for the project is the unlocking of development campus school • Commercial facilities potential of vacant and derelict sites for employment and housing, • A new pedestrian bridge to stimulate growth in the life science and higher education sectors improving connectivity across the M8 motorway and maximise the benefits of existing high value industries and • A new road bridge spread the benefits of City Deal investment to tackle multiple linking the area to the north and west of the city deprivation. Projects in Glasgow include a new bridge connecting • Improved parkland and Govan at Water Row and Partick, and almost £84m will be spent at environment quality • Allotments and public the Forth and Clyde Canal which is regarded as a gateway to the space, including a new north of Glasgow. public square

Transforming Communities: Glasgow The Transforming

Glasgow Partnership was established as strategic partnership between the Council, Glasgow Housing Association and the

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Scottish Government to oversee the delivery of a regeneration and development programme across Glasgow's eight identified Transformational Regeneration Areas (TRAs). • Gallowgate • Red Road • Maryhill • Laurieston • Sighthill • North • • East Govan and Ibrox The TRA programme aims to provide new sustainable mixed tenure communities through the provision of new housing, community facilities, green space and where appropriate, commercial units. Each TRA has its own local delivery group, with resident and community representation. Across the TRA programme, approximately 600 homes for social rent are planned along with an estimated 6500 homes for affordable sale or mid-market rent. They are part of the overall housing investment programme for Glasgow.

While on site activity continues in Maryhill, Laurieston and Gallowgate, on site activity has also commenced on a second phase of TRA project activations in North Toryglen and Sighthill, with Pollokshaws to follow. An exercise to refresh the Gallowgate master plan with regard to future phases of housing development which involves the private sector is also underway.

Sighthill There is a greater focus on Sighthill TRA which has provided 141 units of social rented housing for Glasgow Housing Association, and will provide approximately 650 new homes for sale, approximately 500 student accommodation places, a new campus school and a new land bridge linking the area to the north and west of the city.

It is the largest of eight Transformational Regeneration Areas (TRAs) in Glasgow. Sighthill was proposed as the location for the Youth Olympic Games in 2018 in addition to having TRA status however the city’s bid was unsuccessful. Despite this, the Council took the decision to take the proposals forward and these are virtually unchanged from the bid. The work in the Sighthill area is now 10-20 years ahead of the original TRA schedule as a legacy of the games bid. Working with strategic partners through Transforming Communities: Glasgow, our partnership with Scottish Government and Glasgow Housing Association, we have developed a £250m master plan for Sighthill TRA. For more information on the Sighthill programme please follow this link Sighthill.

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New Neighbourhood Initiatives at , Oatlands & . New Neighbourhood Initiatives in Glasgow are predominantly private sector housing developments, with some social housing, and are designed to increase the choice of house type and size in the city. It is hoped this type of housing will help to reduce the population loss to neighbouring local authorities, particularly amongst family households in the middle-market sector. In addition to this, the New Neighbourhoods are designed to tackle deprivation, encourage social inclusion and regenerate some of the less affluent areas in the city.

Garthamlock The Garthamlock New Neighbourhood Initiative (GNNI) is a £62m Glasgow City Council led regeneration project being delivered in partnership with Persimmon Partnerships and Home Scotland. The regeneration of Garthamlock will culminate in around 670 units for owner occupation and 127 units for social rent. This will increase the choice of house type and size in the city, particularly amongst family households in the middle-market sector. The wide range of homes and the introduction of various tiers of owner occupation in an area which was previously dominated by social housing, means that Garthamlock now has a well-functioning and stable housing market which caters for the aspirations and needs of the current and future community. As part of the GNNI new retail and hot food units will also be constructed by Persimmon Partnerships. The regeneration of Garthamlock has also delivered a range of community regeneration outcomes including the creation of training and employment opportunities for local residents in the construction industry. Persimmon Partnerships have also relocated their West of Scotland office to Garthamlock and this decision has made a major positive economic contribution to the area and signalled a key change of image for Garthamlock.

Oatlands Work started on the regeneration of Oatlands in 2005. It aims to provide 1,400 new dwellings, 4 shops, a road diversion, and improvements to Richmond Park and other community benefits. The outcomes are governed by a development agreement between Glasgow City Council and Avant (formerly Bett) Homes. By 2011, 213 social rent dwellings had been provided. Link Housing Association has 144 of the 213 units and GHA’s 69 units transferred to New HA in 2011. By the end of May 2016, Avant Homes have completed and sold 497 private dwellings and a sales target for 2016/17 has been set at 135.

Drumchapel Development of the Drumchapel New Housing Neighbourhood was commenced by New City Vision (NCV), a consortium comprising Bishoploch, Cannon Kirk and Laing O'Rourke developers. NCV won the bid to take forward 8 sites across Drumchapel and the developer is currently on site with the first of those sites. The agreement with the Council has now ceased and NCV will finalise their involvement on completion of this current phase. The Council is now making plans to re-market the remaining sites in the near future, again for the private sector. The initial plan will be to market sites in the west of Drumchapel to test the market and also the Primary

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School and Lochgoin Primary School sites. The Council will assess the response once these sites are marketed and then determine how the others sites can be developed.

Glasgow City Centre Strategy The Strategy has been developed collaboratively within Glasgow City Council Services, the business communities, Glasgow economic leadership and other city centre stakeholders and organisations. The strategy has a wide range of over 50 proposed actions to be delivered over the period of 2014-2019, all aimed at ensuring that Glasgow remains as one of the top city centres in the UK and Europe. In relation to housing, one of the key objectives of the city centre strategy is to develop affordable housing to bring more families back into the city centre as well as carry out work to the public realm and improve connectivity. In June 2016 consultants were appointed to assess residential capacity and the nature of the housing market as part of a new residential strategy for the City Centre. The outcomes will inform the scope to attract new households and further boost demand for goods and services within the city’s core business area

Glasgow Canal Regeneration Partnership The Glasgow Canal Regeneration Partnership is a partnership between Glasgow City Council, Scottish Canals and BIGG Regeneration formed with the aim of delivering the Canal Action Plan which outlines proposal for regeneration over the next 5 years. This includes the development of new housing in the Maryhill TRA and Maryhill Locks but also includes other developments such as the Glasgow City Council’s self-build project. Six serviced plots for sustainable self-build homes in Maryhill are being released to the public. The plots are situated in an attractive wooded location close to the Forth and Clyde canal.

Clyde Gateway Clyde Gateway is a partnership between Glasgow City Council, South Lanarkshire Council and Scottish Enterprise, backed by funding and direct support from the Scottish Government. Its aim, over a 20-year period until 2028, is to lead the way on social, economic and physical change across communities over an area of 840 hectares in the east end of Glasgow and in . It will also continue to build on the Legacy aspects of the .

Calton Barras Action Plan The Calton Barras action plan is a five year programme developed within the strategic context of the Calton Area Development Framework (ADF). It provides supplementary planning guidance as a basis for encouraging the regeneration of Glasgow’s inner east end including the Barras market. The ADF sets out an agenda for regeneration and provides a policy framework which aims to target investment in accordance with City-wide and locally identified priorities.

The Calton area forms part of the key route between the City Centre and the East End and in particular, the route to the Commonwealth Games in 2014, the World Gymnastics Championships in

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2015 and the developments being undertaken by Clyde Gateway who have explicitly expressed support for many of the works outlined. New housing has already been developed in the area by Thenue Housing Association and there are further connections to the Gallowgate TRA.

Continued investment in In summer 2014, the Commonwealth Games Athletes’ Village in Dalmarnock was home to 6,500 athletes and officials attending the 20th Commonwealth Games. Post-Games, the 700 houses were retrofitted for permanent habitation. The vast majority of the housing (624) are front and back door family housing with 2, 3, or 4 bedrooms; the other properties consists of 2-bedroom (54) and 1-bedroom (22) flats. 400 are social rented family houses now owned by Thenue HA, West of Scotland HA and GHA. Tenants moved into all of these houses between February and April 2015. The balance of 300 houses and flats for sale were sold by the developer consortium, City Legacy. A high percentage of these owner occupiers are first-time buyers.

The Village continues to win awards for its design, construction, and overall delivery, and is now home to thousands of very satisfied new residents. The housing at the Village is complemented by other facilities, including the adjacent Dalmarnock Hub community centre and Cuningar Loop Forest Park. A new care home has been developed in the village, a new nursery will open in 2017 and a new school will be developed in 2018. The adjacent site at Dalmarnock Riverside will be developed for approximately 551 mixed tenure properties with the 1st phase of 100 properties to be developed by Link Housing Association.

Proposed actions • Deliver 600 homes for social rent and 6500 homes for affordable sale or mid-market rent in Transformational Regeneration areas. • Refresh the Gallowgate TRA Master plan. • Provide 650 new homes for sale and 500 student accommodation places in the Sighthill TRA area. • Create training and employment opportunities for local residents through the New Neighbourhoods Initiatives • Develop 670 units for owner occupation and 127 units for social rent in the Garthamlock area. • Complete the Oatlands new neighbourhood development • Remarket the remaining sites in the Drumchapel new neighbourhood area. • Develop affordable housing in the City Centre to bring more families back into the area. • Glasgow City Council to facilitate the development of 6 serviced plots for sustainable self-build homes in Maryhill • Develop phase 2 of the Commonwealth Village in Dalmarnock consisting of 150 new homes and the adjacent site at Dalmarnock Riverside of 551 mixed tenure properties

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Link to other strategies and plans • Glasgow and Clyde Valley Housing Needs and Demand Assessment • City Development Plan • City Deal • Transforming Communities Glasgow • City Centre Strategy • Glasgow Canal Regeneration Partnership • Clyde Gateway • Calton Barras Action Plan (CBAP)

Consultation questions • Do you think that area based regeneration targeted at specific locations should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Tackle fuel poverty, energy inefficiency and climate change

Climate Change There has been a dramatic intensification of global concern about the likely impacts of climate change. In 2008, the UK became the first country to introduce a Climate Change Act

which put into statute, targets to reduce CO2 emissions by at least 80% by 2050. has been G-HEAT developed through a Early in 2008, the Scottish Government consulted on its proposals partnership arrangement for a Scottish Climate Change Bill. Subsequently, the Climate between: Change (Scotland) Act received royal assent on 4th August 2009. • Glasgow City Council Its target is to reduce Scotland’s greenhouse gases by 50% by • The Scottish Federation 2030 and by 80% by 2050; including an interim target of 42% of Housing Associations greenhouse gas reduction by 2020. The Scottish Government • The Glasgow and West announced in June 2016 that this interim target has been met 4 of Scotland Forum of years early and plan to introduce new more ambitious targets. Housing Associations • Glasgow Advice and Glasgow City Council has made a commitment to play its part and Information Network has developed an Energy and Carbon Master Plan. The Council (GAIN) and will lead, support and encourage the City to become more climate • The Wise Group conscious and respond urgently and effectively to the G.HEAT - Glasgow’s in- consequences of a changing climate. This Housing Strategy home energy advice service supports the Council’s vision of “becoming one of the most is a free impartial service environmentally sustainable cities in the world” and will consider that will save people energy actions it can take through new build and in Glasgow’s existing and money by: housing stock to contribute to this goal. • giving advice on using energy more efficiently Fuel Poverty In spite of significant investment in energy efficiency • helping to get the best measures in Glasgow properties over the past 20 years, fuel deal on electricity and poverty has not decreased, in fact it has increased. In 2002 we gas reported fuel poverty in the city to be 14% of the population and in • helping people to our last strategy we reported that this figure had increased to 33% understand their fuel bills in 2011. Now in 2016, the Scottish House Condition Survey (2012- and meter readings 2014) reports that fuel poverty in the City is at 34% with 8% being in extreme fuel poverty, that is, spending over 20% of their income

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 45 on fuel costs. Over 45% of the people in fuel poverty in the city are elderly.

The Target to End Fuel Poverty The Housing (Scotland) Act 2001 placed a statutory duty on the Scottish Government to “ensure, so far as is reasonably practicable, that people are not living in fuel poverty in Scotland by November 2016.” With 34% of Glasgow households currently in fuel poverty, it is clear the target will not be met. It is widely accepted that there are 3 major factors which contribute to fuel poverty. These are: • Income – People on low income need to spend a higher proportion of their income on heating. • Fuel Costs – Energy prices have been the main driver of increases in Fuel Poverty, outstripping income growth and improvements to the thermal efficiency of the housing stock. • Energy Efficiency – The thermal efficiency of the building and the efficiency of the heating source. An additional but less quantifiable contributory factor is the way that some households use their heating systems. If they have the heating on full with the windows open, then clearly this is not the most efficient use of the system and will waste energy and contribute to the carbon footprint.

The main reason for the increase in fuel poverty in Glasgow is not the lack of spending on energy efficiency measures. Since the last strategy, over £89.4m has been spent by Glasgow City Council and its partners on installing energy efficiency measures to 14,609 fuel poor households (5,005 of which were social rented households). Glasgow City Council has consistently attracted the highest amount of Scottish Government Home Energy Efficiency Programme funding (HEEPS) and Energy Company Obligation (ECO) funding from utilities companies than any other Scottish Local Authority. Up to March 2015, Glasgow had 28,313 (or 98.7 measures per 1,000 households) ECO measures installed which is double the number of measures of any other Scottish Local Authority. (Source: Scottish Government) See fuel poverty and energy efficiency factsheet, still to be published.

The main reason for fuel poverty increasing in the city is the year on year increases to fuel prices as the following chart demonstrates. Since 2010, (mainly over the period of the last housing strategy) solid fuel prices have increased by 13.5%, gas by 31.9% and electricity by 28%. Median gross annual pay for individual full time workers in Glasgow over the same has only increased by 16.49% meaning that fuel prices have risen at more than 1.5 times the rate of wages.

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(Source: Domestic Energy Price Indices, Department of Energy and Climate Change, 26th May 2016)

Home Energy Efficiency Programme for Scotland (HEEPS) Since January 2013, the Council has managed the Home Energy Efficiency Programme for Scotland: Area Based Scheme (HEEPS: ABS) on behalf of the Scottish Government. Area-based schemes are designed and delivered by local authorities, with local delivery partners. They target fuel-poor areas and provide energy efficiency measures to owner occupied and mixed tenure blocks while delivering emission savings and helping reduce fuel poverty. Between 2013 and 2017, Glasgow City Council has been awarded £23,717,486 to provide energy efficiency improvements to owner occupiers in Glasgow. The Council then uses the funding to lever in additional funding from the utilities in the form of Energy Company Obligation (ECO) and where possible complements with other Council funding (i.e. private sector housing grant). The types of measures being delivered through this programme includes external wall insulation, internal wall insulation and cavity wall and loft insulation and supports the installation of district heating systems by RSLs. As a direct result of successive insulation projects over the last 20 years, there is limited scope remaining in Glasgow for cavity and loft insulation and the focus has instead been on harder to treat properties. Installing HEEPS measures can save households between £145 and £455 (Energy Saving Trust Figures) depending on the insulation measure, house type and size of the property. It is estimated that the installation of these measures is saving Glasgow residents over £1m per year on their fuel bills.

Energy Efficiency Advice Glasgow City Council has identified advice and information as being a key means of mitigating fuel poverty, and reducing its impact on vulnerable households (Glasgow's Financial Inclusion Strategy 2015-2018). In March 2010, the Council established a fuel poverty advice team, branded as G-HEAT, in partnership with the Scottish Federation of Housing

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Associations, Glasgow & West of Scotland Forum of Housing Associations and Glasgow Advice and Information Network (GAIN). G-HEAT is Glasgow’s Home Energy Advice Team and its focus is to deliver face to face advice on energy related issues to vulnerable households in the city regardless of tenure. The project has and is currently supported through partial funding from Scottish Power. The team is managed by the Wise Group and is co-located with the Scottish Government’s Home Energy Scotland Team in order to maximise linkages.

Between 2010 and 2015 G.HEAT made over 14,000 home visits and contributed to arrears reductions, rebates, referrals for a warm home discount, payment reductions, debt write off, fuel switching and referrals for insulation measures. For an investment of £1.3m during the 5 year period, there was a social return on the investment of nearly £3.5 million in savings to householders. They reduced the city’s carbon footprint by over 45,000 lifetime tonnes and saved every resident who had a home visit an average of £245 (Some much more).

Affordable Warmth Dividend The Affordable Warmth Dividend is a payment of £100 made by the Council to Glasgow residents who are 80 years of age or older. The purpose of the dividend is to help residents keep warm during the winter months especially when statistics show that over 40% of people in fuel poverty in Glasgow are elderly. The Council spend just over £1.3m on the dividend each year. During 2013/14 there were 13,832 payments made to Glasgow residents and during 2014/15 this figure was 13,566.

Scottish Energy Efficiency Programme In June 2015, the Scottish Minister for Environment, Climate Change and Land Reform announced that Energy Efficiency would become a national infrastructure priority and the cornerstone of this would be the Scotland’s Energy Efficiency Programme (SEEP). This will be delivered jointly by the Home Energy Efficiency Programmes for Scotland: Area Based Scheme (HEEPS: ABS) and the Low Carbon Infrastructure Transition Programme (LCITP). Over the next 15 - 20 years, SEEP will offer support to ensure that all buildings (domestic and non-domestic) in Scotland can achieve a good energy efficiency rating. SEEP will officially launch in 2018 but the Scottish Government have introduced a pilot scheme for 2016/17 to develop new approaches and have made £4m SEEPS funding and £10m from HEEPS for 2016/17 available across Scotland to do this.

Energy Efficiency Standard for Social Housing (EESSH). The EESSH will contribute towards the carbon emissions reduction targets set by the Climate Change (Scotland) Act 2009. From 2015/16, the Scottish Housing Regulator expects all social landlords to submit data on their compliance with the EESSH on an annual basis. The EESSH categorises the property and fuel types by which housing stock should be apportioned, and sets out the ratings to be achieved by each property.

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New Affordable Warmth Strategy The Council will be preparing a new Affordable Warmth Strategy for Glasgow during the summer of 2016 which will sit alongside this strategy.

Proposed actions • Monitor and Evaluate current energy efficiency programmes to inform future policy development • Identify and promote projects where district heating is a cost effective solution to affordable warmth and assist organisations to apply to the district heating loan fund for funding. • Identify suitable insulation methods for pre 1919 tenemental properties • Ensure maximum uptake of the Council’s Warm Homes Fund to elderly Glasgow residents • GCC to identify and take forward projects which would be eligible for SEEPS funding and work with partners to maximise the funding and leverage brought into the City • Update GCC's Affordable Warmth Strategy and fuel poverty indicators for Glasgow • GCC to identify and take forward projects which would be eligible for HEEPS funding and work with partners to maximise the funding and leverage brought into the City • The G-Heat Steering Group to meet on a quarterly basis and an annual report to be produced • Identify, promote and take forward initiatives which ensure private landlords / tenants are aware of affordable warmth advice and activities. • The G-Heat Service will continue to provide a free and impartial advice and advocacy service to all households in the city on energy related matters

Link to other strategies and plans • Scotland's Sustainable Housing Strategy • Climate Change (Scotland) Act 2009 • Low Carbon Scotland - Meeting the Emissions Reduction Targets 2010-2022 • Greener Homes Prospectus • Energy Efficiency Standard for Social Housing (EESSH) • Glasgow City Council Energy and Carbon Master Plan • Statistics at DECC - Department of Energy & Climate Change - GOV.UK • Scottish House Conditions Survey Local Authority Tables 2014 • Glasgow's Financial Inclusion Strategy 2015-2018

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Consultation questions • Do you think that fuel Poverty, energy efficiency and climate change should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What scope is there to develop more stand alone and jointly funded district heating schemes? How can alternative sources of heat and power be harnessed?

• What other actions do you think we should include?

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Prevent and address homelessness

The Housing (Scotland) Act 2001 places a statutory duty on each local authority to carry out an assessment of homelessness in its area and to prepare and submit to Ministers, a strategy (as part of the Local Housing Strategy) for the prevention and alleviation of homelessness. In Glasgow, the responsibility for the production of the Homelessness Strategy has transferred to the Health and Social Care Partnership and can be found here (insert link) The ‘Housing Options’ project is a multi-agency Tackling homelessness is a key priority for Glasgow City Council, scheme which provides Greater Glasgow and Clyde NHS, and its partner agencies across tailored support and advice for people in housing need. the public, voluntary and private sectors. Progress has been made in addressing homelessness since the last strategy; however, there The one-stop-shop service continues to be significant challenges in the City. For this reason a brings together partners from Strategic Review of homelessness services delivered by the Council housing, social work and health to find an early, was undertaken during 2014. The review: examined the extent of tailored solution for people to homelessness within the City; identified those at greatest risk of give them support to stay in homelessness; highlighted current challenges, emerging risks and their home. service blockages; and brought forward a series of Housing Options focuses on recommendations. preventing homelessness

and helping people sustain Glasgow’s Homelessness Strategy is based upon two simple their tenancies by addressing principles: personal and housing needs. • that we prevent homelessness where we possibly can, by This support includes providing access to good quality advice, assistance and support. mediation services, money • where people do become homeless we work with them to access advice services, debt and emergency, temporary and settled accommodation and support legal advice, access to which meets their needs. employability and peer advocacy – a help and advice service by trained Trends in Homelessness The Homelessness Strategy identifies advisors with similar life key trends in Homelessness in the city. The following is a summary experiences - by Glasgow of these but a more detailed account can be found at the following Homelessness Network. link: Assessment of Need in Homelessness Services. • The Council receives the largest number of homeless

applications per year in Scotland.

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• In 2014/15 Glasgow received 10,233 approaches for Housing Options advice, of which 6,297 progressed to a homeless application. This is a reduction of 6% on the previous year. • The majority of applications continue to be from single person households. • There were 3,767 applications where the main applicant was male (60%) and 2,530 with a female main applicant (40%) in 2014/15. • At 31st March 2015 there were 1200 children recorded as living in temporary accommodation. • The majority of applications are made by people aged 26-59 years, however, there is an over representation of people aged 18-25 years (24% of homelessness applications). • The largest numbers of applicants previously stayed in the parental/family home or with relatives (20%) or with friends/partners (17%). • 12% of applicants stated they had a private rented sector tenancy and 11% a social rented tenancy. 3% owned or were in the process of buying their own home. • 10% of applicants were recorded as prison leavers in 2014/15. • In 2014/15, 125 people stated that they had been in hospital prior to making a homeless application, 2 were in armed services accommodation, and 2 were in children’s residential accommodation. • Of the reasons recorded for making an application, ‘Asked to Leave’ is the highest category recorded, accounting for 23% of all applications, 12% are under discharge from prison, hospital, care or other institution, 10% as a result of a non-violent dispute or relationship breakdown, 8% as a result of a violent dispute, and 5% fleeing non domestic violence. • Numbers recorded for people who had their tenancy or mortgage terminated due to arrears are comparatively low at 4% and 6% where other action had been taken by their landlord resulting in termination of tenancy. • During 2014/15, 36.2% of homelessness applicants had one or more support needs. These support needs were predominantly around drug or alcohol dependency, basic housing management and independent living skills and mental health. • A study commissioned by Glasgow Homelessness Network estimated that 1,500 - 1,800 people approached homelessness services with needs that could be defined as complex during 2013/14. The majority of these were single men aged between 25 and 59 years. • Repeat homelessness in Glasgow increased from 6% in 2013/14 to 10% in 2014/15. • During 2014/15, 8% of applicants reported that they had slept rough in the last three months, and 7.4% stated that they slept rough the night prior to making a homelessness application.

Key Challenges The strategic review of homelessness undertaken in 2014 confirmed a number of key challenges and service pressures. For a full description of these, please refer to the strategic review. These have informed the development and activities outlined in the Homelessness Strategy. These include:

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• Pressure on the Supply of Settled and Temporary Accommodation • Use of Bed and Breakfast Accommodation • Welfare Reform • Multiple Exclusion Homeless • Support to Homeless Households • People Seeking Asylum • Access to the Private Rented Sector

Proposed Actions The new Homelessness Strategy has identified a number of priority actions to tackle these challenges. These include:

Creating a Community Homeless Service In recognition of the need to improve the integration of homelessness casework services, Health and Social Care Services will re-design the three Community Casework Services. The management of the service will be integrated into the three Health and Social Care Area Services. Building on the Housing Options Programme the Community Homelessness Service will place a greater emphasis on homelessness prevention activities and early intervention through closer partnership/joint working.

Commission a Homelessness Prevention Mediation Service The main reason for people becoming homeless is friends or family being no longer willing to accommodate. Mediation, with its focus upon the rebuilding of relationships, has a role in preventing homelessness. Having successfully piloted a Mediation Service during the Housing Options Pilot, the Council will commission a Homelessness Prevention Mediation Service. The service will be an integral element of the Community Homelessness Service.

Strengthen the network of Specialist and Community based Money, Debt & Legal Advice Provision The Council will work with the City’s money, debt and legal advice agencies to improve the housing and homelessness advice provision to households at risk of losing their tenancy. It will do this by redesigning provision to increase the level of assertive outreach to difficult to engage households and improving the connections between agencies in order that service user receive a holistic service.

Strengthen the focus on homelessness prevention across the Homelessness Service During the period of this strategy, the Council will ensure, where possible, that its services are aligned with the objective of strengthening homelessness prevention and tenancy sustainment and will work to improve joint working in order to ensure effective pathways for people leaving institutional settings.

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Mitigate the effects of welfare reform Homelessness Services will continue to monitor the impact of the Government’s reforms on the Homelessness Service and service users and will take action to mitigate its effects wherever possible including working with the Financial Inclusion Team and other key partners to ensure that homeless service users have early access to advice, assistance and support to mitigate the worst effects of welfare reform and ensure income maximisation. They will also work to ensure that they limit any loss of emergency and temporary accommodation rental income.

Work with Stakeholders to Strengthen Tenancy Sustainment Activity In recent years, housing associations and other key stakeholders have worked to improve tenancy sustainment rates within the social housing sector. This work has led to reductions in tenancy failure rates. Homelessness Services will continue to work with housing associations to find ways to support tenancy sustainment activity.

Effective Provision for Prison Leavers Significant work has been undertaken in recent years to improve partnership working to improve service pathways for people leaving prison. Homelessness Services will build on the work of Barlinnie Throughcare Strategy Group to improve outcomes for prison leavers.

Increase the supply of temporary & settled accommodation for homeless households In order to address the issues of housing supply and homelessness on a holistic basis, a Housing Access Board has been established, led by the Health and Social Care Partnership, with representation from DRS, Glasgow Homelessness Network, Glasgow and West of Scotland Housing Forum and Wheatley Group. Work has been undertaken to estimate overall City-wide demand for settled accommodation, which will be used to guide further work on household demand across localities, and assist discussions around possible provision by individual or groups of housing providers. Homelessness Services will work with partners to develop a Housing Access Team which will report to the Housing Access Board.

Improve outcomes for Multiply Excluded Homeless Service Users Glasgow City Council has established a pilot City Centre Ambition Network with voluntary sector providers who deliver City Centre based services. The service will deliver a coordinated and enhanced response to the most excluded service users who frequent the City Centre, some of whom have the greatest difficulty in accessing services and supports.

Develop Two New Build Emergency Accommodation Units The Council has agreed to fund the development of two new purpose built emergency accommodation services. The opening of these units will lead to a significant improvement in the quality of emergency accommodation available.

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Ensure that Commissioned Services continue to be strategically relevant Homeless Services will review existing purchased service models to ensure they are aligned to strategic priorities and meet service user demands for a flexible, responsive service. In undertaking the review of commissioned services, Homelessness Services will work to involve services users and providers and other stakeholders through a co-production model.

Ending the need to Sleep Rough The Council will work with partners to ensure that services work together to offer both accommodation and the right type of support, for people that sleep rough. This will include access to good quality healthcare.

Ensure that the effects on access to employment, health and education are minimised The Council will put in place a number of actions to minimise the impact of homelessness on health, education and employment outcomes. The Homelessness Strategy provides more detail on these actions.

Ensure that service users inform the planning, development and delivery of services Homelessness Services will work with partners to create systems and processes to ensure that service users are routinely influencing the delivery and development of services.

Ensure Effective Service Pathways Glasgow City Council will work with partners in the Council, GGCNHS, voluntary, and independent sectors to develop clear and robust accommodation and support pathways for service users to coordinate accommodation, care and support packages for the most vulnerable service users.

Examine Ways to Expand the Housing First Model The Housing First Model is an innovative approach to working with particularly vulnerable households. The approach places an emphasis on supporting people in mainstream tenancies without them having to live within supported accommodation beforehand. The Council will work with partners to examine ways of extending the Housing First approach.

Ensure Access to Training and Learning Development The Strategic Review of Homelessness identified the need to ensure that training programmes support the service reform programme. The Council will ensure that it resources training programmes appropriately to ensure that staff have access to training that enables them to meet the demands of their roles. Staff will also have access to training and learning opportunities that ensure that services are sensitive to the distinct needs of service users including, young people, BME communities, people experiencing gender based violence.

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Self-Directed Support Simon Community Scotland has recently been awarded funding to support up to 20 people a year in Glasgow with social care needs who are affected by homelessness to secure support through a self-directed care route. The Council will monitor the progress of this pilot programme.

Information Sharing The review of Homelessness Services highlighted the challenges in sharing information at a service and at an individual level. The Council will seek to improve joint working between agencies and will find practical solutions which will better enable the sharing of information.

Services to Refugees and new communities The Council will continue to work with colleagues within partner agencies to minimise the disruption to refugees who present to the Health and Social Care Partnership as homeless and offer them accommodation and support appropriate to their needs. The Council will ensure that services meet the diverse needs of the men, women and children who go through the asylum system.

Link to other strategies and plans • Housing Options • Homelessness Strategy (still to be published) • Health and Social Care Integration in Glasgow • Glasgow Homelessness Network • Glasgow Key Fund-YPeople

Consultation Questions • Do you think that Preventing and Addressing Homelessness should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Manage, maintain and improve the existing housing stock The management and maintenance of the housing stock in all tenures is the responsibility of the property owners, regardless of the tenure of the occupant.

The Social Rented Sector All Registered Social Landlords in Scotland are obliged to meet certain minimal building maintenance Glasgow Care and Repair and repairs management standards which are monitored and recorded by the Scottish Housing Regulator (SHR) through the Service Annual Return of the Charter (ARC). These include compliance with Southside Housing the Scottish Housing Quality Standard (SHQS) and the time taken to Association manages the effect emergency, routine and cyclical repairs. Glasgow Care & Repair

Service in partnership with As of September 2015, the Scottish Housing Regulator made Glasgow City Council and available the returns on SHQS on an association by association the Scottish Housing basis, including national associations operating in the city. Regulator. The service According to SHR aggregated figures, a total of 94,478 properties in offers advice and assistance Glasgow had achieved the standard at the end of March 2015 with a to people who are older or further 2,623 units expected to reach the standard by the end of have a disability to help March 2016. The remainder of the properties are either exempted, them repair, improve or held in abeyance, subject to demolition or right to buy or the tenant adapt their homes. has refused entry for work to be carried out. Further analysis of the A further development of the Scottish Housing Quality Standard will be reported when it becomes Care and Repair Service is available. Based on the 2015 housing stock estimates which a small repairs team which assume a total of 106,950 social rented units, this would suggest provides a repair that just under 91% of the city’s social rented stock will have improvement and achieved full SHQS compliance by end of March 2016. maintenance service to homeowners and private From 2016, RSLs must make a separate new return to the charter tenants over 60 and/or the on working towards compliance with the Energy Efficiency Standard disabled who are required to for Social Housing (EESSH). The target date for full EESSH pay for materials only. compliance is 2020. Reference to the EESSH and its impact has

been discussed under Fuel poverty, energy efficiency and climate change

Taken together, these standards cover all of the key building

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 57 elements required to effectively ensure that no property in RSL ownership will fail the Tolerable Standard, and that they will meet a minimum threshold in terms of the energy efficiency of the property by 2020.

In the Social Rented Sector, improvement of stock whilst including raising the standard of condition of building elements where this has not already been done can also include discretionary works which fall out-with SHQS or EESSH but which are nevertheless an amenity improvement. Examples of this include internal refurbishment of properties to a higher standard, voluntary extension of properties without grant aid, backcourt upgrading and amenity open space improvement. The targets set for the social rented sector across the management and maintenance of properties are being and will be addressed by RSLs in the context of nationally set targets.

It is anticipated that RSLs will implement discretionary improvement in terms of their own asset management strategies which may also include commercial properties where they or their subsidiaries have a controlling interest and land in their ownership. Where RSLs have majority ownership in common properties where they act as property factor, they have the option of carrying out common repair works and re-charging owners under a voluntary agreement.

The proposed strategy is that RSLs be encouraged to participate in joint schemes with property owners, private landlords and commercial proprietors and Glasgow City Council to bring common areas up to a higher standard of repair and maintenance.

The Council has identified pressured areas in the city where those resources that are available from within the Council’s Private Sector improvement fund can be brought together with RSL and other partners and owners on a targeted basis to bring particular groups of properties up to a higher repair, maintenance and energy efficiency standard.

The Private Sector At present neither private landlords nor individual property owners are obliged to meet the prescribed standards of management, maintenance and energy efficiency standards of repair which apply to the social rented sector. Nor is there a prescribed energy efficiency benchmark, although every property which is being offered for sale on the housing market must have a Home Report which includes an energy rating for the property.

The Scottish Government has no plans to apply minimum repair standards for privately owned property, and local authority powers to effect repair are limited to reported breaches of the Tolerable Standard and often require either statutory or voluntary repair to ensure that works can be completed. However, the Scottish Government plan to consult on proposals to introduce the Regulation of Energy

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Efficiency in the Private Sector (REEPS). The consultation on REEPS is expected at some point during the new parliamentary session.

Private Rented Sector landlords must comply with the Repairing Standard (RS) in terms of protecting the health and safety of private rented sector tenants. Returns and monitoring of compliance are not carried out by any overseeing trade body or regulator. Compliance relies on individual tenants reporting a breach in the standard to the Private Rented Housing Panel (PRHP). Similarly, specific breaches of the Tolerable Standard can be reported to the local authority which can issue statutory repair notices to residents in properties affected.

Recently passed legislation in the form of the Housing (Scotland) Act 2014 has provided additional powers to allow a third party referral to the PRHP by the local authority. Enhanced standards have also been introduced on gas, electrical appliance and fire detection equipment and landlords must obtain and renew certificates on a regular basis and have these available for inspection in order to comply with landlord registration criteria.

Scheme of Assistance Although the responsibility for repairing housing lies with the owner, the Council has discretionary power to provide advice, statutory and voluntary intervention. However the nature of the extent to which information advice and financial support is governed by Section 71 of the Housing (Scotland Act). The Council approved its first Scheme of Assistance in 2009 which outlined the circumstances and conditions under which the Council will prioritise information, advice, practical support and financial assistance to owner occupiers and private landlords for works to assist in improving the quality of the housing stock. The ethos of the scheme is to encourage owners to undertake maintenance and repairs on a voluntary basis. If owners will not or cannot take action, the Council may take enforcement action to tackle housing in serious disrepair, and facilitate repair and maintenance programmes in priority areas.

Schemes to address smaller maintenance and repair issues are also important. Assistance such as Care and Repair Services and other Handyperson Services for older owners or people with a disability also assists people to live independently in maintained housing. The approved Scheme of Assistance for Glasgow can be accessed via the following link [Insert link]

Tackling Below Tolerable Housing (BTS) Housing The tolerable standard is a condemnatory standard; a house that falls below it is not considered acceptable as living accommodation in any tenure. The Tolerable Standard consists of a set of criteria covering the elements of a house which are fundamental to its functioning as a home, and these include issues of public health, comfort and safety. It is estimated that there are over 7000 below tolerable standard (BTS) properties within the pre-1919 tenemental stock in Glasgow. The Council’s Strategy for tackling BTS housing is here insert

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 59 link. The key elements of the Strategy are to address housing which is currently identified as BTS, and to prevent housing becoming BTS or falling into serious disrepair.

The built heritage, particularly in the form of the pre-1919 tenements, is considered an important cultural attribute for the city. The majority of these flats are in the private sector. Policies and programmes for older private housing need to recognise these heritage issues particularly as there is a strong overlap between predominantly pre-1919 tenemental areas and Conservation Areas or buildings with listed status. Poor conditions in the older private housing stock are concentrated in particular areas of the city, with two major concentrations in the inner south side (a ring around Queens Park, comprising , East Pollokshields, Strathbungo, , Langside and Battlefield), and the West End. There are smaller and important concentrations of poor house conditions and management issues arising in other areas of the city which have been identified. In 2015 a strategy was agreed with the Scottish Government in respect of South West Govanhill to match fund acquisition of targeted privately owned properties and to instigate management improvements in the first designated Enhanced Enforcement Area in Scotland.

Housing Renewal Areas The possibility of designating an area as a Housing Renewal Area (HRA) was introduced by the Housing (Scotland) Act 2006 and enables declaration of an area where there are a significant number of sub-standard houses or where houses are adversely affecting the amenity of the local area. The Council will keep under review the potential for designating an area as an HRA. The policy for designating an HRA is here insert link. Where they are required, local strategies will be developed with communities to tackle specific house condition and housing management problems.

Glasgow Factoring Commission The Glasgow Factoring Commission was initiated by the Leader of the Council in May 2012, and the initiative was incorporated into the Council’s Strategic Plan 2012 – 17 (Priority 1 Economic Growth pp 12). Its original remit was to: • Act as representative grouping of key stakeholders • Take evidence and consider issues relating to factoring • Identify good practice and build on it • Identify ways in which residents with no factor can deal with common repairs and maintenance • Make recommendations for improving factoring in the city • Make recommendations which ensure that residents are aware of their rights and also of their responsibilities • Produce a report for public consultation. In the course of its independent deliberations, the Commission opted to extend the scope of enquiry to include the range of legal, fiscal and administrative impediments to good and effective property maintenance which came to light as a result of evidence provided by range of stakeholders, interest

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 60 groups and individuals. A summary of the full report and its recommendations can be found here (attach link).

In summary, the proposed key actions include • supporting the development of the information and advice website, • assisting with the co-ordination of Glasgow-wide co-operation between the key players in the property market, including the designation of enforcement areas and property acquisition to facilitate consolidation of ownership and therefore effective factoring arrangements • developing improved information on properties without a factor • pulling together information on “at risk” properties and • initiating discussion with the Scottish Government on the role it could play in fostering greater owner responsibility, • reviewing the inter-relationship between different pieces of private housing • legislation • measuring the impact of the increased share of private rented sector housing on long term value and condition, and • supporting the development of the website with a view to its wider application across Scotland

The new Scotland-wide website Underoneroof was launched in July 2016. The idea of property acquisition and targeted enforcement has now been piloted.

Empty properties Council Tax records indicate that there were 1857 empty properties within Glasgow at March 2016. These properties are those that have been empty for more than six months in March 2016. The number of empty properties have increased slightly, 111, (6%) since 2011, following the changes to the council tax levy implemented in 2013. Records also indicate there are 472 properties classed as second homes in Glasgow at March 2016. This shows a decrease of 353 when there were 825 properties classed as a second home at March 2011.

The Glasgow Shared Services Project, a tri-part project in conjunction with Glasgow City Council, Glasgow Housing Association, and Shelter Scotland commenced in mid-2015. An advisory board was developed to oversee the project with a dedicated officer employed from August 2015. The initial focus of the empty homes partnership has concentrated on engaging with owners of empty properties within the four priority areas within Glasgow, as designated by Glasgow City Council.

The Empty Homes Officer will continue to offer range of practical assistance dependent on the individual circumstances to enable the owner to bring the property back into use. The types of assistance range from signposting owners to forms of loan assistance, energy efficiency measures, as well as assisting owners to develop successful strategies to bring their property back into use. As

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 61 part of the Glasgow City Council DRS Acquisition strategy, Glasgow City Council will continue to work in partnership with locally based housing associations primarily within designated priority areas, as well as other areas where maintenance or common repairs have been identified. It is envisaged that this strategy will lead to positive outcomes in relation to factoring, planned maintenance, and wider regeneration of the area.

In addition, a ‘matchmaker’ scheme will continue to match owners of empty properties in the private sector with potential purchasers to assist in bringing empty properties back into use. The scheme has initially focused on empty properties within the priority areas. Work will also continue in partnership with Glasgow Housing Association to identify ex Glasgow City Council properties with the aim of bringing these properties back into GHA ownership and so increasing social housing supply in pressured areas.

Management of stalled and vacant open spaces The Council and its partners have successfully enabled the re-use of “stalled” spaces mainly in private or mixed ownership either as amenity or growing spaces and a number of RSLs have converted sections of large backcourt areas into growing spaces. These initiatives not only address effective re-use of these spaces, but tackle dereliction, vandalism and anti-social behaviour issues. In addition, there are health and well-being benefits for residents who participate in the growing schemes. An additional benefit is the strengthening community cohesion and bringing back local pride in a community.

Commercial properties The viability of commercial properties particularly in inner city areas below flats can be difficult to sustain. There can also be high turnover. Commercial property owners and renters generally have to contribute a larger share of common repair costs based on Title Conditions. There is also a growing expectation that commercial properties should eventually be included in any scheme to raise energy efficiency standards in the private housing sector. At present, there are few incentives for commercial property proprietors to pay for common repairs let alone thermally upgrading properties and improving shop front appearance. Purchase of ground floor commercial properties by RSLs for conversion to residential has all but dried up in recent years.

Proposed Actions • Support the current drive to bring all remaining non-compliant remaining RSL stock up to SHQS standard by 2020 • Glasgow City Council and RSL representative bodies to make a case for additional direct partnership resource grant from the Scottish Government to pilot a new targeted Private Sector Housing Quality Standard within designated inner city suburbs • Continue to support the Empty Homes Initiative • Identify new sites for the application of stalled space initiatives and growing projects

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Link to other strategies and plans • Below Tolerable Housing Statement [still to be placed on web] • Private Housing Action Plan [still to be placed on web] • Strategic Acquisitions Programme [still to be placed on web] • Scheme of Assistance [still to be placed on web]

Consultation Questions • Do you think that management, maintenance and improvement in the existing housing stock should be a strategic priority in this housing strategy?

• What should be the measures of success?

• How could non-compliant social rented stock be brought up to the SHQS?

• Should the Scottish Government apply the equivalent of the SHQS and /or EESSH in the private sector? o If so, under what conditions could this be introduced? o How could owners be incentivised to participate?

• Should the Council continue to provide grant to RSLs participating in the Strategic Acquisition Programme, including refurbishment costs, even if this means a lower amount of resources being dedicated to new build elsewhere in the Affordable Housing Supply Programme?

• Should the empty homes loan fund become a permanent grant aided resource, available to local authorities and partners?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Independent living and specialist provision

Housing, health and wellbeing are intrinsically connected. It is widely recognised that the quality of housing and environment is important to both individuals’ and communities’ health and psychosocial wellbeing. ‘Health: We strive to promote health and wellbeing through this Established in 2010, Housing Strategy in order that housing which is built, improved or Glasgow's Helping Heroes (housing services) delivered for Glasgow’s people enhances their provides a one point of quality of life’. contact “Gateway Model” The Strategy identifies a number of outcomes which contribute to which aims to improve health and wellbeing: - access to and co-ordination

of advice and support for Integration of Health and Social Care The Public Bodies (Joint service personnel, veterans, Working) (Scotland) Act 2014 changed the way that Health and their families and carers in Social Care Services in Glasgow are delivered. This came into effect Glasgow. Glasgow’s Helping in April 2015 and means that health and social care services for the Heroes work with a range of citizens of Glasgow City will be carried out jointly by Glasgow City organisations across health, Council and NHS Greater Glasgow and Clyde (NHSGGC) within a housing, social care, new construct called the Glasgow City Health and Social Care employability, financial Partnership. services and specialist

armed forces agencies to Glasgow City Council and NHS Greater Glasgow & Clyde have support service personnel, agreed that all community health and social care services, whether veterans, their families and provided to adults or children, will be integrated and have agreed to carers to address any issue adopt the Integration Joint Board or 'body corporate' model. Within that affects them. Glasgow's this model, the planning of integrated health and social care services Helping Heroes has a will be led by the Integration Joint Board, made up of voting members helpline and one to one - eight Elected Members from Glasgow City Council and eight Non- support from staff employed Executive Directors of NHS Greater Glasgow and Clyde - and non- by SSAFA Forces Help voting members as prescribed by the Act and associated regulations, Glasgow through funding such as the Chief Social Work Officer, Clinical Director, Chief Officer from Glasgow City Council and individuals representing staff, service users, patients and carers, and Glasgow Works. The and the third and independent sector. staff are all ex-service men

or women. The Integration Scheme for Glasgow City was approved by the Cabinet Secretary for Health, Wellbeing and Sport and was laid in the Scottish Parliament on 8 January 2016. It came into force on 6

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February 2016. The role of the Integration Joint Board is to develop a Strategic Plan for the partnership area and monitor progress towards delivery of that plan.

Housing Contribution Statement A draft Joint Housing Contribution Statement was prepared following an event held by the Housing, Health and Social Care Group (HHSCG) in February 2016 to engage with health, social care, housing, third and independent sector representatives on housing’s role in integration. The event was well attended and provided the Group with very useful ideas and views about housing’s role and this has been reflected in the interim Housing Contribution Statement. Interim Housing Contribution Statement It is planned to fully complete the Housing Contribution Statement later this year. Comments on the interim Housing Contribution Statement are welcome.

Independent Living The Council and its partners are also working through the ‘Reshaping Care for Older People’ agenda and developing proposals to become an ‘age friendly city’ which meets the needs and aspirations of its older citizens. Housing and housing providers will play an important role in these new agendas which will entail service re-design in certain areas. With revenue funding streams under pressure, there is a need to look at innovative models of sustainable service delivery and housing support, embracing new technology and advancements in telecare where appropriate, and maximising partnership working.

In order to respond effectively to the future age profile of the city, new housing models, support services, and technological solutions are being piloted by a number of partner organisations to promote independent living and combat social isolation. These are being funded through a variety of sources includes RSL own resources, Affordable Housing Supply Programme, and specific funding streams from the Scottish Government. The learning from these pilots will help guide future models of housing and any related investment requirements.

The peripheral estates and areas with concentrations of owner occupiers are projected to see particular growth in the older population where existing housing may not meet housing requirements in the future. The development of specifically designed housing to cater for households in all tenures will be important to ensure a range of housing options are available for people to live independently for longer, and is therefore a priority for housing investment.

Specialist Provision Social Work Services annually identify Social Care Housing Investment Priorities which reflect the commissioning strategies across Social Work care teams. The purpose of these priorities is to identify services where the provision of new build or refurbished accommodation is needed to ensure service delivery meets required standards and social care needs are being met. Currently, projects with a high priority meet the needs of people in the following care groups: learning disability, physical disability and mental health. This will be kept under review to reflect any changes

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 65 in priority and any changes will be reflected in the Strategic Housing Investment Plan (SHIP) as the delivery vehicle of this strategy. Currently high priority projects include • Citywide supported living for young people affected by disability in transition into Adult Services – requirement for detached bungalows suitable for people with complex needs and barrier free cottage flats. • Citywide supported accommodation for vulnerable clients – requirement for core and cluster style accommodation with a proportion of units to be accessible. • Citywide supported units for adults – 1, 2, 3 bedroom properties in clusters. • South - Supported shared living accommodation with communal areas, staff offices and sleepover facilities for mental health client groups.

Wheelchair and Larger Family Houses The Strategic Housing Investment Plan (SHIP) sets targets for the provision of new wheelchair and larger family houses and this is funded through Development Funding programmes outlined in the SHIP in partnership with local Housing Associations. It is recognised that given the flatted nature of housing right across the city, accessible housing is a need throughout the city, particularly given the health inequalities and long term conditions experienced by residents. This strategy supports increasing the supply of accessible housing to give wheelchair users improved choice. Strategically, a citywide target has been set to ensure the increase of accessible housing across the city. The Council is keen to work with disability and housing stakeholders to monitor the effectiveness of this approach. When designing new housing, delivery partners are urged to co-ordinate with potential tenants either directly or through Social Work or Health Services at an early stage to ensure that the specific design enhances the independence of the tenant.

The size of a ‘larger family’ is defined as a home with 4 or more bedrooms and 6 or more bedspaces. Across the city, there is a continuing need for larger family houses to meet household requirements, and further analysis in the area profiles (create link) has identified areas where overcrowding is a particular concern. Further joint work with RSLs is needed to identify if there are particular housing needs in these neighbourhoods. A citywide target has been set to ensure provision is increased across the city and this is set out in the Strategic Housing Investment Plan.

Adaptations There are a range of funding streams for adaptations which average around £6million annually. The management of equipment and adaptations for owner occupiers and private renting tenants has recently transferred over to the Health and Social Care Group although it is still managed on a day to day basis by Housing and Regeneration Services. The Council’s Scheme of Assistance provides further information (insert link).

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The Affordable Housing Supply Programme provides stage 1 and 2 (new build) and stage 3 (existing property) funding to Registered Social Landlords in the city excluding Glasgow Housing Association (GHA). The adaptation works carried out to dwellings in order to make them more suitable for residents and can include for example, wheelchair access, hand rails and accessible showers. Glasgow Housing Association fund adaptations to their own housing stock as an outcome of the stock transfer.

There may be a requirement to review the demand for aids and adaptations and the management arrangements for prioritising and funding the broad range of provision.

Specialist RSLs The City has a number of RSLs who specialise in particular types of housing provision, who could be considered to be regional or national housing providers. Some of these providers work with specific client groups which include older people, people with disabilities, and veterans. These RSLs bring specialist knowledge about housing needs and requirements, and potential housing and support solutions.

Gypsy Travellers The Glasgow, Clyde Valley and Ayrshire Local Authorities have undertaken a joint desktop exercise to provide evidence to contribute to the development of their housing strategies. This study has been approved by the Scottish Government.

The desktop study is based on a comprehensive literature review and evidence gathered from local authorities. Local authorities identified that the annual count in 2009 was the last official count and is now outdated with the figure then to most likely be under representative. Furthermore issues arise in identifying a true picture and pattern of households as the counts in summer are 50% greater than in winter with no knowledge or information collected or gathered in relation to where households come from or go to. The accuracy of information is therefore a key issue.

Other issues identified in the study relate to site conditions, tenancy agreements and rental charges as well as lack of suitable stopping places for gypsy/travellers on the move. Health and access to services appears to be a cross cutting theme with publications indicating that gypsy/traveller household life expectancy and NHS outcomes are far poorer than that of the general public. Recent changes to planning systems and welfare reform were also identified as key issues and are likely to also affect households across the Glasgow, Clyde Valley and Ayrshire authorities.

The Clydeplan HNDA indicates that there is no unmet need for the gypsy/traveller community within the area. Anecdotal evidence from gypsy/traveller households suggests that the standards within sites they have visited across the country varies considerably however there are no Council sites within the Glasgow boundary and there is no evidence to suggest that this is needed. The Glasgow,

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Clyde Valley and Ayrshire Local Authorities will continue to explore areas of joint working on this subject.

Asylum Seekers and Refugees Home Office data suggests that at the end of April 2015 there were 3,106 asylum seekers in Glasgow representing 0.5% of Glasgow’s population. Home Office statistics suggest that Glasgow’s current asylum seeker population represents around 12.5% of all Asylum Seekers in the UK. There is very little available data on refugees but the Scottish Government estimate that there are around 20,000 in Scotland with the majority in Glasgow.

As shown in the table below the majority of asylum seekers and refugees in Glasgow are male, single and aged under 35. Only 29% of asylum seekers and 19% of refugees have children. % Male % under 35 % single Asylum seekers 58% 81% 81% Refugees 71% 78% 77% (Seeking SRC services)

The most common country of origin is China making up 35% of asylum seekers whilst 36% of refugees are originally from Eritrea. Around two-thirds of asylum seekers remain in Glasgow 3 years after gaining refugee status. Asylum seekers tend to live in the North of the city with most in the North East, whilst refugees live in the North West. 82% of Asylum Seekers are housed in just 10 postcode districts whilst 51% of refugees accessing Scottish Refugee Council or Glasgow City Council Refugee Support Team services live in seven postcode districts. For further information about Asylum Seekers and Refugees in Glasgow, please refer to the Mapping of Integration Networks under the Integrated Grant Fund report.

Glasgow is currently the only dispersal area in Scotland for asylum seekers. Housing for Asylum Seekers in the city is provided by a private contractor to the UK government and they are housed predominantly in the private sector however when they gain leave to remain (Refugee Status), they become statutory homeless and become the responsibility of Glasgow City Council.

Welfare reform changes have also has an impact on welfare benefit entitlements to European migrants living in Glasgow and advice and support agencies are expecting to see a rise in the number of migrant households who become homeless as a result of the changes, although this could fall back again within the next 5 years as a result of the EU Referendum outcome.

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Proposed actions • Deliver an updated needs assessment combining a Housing Needs and Demand Assessment with a Joint Strategic Needs Assessment with information at citywide and Strategic Planning Locality geographies. • Establish a ‘Reference Group’ similar to that set up for the Reshaping Care Commissioning Plan. • Redesign services by working through the ‘Reshaping Care for Older People’ agenda and develop proposals to become an ‘age friendly city’ which meets the needs and aspirations of its older citizens ensuring a range of housing options are available for people to live independently for longer. • Consider innovative models of sustainable service delivery and housing support for older people, embracing new technology and advancements in telecare where appropriate, and maximising partnership working. • Complete the full Housing Contribution Statement • Assess the implications arising from proposed changes to housing benefit (i.e. review of Local Housing Allowance) for Supported Accommodation • Prepare a Housing Action Plan for Health and Social Care Integration • Develop a co-ordinated person centred approach to the provision of aids and adaptations across tenures • Improve communication between agencies as part of the process of Health, Housing and Social Care integration • Keep social care housing investment priorities under review to reflect any changes in policy • Set new targets for the provision of new wheelchair and larger family houses through the Strategic Housing Investment Plan • Work with disability and housing stakeholders to increase the supply of accessible housing to give wheelchair users improved choice. • Work with RSLs to identify where there are particular needs for larger family accommodation

Link to other strategies and plans • Draft Interim Housing Contribution Statement • Glasgow City Integration Joint Board's Strategic Plan • Gypsy/ Travellers Desktop Study to assist with informing development of Local Housing Strategies for the Glasgow, Clyde Valley and Ayrshire authorities (place on web) • SHIP • Mapping of Integration Networks under the Integrated Grant Fund (not on web yet)

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Consultation questions • Do you think that Independent Living and Specialist Provision should be a strategic priority in this housing strategy?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

• Should there be a review of the system of funding and prioritising the provision of aids and adaptations? If so what are the issues for providers?

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Raise standards in the private rented sector

Growth in the Private Rented Sector. The growth in the private rented sector in Glasgow since 2008 has been rapid, particularly in inner city neighbourhoods, and has also increased but at a slower rate in previously single tenure communities. There are around 60,000 properties in the private rented sector in Glasgow (about The Govanhill Team is a 20% of all residential properties in the city) and in excess of 35,000 partnership between the registered landlords. Most landlords own only one or two properties Council and the local and may be regarded as ‘amateur’ in the sense that for them this is housing association and not their main business or area of economic activity. This does not community to improve living mean, however, that these landlords, in the main, do not strive to conditions and property provide a good service for their tenants. There are signs that new maintenance within South registrations have begun to slow down as the house sales market West Govanhill by engaging starts to pick up and the ‘Buy to Let’ market is affected by the with owners, landlords and reduction in tax allowances and increased stamp duty on second tenants to encourage them homes. to maintain their property through:- Much of the sector is well managed and maintained. The private • Tackling below standard rented sector has met and continues to meet the housing needs of a properties and disrepair variety of groups and there are high levels of tenant satisfaction in • Appointment of parts of the sector. As the sector has grown so has the diversity of factors/managing agents households that now live in private renting. In addition to the • Attending to repairs provision for ‘niche’ markets e.g. purpose build student • Agreeing a joint strategy accommodation, there is scope for institutional investment in “Build with the local housing to Rent” particularly in the City Centre. Large scale investment in association for good quality private rented sector developments that are well acquisition of properties managed is an important goal for providing better housing options for households and improving standards in the sector overall.

The housing market is evolving so that there are now a range of housing ‘offers’ to meet more diverse needs and aspirations. Investment in mid-market rent (MMR) developments is an example of new housing ‘offers’. Mid-market rent strives to support a private rented sector that offers tenants security of tenure at an affordable rent, for good quality provision and service, where landlords can make a reasonable return on their investment.

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Recent research commissioned by the Council highlighted the important role the sector plays in providing homes for Glaswegians, itinerant workers and others. The research also underlined the areas where more can be done to improve the ‘offer’ from the sector Research Report: The Role of the Private Rented Sector in Meeting Housing Need in Glasgow. Feedback from Focus Groups in the research identified areas of concern with respect to having to raise a deposit, property condition and tenure security.

Houses in Multiple Occupation (HMOs) are an important housing option especially for young people and students. There are more than 3,000 licensed HMOs operating in the city. As this part of the sector is licensed, there is more regulation compared with other part of private rented sector. A key goal however is to tackle unlicensed HMOs in the city.

The Impact of Welfare Reform The private rented sector has traditionally been an option for single people to access housing in the city. We are concerned about single people under the changes being implemented by welfare reform. In particular, the impact on people who are under 35, on low incomes and claiming housing benefit. The new reforms will restrict access to private renting as single people under 35 will only be able to claim housing benefit at the shared accommodation rate, that is, the amount considered enough to rent a room in a shared house. The Local Housing Allowance (LHA) levels (the maximum rate at which private sector housing benefit is paid) will be set at the 30th percentile of market rents rather than the median rate and there will be a freeze in increases in LHA over the next four years. With the rollout of Universal Credit to single people in Glasgow from June 2015 and the cap set at £13,000 per annum the option of the private rented sector for many low income households may be receding and the capacity to maintain a tenancy will be undermined.

Broad Rental Market Areas Glasgow City Council believes there should be a review of Broad Rental Market Areas (BRMA), given the recent rapid expansion of the private rented sector since their introduction, to see if current geographies need to be amended to reflect local market conditions. BRMA reviews can be carried out where there is significant change to the size of the private rented sector. Glasgow City Council feels that LHA rates are increasingly being separated from ‘real’ levels of rents in the sector (which continue to rise) and therefore people are being priced out of the market. This can only increase pressure on the social rented sector and increase the risk of homelessness.

Regulation and Enforcement The private rented sector’s reputation can be enhanced through effective regulation and enforcement and working with landlords. Glasgow City Council continues to use the powers and resources available to tackle problem landlords and their practices through the national registration system and the existing legislation. We continue to liaise closely with Government in this important area. Although essentially still ‘light touch’ in nature the Scottish

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Government has strengthened regulation and enforcement in the sector through legislation in recent years. Glasgow City Council, with others, successfully lobbied for ‘Enhanced Enforcement Areas (EEAs)’ to be included in the Housing (Scotland) Act 2014.

Enhanced Enforcement Areas are areas where there are significant concentrations of private landlords and persistent anti-social behaviour, poor management by landlords (including evidence of exploitation of tenants) and poor physical conditions. Local Authorities can seek EEA designation from the Scottish Government which will enable them to use additional powers to tackle the causes of the problems including rooting out poor landlords. The aim is to work with landlords who want to improve both management and physical conditions to improve the overall quality of a neighbourhood so that people and communities feel secure.

Security of Tenure Legislation to increase security of tenure for tenants balanced by strengthened powers for landlords has recently been effected through the Housing (Scotland) Act 2016. This follows on from protections with respect to tenants’ rent deposits.

Accreditation Schemes Glasgow City Council is keen to promote accreditation schemes to drive up quality where it is most needed and have convened landlord forums to engage with landlords on these and other relevant issues. Developing an accreditation scheme in Enhanced Enforcement Areas (EEAs) is a priority to complement enforcement action that may be required and the licensing of landlords may be the best way forward in EEAs to deliver improved conditions and management in areas where there are high concentrations of poorly managed private rented sector properties in poor condition. Many of the obstacles the Council has to face involve absentee landlords, empty properties and poor letting agents.

Proposed actions • Consider the introduction of licensing schemes • Explore the feasibility for a local accreditation scheme for landlords and letting agents • Build a case for licensing of landlords to be introduced in Glasgow • Establish and test landlord and letting agency accreditation schemes • Reviewing the thresholds for Local Housing Allowance (LHA) to reflect the higher costs associated with renting in areas where average rents are above the LHAs. • take forward a partnership initiative bringing together key stakeholders including Community Based Housing Associations in order to strategically and operationally address the following areas

o Investing in new provision including mid-market rent o Property factoring - ensuring regular maintenance of common areas

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o Co-ordinate and maximise the impact of funded acquisition activity with the intention of producing a more balanced tenure mix , raising property standards, meeting housing need and more effective housing management

o A more proactive/effective role for property management and tenancy management standards in the private rented sector

o Ensuring rents are affordable and increased energy efficiency o Provide a more proactive/effective role for local authorities in raising property management and tenancy management standards in private rented sector housing

o support moves to encourage investment in purpose built provision at both mid and full market rents

o ensure that tenants in the sector have effective means of redress and the necessary advice and support to access them

o Developing effective investment vehicles including on lending from local councils and mechanisms to facilitate more direct investment by public sector pension schemes

Link to other strategies and plans • City Centre Strategy and Action Plan 2014-2019 • The Scottish Government’s Private Rented Sector Strategy A Place to Stay, A Place to Call Home • Research Report: The Role of the Private Rented Sector in Meeting Housing Need in Glasgow.

Consultation questions • Do you think that raising standards in the private rented sector should be a strategic priority in this housing strategy? If not, why not?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

• What else needs to be done?

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Improve access to housing across all tenures Glasgow’s Housing Strategy 2011 to 2016 emphasised the need to improve access to housing in the city given the unique nature of the city’s housing system. For the new strategy, we want peoples’ housing journeys to be supported by an accessible housing system that is responsive to the diversity of need and demand in Glasgow. A wide range of suitable housing is needed across all tenures at Glasgow Key Fund affordable prices for Glaswegians to access. This is challenging The Glasgow Key Fund is a and there are also headwinds created by welfare reform, modest partnership between national economic growth, relatively low income growth and access Ypeople and Glasgow City to mortgage finance. The increase in Glasgow’s population has also Council providing a rent resulted in increased household growth. People must be able to deposit guarantee service make informed choices on their housing journey and this is which provides a written dependent on quality information and advice and effective guarantee to landlords in partnerships delivering services. place of a cash deposit.

It helps people who are Access to suitable quality affordable housing is a fundamental aim either homeless or of this strategy whether it is for young single people under 35, the threatened with growing number of older households, lone parent families or families homelessness to find a with disabled family member(s) or other households from all solution to their housing backgrounds. needs through the private

rented sector. More needs to be done. In strategic terms the City Council wants to The rent deposit guarantee build on existing partnerships and, where there are gaps (and it service also ensures makes sense), develop new ones to improve people’s access to prospective landlords meet suitable housing in the city. As a strategic housing authority we the required criteria, and are believe the various strands of activity and initiatives must be co- willing to accept the ordinated to ensure effectiveness, efficiency of resource use and guarantee bond. The rent consistency in quality of service provision across Glasgow. deposit guarantee service is

available to both the tenant The common housing register – Glasgow Housing Register: North and the landlord at any time West (GHR) – is now being built and will be piloted in the north west to offer support, advice and of the city. Seventeen housing associations and co-operatives are advocacy if required. participating and the GHR will be providing a service by the autumn.

The service will primarily be web based. Common allocation policy harmonisation should be a longer term goal of the sector once the

Glasgow’s Housing Strategy 2017-22 Consultation Document 1 [email protected] 75 register is operational citywide. There are services for disabled people provided by Glasgow Centre for Inclusive Living (GCIL) which also includes the national housing access database for disabled people – Home2Fit. Linking this database with GHR will be explored over the period of the new strategy.

Supported Accommodation For some households, access to appropriate housing will also need the provision of support because of their complex needs. There is great uncertainty at present over the UK Government’s approach to supported accommodation costs with respect to universal credit. This may impact on supply in future.

Glasgow Key Fund The growth of the private rented sector means that the sector has a role to play in meeting need and demand. The Glasgow Key Fund run by Ypeople already provides services in the sector for people who are homeless or threatened with homelessness through a rent deposit guarantee service and the provision of temporary accommodation.

Social Lettings Agencies We are looking to expand access to the private rented sector through the development of more locally based social lettings agencies using an accreditation scheme to allow RSL applicants who do not qualify for social housing to access properties with the tenancy being managed on landlords behalf by the RSLs or their subsidiaries.

Low cost home ownership Accessing owner occupation has been difficult for first time buyers in recent years. The national ‘Help to Buy’ scheme has helped. The Scottish Government’s Low cost Initiative for First Time (LIFT) buyers, offers shared equity options for new build and open market. The City Council along with Glasgow Credit Union has introduced a pilot mortgage guarantee scheme as a local initiative to help buyers. Essentially the owner occupation sector needs the market to fully recover for a return to more stable conditions. We are keen to support initiatives that improve homeowners’ capacity to enter sustainable owner occupation.

Proposed actions • Complete the Glasgow Housing Register pathfinder and deliver the service across the city • Investigate the potential for harmonising allocation policies in the social rented sector • Explore the potential for GHR and GCIL database to be linked. • Encourage the formation of more locally based social lettings agencies using the accreditation scheme to allow RSL applicants who do not qualify for social housing to access properties with the tenancy being managed on landlords behalf by the RSLs or their subsidiaries • Identify shortfalls and over-supply in social rented provision using census data and waiting/transfer list trends at a more localised (neighbourhood) level

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• Review the extent of overcrowding and under-occupation at a neighbourhood level and determine local solutions to creating balance between supply and demand • Meeting housing need more effectively by making the private rented sector more affordable and accessible to those in housing need; • Improving the quality and availability of reliable information about the sector • Assess the impact of the UK Government’s proposals with respect to supported accommodation – when published - on current and future supply for households’ needing to access this type of housing.

Link to other strategies and plans • Glasgow City Health and Social Care Partnership (GCHSCP) Homelessness Strategy 2015 – 2020 • Glasgow City Integration Joint Board Strategic Plan 2016 – 2019 (https://www.glasgow.gov.uk/CHttpHandler.ashx?id=33418&p=0) • Interim Housing Contribution Statement (https://www.glasgow.gov.uk/CHttpHandler.ashx?id=33032&p=0) • Glasgow and Clyde Valley Housing Market Partnership Housing Needs and Demand Assessment (HNDA) (http://www.clydeplan-sdpa.gov.uk/sdp/main-issues-report-january-2015)

Consultation questions • Do you think that improve access to housing across all tenures should be a strategic priority in this housing strategy? If not, why not?

• Do you think that the proposed actions we have included in this section are the right actions?

• What other actions do you think we should include?

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Part 4 Responding to the Consultation

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Responding to the Consultation The purpose of this consultation document is to seek your views on our priorities for Glasgow’s Housing Strategy 2017-2022.

What is being consulted on? We are consulting you on the 1st draft of our new housing strategy document 2017-2022 which has been prepared following feedback from citizens, stakeholders and organisations at a variety of events and consultations over the past couple of years. We are interested to know your thoughts on this draft. Do you agree with the strategic priorities, is there anything we should include, is there anything that we should take out?

We have included some questions at the end of each strategic priority to get you started by these are by no mean exhaustive. We will use your feedback to amend the document and prepare a 2nd draft for consultation in Septembers 2016. It is our intention to have a final draft of the strategy prepared for submission to the Scottish Government by the end of 2016.

Why the consultation is taking place? The Housing (Scotland) Act 2001 requires local authorities to consult on their proposed local housing strategy. In addition, the statutory Equality Duty on public bodies requires the involvement, consultation and engagement with as wide a range of local residents as possible.

What actions have already been taken? We have already consulted extensively over the past few years on the issues facing housing in Glasgow (see page 7) but we want to make sure that what we are including in this strategy, properly reflects your views.

How to respond? Responses to this consultation document are requested by 5.00pm on Friday 19th August 2016. Responses can either be sent to our Housing Strategy email address at [email protected] or by post to

Housing and Regeneration Services 2nd Floor 231 George Street, Glasgow, G1 1QU

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Thank you from the Housing Strategy Team

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