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ONLINE REFERENCE 000118798-001
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Applicant or Agent Details
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Applicant Details
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Title: * Mr You must enter a Building Name or Number, or both:*
Other Title: Building Name:
First Name: * Michael Building Number: 95
Last Name: * Cairns Address 1 (Street): * Portobello High Street
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Telephone Number: * Town/City: * Edinburgh
Extension Number: Country: * UK
Mobile Number: Postcode: * EH15 1AW
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Page 1 of 4 Site Address Details
Planning Authority: City of Edinburgh Council
Full postal address of the site (including postcode where available):
Address 1: 95 PORTOBELLO HIGH Address 5: STREET Town/City/Settlement: EDINBURGH Address 2:
Post Code: EH15 1AW Address 3:
Address 4:
Please identify/describe the location of the site or sites.
Northing 674020 Easting 330374
Description of the Proposal
Please provide a description of the proposal to which your review relates. The description should be the same as given in the application form, or as amended with the agreement of the planning authority: * (Max 500 characters)
14/04687/FUL | Part change of use from office to residential (to form 2 bedroom basement flat), upper floor retained as office. | 95 Portobello High Street Edinburgh EH15 1AW
Type of Application
What type of application did you submit to the planning authority? *
Application for planning permission (including householder application but excluding application to work minerals).
Application for planning permission in principle.
Further application.
Application for approval of matters specified in conditions.
What does your review relate to? *
Refusal Notice.
Grant of permission with Conditions imposed.
No decision reached within the prescribed period (two months after validation date or any agreed extension) – deemed refusal.
Page 2 of 4 Statement of reasons for seeking review
You must state in full, why you are seeking a review of the planning authority’s decision (or failure to make a decision). Your statement must set out all matters you consider require to be taken into account in determining your review. If necessary this can be provided as a separate document in the ‘Supporting Documents’ section: * (Max 500 characters)
Note: you are unlikely to have a further opportunity to add to your statement of appeal at a later date, so it is essential that you produce all of the information you want the decision-maker to take into account. You should not however raise any new matter which was not before the planning authority at the time it decided your application (or at the time of expiry of the period of determination), unless you can demonstrate that the new matter could not have been raised before that time or that it not being raised before that time is a consequence of exceptional circumstances.
1 Lighting Our comprehensive lighting report categorically proves our proposal exceeds the min set out in the Edinburgh Design Guide. Planning misunderstood our report and used incorrect values to determine their lighting calculations. we provided details information against their report as to how we have addressed the councils misconceptions. 2 Outlook People value outlook the ability to look outside whether to gardens, streets or more long distance views. Our development achieves this.
Have you raised any matters which were not before the appointed officer at the time the determination on your application was made? * Yes No
Please provide a list of all supporting documents, materials and evidence which you wish to submit with your notice of review and intend to rely on in support of your review. You can attach these documents electronically later in the process: * (Max 500 characters)
Comprehensive Lighting Report, Report as why planning's report is incorrect. Photos of current view out window. Scottish Government's empty shop and home scheme information. Shelter Scotland national and Edinburgh's local housing statistics. Housing crisis in Edinburgh. Support from council for development. housing crisis statistics.
Application Details
Please provide details of the application and decision.
What is the application reference number? * 14/04687/FUL
What date was the application submitted to the planning authority? * 28/10/14
What date was the decision issued by the planning authority? * 23/04/15
Review Procedure
The Local Review Body will decide on the procedure to be used to determine your review and may at any time during the review process require that further information or representations be made to enable them to determine the review. Further information may be required by one or a combination of procedures, such as: written submissions; the holding of one or more hearing sessions and/or inspecting the land which is the subject of the review case. Can this review continue to a conclusion, in your opinion, based on a review of the relevant information provided by yourself and other parties only, without any further procedures? For example, written submission, hearing session, site inspection. *
Yes No
In the event that the Local Review Body appointed to consider your application decides to inspect the site, in your opinion:
Can the site be clearly seen from a road or public land? * Yes No
Is it possible for the site to be accessed safely and without barriers to entry? * Yes No
Page 3 of 4 Checklist - Application for Notice of Review
Please complete the following checklist to make sure you have provided all the necessary information in support of your appeal. Failure to submit all this information may result in your appeal being deemed invalid.
Have you provided the name and address of the applicant? * Yes No
Have you provided the date and reference number of the application which is the subject of this review? * Yes No
If you are the agent, acting on behalf of the applicant, have you provided details of your name and address and indicated whether any notice or correspondence required in connection with the review should be sent to you or the applicant? *
Yes No N/A
Have you provided a statement setting out your reasons for requiring a review and by what procedure (or combination of procedures) you wish the review to be conducted? * Yes No
Note: You must state, in full, why you are seeking a review on your application. Your statement must set out all matters you consider require to be taken into account in determining your review. You may not have a further opportunity to add to your statement of review at a later date. It is therefore essential that you submit with your notice of review, all necessary information and evidence that you rely on and wish the Local Review Body to consider as part of your review.
Please attach a copy of all documents, material and evidence which you intend to rely on (e.g. plans and drawings) which are now the subject of this review * Yes No
Note: Where the review relates to a further application e.g. renewal of planning permission or modification, variation or removal of a planning condition or where it relates to an application for approval of matters specified in conditions, it is advisable to provide the application reference number, approved plans and decision notice (if any) from the earlier consent.
Declare - Notice of Review
I/We the applicant/agent certify that this is an application for review on the grounds stated.
Declaration Name: Mr Michael Cairns
Declaration Date: 06/05/2015
Submission Date: 06/05/2015
Page 4 of 4 Applicants opening statement 06/05/15 Dear Sir/Madam Thank you for taking time to review my proposal, I hope you find the information attached which supports my application review helpful. When the refusal decision was issued on the 23/04/15, I was faced with 2 factors, these were Lighting and Outlook. The facts which supported my application, relating to lighting meant that Lighting should never have been included in the council’s decision report, as grounds for refusal. The evidence provided in the form of a comprehensive lighting report, categorically proves that my proposal exceeds the City of Edinburgh Councils requirements on lighting. It was the council’s misconceptions that lead to this point. As you will see, I have asked our lighting surveyor to give a detailed explanation into each of the council’s misconceptions. Please see this attached in supporting documentation also. I did asked planning to address the lighting misconceptions, prior to me lodging a formal review, so I would be appealing only the one issue of ‘outlook. However they refused to do so and stated it was the review board’s decision now. I was unhappy at this, however I understand the reasons why. You will also see that I have tried to promote the fact that we do face a housing crisis in Edinburgh, more than ever some experts are saying. The type of property I am proposing (2 bedroom dwelling) is exactly what the council need to meet their targets and reduce council waiting lists and the number of families living in temporary accommodation. I have also provided ample evidence of this to support my proposal. If accepted, once the development was completed, I would be looking to rent the property back to the council through the PSL scheme which is designed to tackle the shortage of council accommodation through the private sector. Link housing who operate this on behalf of Edinburgh Council, have stated they would welcome my development. Details of this scheme have also been attached in the supporting documentation section of my review. I have addresses the outlook issue within my supporting documentation and I hope you can agree with my points. My proposal offers so many benefits and I see the outstanding issue of outlook to be a broad term. I have provided information on the outlook issue and I have attached this in the supporting documentation section of my review. Because of the type of development and the fact we do have a view out the window at present (this view will be improved if the development goes ahead) we feel the benefits out way the concerns. Taking into account we had to meet with building standards during our planning process, our development already addresses fire safety, exceeds the natural daylighting requirements, meets ventilation requirements and provides ample amenity 130sq metes of amenity. It is in my opinion that the development should go ahead and permission granted, giving the benefits it will bring to the local area. The proposal also has backing from:- Robyn Berrie – Empty property officer- City of Edinburgh Council. [email protected] The above support is also provided in our supporting documentation. The space we have (130 square meters) is currently sitting empty and no use what so ever to our business needs. The space is sitting unused and derelict. My proposal would benefit one of the many families waiting on a permanent good quality family home. It will also benefit our business needs, as the office would in fact become larger through the sub divide. This will allow me to have more usable office space and in turn hopefully have more desk space to hire more staff. Current office layout too small. I hope you see the benefits and agree with my opinion that giving the proposal meets all other safety and amenity requirements, the outlook issue should be put into context and permission granted. Thank you once again.
Michael Cairns
To Mr Michael Cairns Celsius Plumbing & Heating (Edinburgh) Limited 95 Portobello High Street Edinburgh EH15 1AW
Our ref. 42383/BTM Date 06 May 2015
Dear Michael
95 Portobello High Street, Edinburgh - Planning Application 14/04687/FUL
I write further to Edinburgh City Council’s decision to refuse planning consent in respect of planning application 14/04687/FUL. The reasons for this are set out in the Council’s letter dated 23 April 2015.
The reason for the refusal was as follows:
“The proposal is contrary to Edinburgh City Local Plan Policy Hou 5 and the Edinburgh Design Guidance Non Statutory Guidelines in respect of Conversion to Housing, as it will not provide an acceptable outlook or adequate daylighting for future occupiers and therefore fails to comply with the requirements of policy Des 3(c) as it would materially harm future occupiers in respect of outlook and daylight.”
The Council advise that the reached this decision because:
“The proposal fails provide an acceptable outlook from habitable rooms and fails to meet the minimum level of natural daylight. The proposal does not meet the minimum standards for habitable accommodation, contrary to Hou 5 of the ECLP and the Edinburgh Design Guidance and therefore fails to comply with the requirements of policy Des 3(c) as it would materially harm future occupiers in respect of outlook and daylight.”
Context
We undertook a daylight and sunlight assessment of the proposed development and the results are presented in our Report dated 09 April 2015.
Malcolm Hollis LLP 63a George Street, Edinburgh, EH2 2JG T 0131 240 2800 F 0131 240 2801 W malcolmhollis.com
Ben Mack Partner DD 0131 240 2802 M 07717 342 093 F 0131 240 2801 E [email protected]
Malcolm Hollis LLP, a Limited Liability Partnership. Registered in England and Wales number OC314362. Registered office: 5 Brooks Court, Kirtling Street, London SW8 5BP. VAT number 863 8914 80. A list of members is available from our registered office. Regulated by RICS.
The Report sets out the tests undertaken and the variables used in the calculations. Our conclusion was that the proposed development meets the criteria required for daylight and sunlight amenity, in respect of Edinburgh City Council’s planning policy. We did not comment on outlook, as this is outwith the scope of our instruction.
It is apparent that the Council has based their decision on their own calculation rather than acceptance of the findings in our Report. We have been provided with a spreadsheet that sets out the calculations undertaken by the Council. However, we consider that there are a number of errors with the variables used in the Council’s calculation, which therefore give an erroneous result.
We have enclosed a spreadsheet, which provides a comparison between the respective calculations; and this is explained further below.
Transmittance for glass
The Council has used a figure of 0.65 for the sunpipes. We used a figure of 0.63 in our calculation. The Building Research Establishment published a research paper on the transmittance of the sunpipes used in the proposed development and this is referenced in our Report. They concluded that 0.63 was the correct value.
I would note that using 0.63 will give a ‘worse’ result, on the basis that all other variables were the same.
Correction factor for frames/Net glazing area
The Council has applied 0.7 as a correction factor for the frames of the windows resulting in a net glazing area of 2.74m2.
We undertook a design development workshop with the architect and it was established that it would be possible to rebate the windows frames into the surrounding structure. Therefore the glazing area could be maximised and be equivalent to the structural window opening. This area would be 3.91m2, which is the figure used in our calculation. This made clear in our Report.
Reducing the window area has a negative effect on the ADF calculation and we do not consider the value used by the Council to be representative of the proposed deisgn.
Angle of visible sky
In the ADF calculation the angle of visible sky (or theta value) is included in the calculation. This is derived from the VSC value and Appendix C of the BRE Guide sets out the methodology for working this out. For example if the VSC is 2%, the theta value should be in the order of 15. The higher the VSC is, the higher the theta value. The Council has accepted our VSC value of 2.67%, but applied a theta value of 9.35. This does not seem to accord with the BRE Guidance as the value should be at least 15.
Mr M Cairns 2 Ref. 42383/BTM 06 May 2015
Using a lower theta value will reduce the ADF figure in the calculation; and using an incorrect theta value will result in an erroneous ADF figure.
Sunpipe location
I note from the delegated report on the planning application that the Council consider that three of the sunpipes cannot be included in the assessment because they are located under an adjacent building and therefore do not receive any light. These are the sun pipes identified as W5/109, W6/109 and W10/109.
This is incorrect, although the drawings submitted by the architect and those included in our Report could have been clearer to avoid this misunderstanding. The design intent is for the sunpipes to run diagonally through the ceiling and then out of the building to the rear back green. My recollection is that this was discussed and made clear at the site meeting held with the Council representatives.
Conclusion
In conclusion, we have provided a detailed Report on daylight and sunlight that will be received by the proposed development. This has been undertaken in accordance with the Edinburgh Council Design Guidance and the BRE Guide. Our methodology and the variables used are clearly set out. We consider that the values that the Council has used for net glazing area and theta are incorrect; and that this results in an ADF figure that is inaccurate.
I trust the above is sufficient to clarify matters, but if you have any further queries please let me know.
Yours sincerely
Ben Mack Malcolm Hollis LLP
Enc. ADF calculation spreadsheet
Mr M Cairns 3 Ref. 42383/BTM 06 May 2015 City of Edinburgh Council – Empty property Scheme.
Comments by Empty Homes Officer - Robyn Berrie - [email protected] . Robyn has recently been appointed to focus on work in this area and that the following has been advised:
“The council is committed to working with owners of empty homes to help them bring these properties back into use. Bringing an empty home back in to use can benefit the owner, neighbours and local community. Importantly, it can also provide a home for somebody in need. In line with this, the council also has an interest in the conversion of suitable buildings into residential units where appropriate, particularly affordable accommodation. The Private Sector Leasing scheme helps people who are homeless or in need of housing, and the scheme is currently looking for landlords who own one or two-bedroom properties”.
04/05/2015
“In terms of the council’s stance on empty homes and related work in this area, I can advise the following:
The council is committed to working with owners of empty homes to help them bring these properties back into use. Bringing an empty home back in to use can benefit the owner, neighbours and local community. Importantly, it can also provide a home for somebody in need. In line with this, the council also has an interest in the conversion of suitable buildings into residential units, particularly affordable accommodation. The Private Sector Leasing scheme helps people who are homeless or in need of housing, and the scheme is currently looking for landlords who own one or two-bedroom properties.
From an empty homes perspective, I actively encourage the renovation or conversion of vacant buildings into residential wherever possible and I fully support the objective of providing a home for somebody in need – so long as the plans meet the required standards and criteria.”
04/05/2015
Hi Michael,
In terms of materials to include as part of your review/ appeal, I think it would be better if you used something more ‘concrete’ and official. I’ve just been having a look back through various reports and have found a few materials that directly address the points you are making. I think it would be more appropriate (and more robust) for you to use these instead.
To draw your attention to some of the key points:
In the City Housing Strategy, the first of the four key priorities is: ‘Increase the supply of affordable homes and develop a more strategic approach to increasing the supply of good quality, rented homes in the city.’
In the Scottish Government Town Centre Toolkit, page 46 ‘creating more town centre flats and houses’ is particularly relevant. This toolkit has just been launched too, so it is completely current.
Robyn was the person who provided me with the following pdf documents which have been attached to the “supporting documentation” folder.
Robyn provided me with this information via email in order to aid my application, as Robyn is aware of the housing crisis in Edinburgh. I am happy to forward the emails in question if requested. http://www.edinburgh.gov.uk/info/20058/private_housing/1061/empty_homes
Empty Homes Officer
Robyn Barrie
Strategy and Investment 1.4 Waverley Court 4 East Market Street Edinburgh EH8 8BG Email: [email protected] Tel: 0131 529 7111
Daylight and Sunlight Report for the Proposed Development at 95 Portobello High Street, Edinburgh EH15 1AW
Prepared for Michael Cairns Prepared by Ben Mack MA (Hons) MSc MRICS ICIOB AaPS Date 09 April 2015 Reference 42383/IM/BTM
Prepared for for Prepared Cairns Michael
Malcolm Hollis LLP 63a George Street, Edinburgh, EH2 2JG T 0131 240 2800 F 0131 240 2801 W malcolmhollis.com
Malcolm Hollis LLP, a Limited Liability Partnership. Registered in England and Wales number OC314362. Registered office: 5 Brooks Court, Kirtling Street, London SW8 5BP.
VAT number 863 8914 80. A list of members is available from our registered office. Proposed for the Report Sunlight and Daylight Street, High Portobello at 95 Development 1AW EH15 Edinburgh
Contents Page
1. Executive Summary...... 2 1.1 Scope ...... 2 1.2 Assessment Criteria ...... 2 1.3 Summary of Analysis of Daylight, Sunlight and Overshadowing for the New Development ...... 2 1.4 Overall ...... 2 2. Introduction ...... 3 2.1 Scope ...... 3 2.2 Planning Policy ...... 3 2.3 Assessment Criteria ...... 3 2.4 Limitations ...... 5 3. Assessment & Results – Daylighting, Sunlighting & Overshadowing issues in the New Development ...... 6 3.1 Internal Daylight ...... 6 3.2 Internal Sunlight ...... 7 3.3 Overshadowing ...... 7
Appendix A Tests to be Applied Appendix B Daylight Study Appendix C Sunlight Study
Daylight and Sunlight Report for the Proposed Development at 1 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
1. Executive Summary
1.1 Scope
1.1.1 We have been instructed by Michael Cairns to undertake internal daylight and sunlight tests to determine whether the proposed development at 95 Portobello High Street, Edinburgh EH15 1AW will receive sufficient daylight and sunlight.
1.2 Assessment Criteria
1.2.1 To ensure that this assessment can be appropriately evaluated against Edinburgh City Council’s planning policy, daylight and sunlight calculations have been undertaken in accordance with:
• Building Research Establishment Report ‘Site Layout Planning for Daylight and Sunlight – A Guide to Good Practice’ 2nd Edition, 2011(the “BRE guide”)
• British Standard 8206 – 2: 2008 – ‘Lighting for Buildings – Part 2: Code of Practice for Daylighting’
• Edinburgh Design Guidance (dated 16 May 2013)
1.2.2 The standards and tests applied within this assessment are briefly described in Appendix A.
1.3 Summary of Analysis of Daylight, Sunlight and Overshadowing for the New Development
Internal Daylight
1.3.1 Average Daylight Factor (ADF) and Daylight Distribution (DD) testing was undertaken, and all the rooms tested passed. The requirements set out in the Edinburgh City Council Design Guidance and BRE Guide were met to demonstrate that the proposed development will meet the requirements for providing daylight to new buildings.
1.3.2 The proposed development therefore meets the requirements of Edinburgh City Council’s planning policy in respect of daylight to new development.
Internal Sunlight
1.3.3 Annual Probable Sunlight Hours (APSH) testing was undertaken, and all the rooms tested passed. The requirements set out in the BRE Guide were met to demonstrate that the proposed development will meet the requirements for providing sunlight to new buildings.
1.3.4 The proposed development therefore meets the requirements of Edinburgh City Council’s planning policy in respect of sunlight to new development.
1.4 Overall
1.4.1 In summary, we can advise that the development will provide good daylight and sunlight amenity. It has been demonstrated that the proposed development fully accords with Edinburgh City Council’s guidance, and the BRE Guide.
Daylight and Sunlight Report for the Proposed Development at 2 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
2. Introduction
2.1 Scope
2.1.1 We have been instructed by Michael Cairns to undertake internal daylight and sunlight tests to determine whether the proposed development at 95 Portobello High Street, Edinburgh EH15 1AW will receive sufficient daylight and sunlight.
2.1.2 This report has been produced to support the planning application 14//04687/FUL.
2.2 Planning Policy
2.2.1 The Edinburgh City Local Plan adopted on 28 January 2010 contains the following policy guidance under Policy Des 3 – Development Design – Criterion c):
• “Development will be permitted where it is demonstrated that: ... c) the amenity of occupiers or neighbours will not be materially harmed, by effects on privacy, daylight, sunlight or immediate outlook”.
2.2.2 This Report has been compiled and the tests undertaken in accordance with the requirements set out in the following document:
• Edinburgh Design Guidance (dated 16 May 2013).
2.2.3 The Edinburgh Design Guidance refers to the following publication that should be used to review adequacy of daylight and sunlight:
• Building Research Establishment (BRE) Report “Site Layout Planning for Daylight and Sunlight – a guide to good practice, 2nd Edition, 2011” (“the BRE guide”).
2.2.4 The BRE Guide in turn makes reference to the following British Standards publication:
• BS8206 – Part 2: 2008 Code of Practice for Daylighting
2.2.5 The BRE has also published research that establishes the transmittance value of Syneco light tubes. This documentation has also been used in this assessment:
• Building Research Establishment (BRE) Report “Testing of light tubes. Test report number 280962 dated 14 August 2013” prepared by Dr Paul Littlefair and Dr Cosmin Ticleanu.
2.3 Assessment Criteria
2.3.1 To ensure that this assessment can be appropriately evaluated against best practice standards, daylight and sunlight calculations have been undertaken in accordance with the ‘BRE guide’ and also on BS8206–2: 2008 to which the BRE guide refers. The standards and tests applied are briefly described in Appendix A.
2.3.2 The proposed development incorporates new double glazed aluminium framed full height windows set within basement lightwells. It also utilises light tubes and the proposed product is the Solarspot D-38 single glazed top dome that is manufactured by Syneco.
Daylight and Sunlight Report for the Proposed Development at 3 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
2.3.3 The methodology for ADF testing is set out at Appendix C of the BRE Guide. In this assessment we have used the following variables in the ADF calculations.
Variable Double glazing Light tube Comments value value T - Diffuse visible 0.68 0.63 0.68 is standard value for transmittance of the glazing clear double glazing with a low emissivity coating as per the BRE Guide and BS 8206. 0.63 is the value established in the 2012 BRE Report No. 280962 M - Maintenance or 0.9 1 0.9 is the standard value correction factor for dirt attributable for normal glazing as per BS8206 and the Edinburgh Design Guidance. The light tube is constructed from self cleaning polycarbonate, hence the value attributed. 2 2 Window clear glazing size is Aw – Net glazed area of 3.91m 0.226m window 1.7 x 2.3m with frame recessed into building structure to maximise glazing area. Light tube glazed area is half spherical with diameter of 380mm and no frame. A – Total area of room Various Various This has been measured from surfaces plans for each room, with a floor to ceiling height of 2,350mm, as per the section drawings provided by SW Architectural Design. R – Average reflectance 0.5 0.5 As per the BRE Guide and Edinburgh Design Guidance
2.3.4 In the ADF calculation, a VSC value is taken from the sky visible from the centre of the window. For the lightwell windows, this has been calculated from the centre point of the vertical windows that are located to the building perimeter. For the light tubes this has been taken from the centre of each external unit. Please refer to Appendix C for the VSC values in respect of each individual window.
2.3.5 A grill is to be provided at street level over each light well, similar to the existing grills (as per the photograph below). This has bars of 20mm diameter, set within a frame at 55mm centres. The grills have been modelled into our three dimensional model of the development as an obstruction to light on the horizontal plane.
Daylight and Sunlight Report for the Proposed Development at 4 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
2.4 Limitations
2.4.1 We refer you to our daylighting and sunlighting limitations, as provided with our fee proposal.
2.4.2 Our assessment is based on the scheme drawings provided by SW Architectural Design Limited as listed below:
Drawing Revision Title Date Number 003 (P) - Location and Block Plan July 2014 001 (P) - Existing Floor Plans & Elevations July 2014 002 (P) - Proposed Floor Plans, Sections & Elevations April 2015
2.4.3 A topographical survey has not been undertaken and all levels and elevation details are approximate, having been obtained from the site inspection, OS data and elevation drawings. However, it is noted that there were no significant changes in ground level between the proposed development and the existing surrounding buildings.
Daylight and Sunlight Report for the Proposed Development at 5 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
3. Assessment & Results – Daylighting, Sunlighting & Overshadowing issues in the New Development
3.1 Internal Daylight
3.1.1 ADF tests have been undertaken to the three principal habitable rooms within the proposed development. The full ADF test results are shown in Appendix B and these are summarised below:
• Living room/kitchen - 2.01% • Bedroom - 1.35% • Master bedroom - 2.04%
3.1.2 All of the rooms tested will exceed the target values as set out in the BRE guidelines and the Edinburgh Design Guidance.
3.1.3 We consider that the results are very good in the context of the development. The target ADF for living rooms is 1.5% and 1% for bedrooms; and these criteria are comfortably exceeded. This has been achieved through design development with the architect, which has included increasing glazing size, providing additional light tubes and providing steel grills rather than concrete framed pavement lights at street level.
3.1.4 The Daylight Distribution (DD) test results are shown in full in Appendix B. Below is a summary of our findings, detailing the percentage of total room area receiving direct skylight at the height of the working plane:
• Living room - 41.6% • Bedroom - 32.3% • Master bedroom - 34.9%
3.1.5 The daylight distribution results are derived from an automated geometric calculation that takes into account all obstructions blocking visible skylight. This test does not take account of light received from the light tubes, as the sky is not directly visible through these. As such the ADF test is a more accurate assessment of actual daylight received within the rooms.
3.1.6 The results indicate that with the main habitable rooms within the proposed development will broadly meet the target daylight distribution values as defined in the Edinburgh Design Guidance, in that daylight penetrates approximately halfway into each room. This is shown in the daylight distribution diagrams in Appendix B.
3.1.7 However, daylight penetration does not meet 50% of the total room area. This is due to the subterranean location of the rooms and also due to the obstruction formed by the steel or cast iron grilles that are to be installed over the lightwells.
3.1.8 We consider that the daylight distribution results are creditable in the context of the type of development under consideration. An initial daylight analysis was provided to the architect and they have undertaken further design development as a result in order to maximise daylight. For example the glazing area has been increased and the window head set as high as possible in order to improve daylight penetration.
Daylight and Sunlight Report for the Proposed Development at 6 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
3.1.9 In summary, the development meets the criteria set out for new development in the BRE Guide and Edinburgh Design Guidance in relation to daylight.
3.2 Internal Sunlight
3.2.1 APSH tests have been undertaken to he principal habitable rooms within the proposed development. The full APSH test results are shown in full in Appendix C. Below is a summary the annual probable sunlight hours received for each room, with the figures for winter only in brackets:
• Living room - 92 (30) • Bedroom 1 - 97 (31) • Master bedroom - 98 (31)
3.2.2 All of the rooms assessed comfortably exceed the target values as set out by the BRE, which are 25 hours with a minimum of 5 hours in winter.
3.3 Overshadowing
3.3.1 The development has no gardens or amenity spaces, as defined in the BRE guide. Therefore, located close enough to the proposed development to be adversely affected by overshadowing.
Daylight and Sunlight Report for the Proposed Development at 7 Ref. 42383/IM/BTM 95 Portobello High Street, Edinburgh EH15 1AW 09 April 2015
Appendix A
Tests to be Applied
Introduction
The main purpose of the guidelines in the Building Research Establishment Report “Site Layout Planning for Daylight and Sunlight – a guide to good practice 2011, 2nd Edition” (“the BRE guide”) is to assist in the consideration of the relationship of new and existing buildings to ensure that each retains a potential to achieve good daylighting and sunlighting levels. That is, by following and satisfying the tests contained in the guidelines, new and existing buildings should be sufficiently spaced apart in relation to their relative heights so that both have the potential to achieve good levels of daylight and sunlight. The guidelines have been drafted primarily for use with low density suburban developments and should therefore be used flexibly when dealing with dense urban sites and extensions to existing buildings, a fact recognised by the BRE Report’s author in the Introduction where Dr Paul Littlefair says:
‘The Guide is intended for building designers and their clients, consultants and planning officials. The advice given here is not mandatory and the guide should not been seen as an instrument of planning policy; its aim is to help rather than constrain the designer. Although it gives numerical guidelines, these should be interpreted flexibly since natural lighting is only one of many factors in site layout design…… In special circumstances the developer or planning authority may wish to use different target values. For example, in a historic city centre, or in an area with modern high rise buildings, a higher degree of obstruction may be unavoidable if new developments are to match the height and proportions of existing buildings…..’
In many cases in low-rise housing, meeting the criteria for daylight and sunlight may mean that the BRE criteria for other amenity considerations such as privacy and sense of enclosure are also satisfied.
The BRE guide states that recommended minimum privacy distances (in cases where windows of habitable rooms face each other in low-rise residential property), as defined by each individual Local Authority’s policies, vary widely, from 18-35m1. For two-storey properties a spacing within this range would almost certainly also satisfy the BRE guide’s daylighting requirements as it complies with the 250 rule and will almost certainly satisfy the ‘Three times height’ test too (as discussed more fully below). However, the specific context of each development will be taken into account and Local Authorities may relax the stated minimum, for instance, in built-up areas where this would lead to an inefficient use of land. Conversely, greater distances may be required between higher buildings, in order to satisfy daylighting and sunlighting requirements. It is important to recognize also that privacy can also be achieved by other means: design, orientation and screening can all play a key role and may also contribute towards reducing the theoretical ‘minimum’ distance.
A sense of enclosure is also important as the perceived quality of an outdoor space may be reduced if it is too large in the context of the surrounding buildings. In urban settings the BRE guide suggests a spacing-to-height ratio of 2.5:1 would provide a comfortable environment, whilst not obstructing too much natural light: this ratio also approximates the 250 rule.
1 The commonest minimum privacy distance is 21m (Householder Development Consents Review: Implementation of Recommendations – Department for Communities and Local Government – May 2007)
Daylight
The criteria for protecting daylight to existing buildings are contained in Section 2.2 and Appendix C of the BRE guide. There are various methods of measuring and assessing daylight and the choice of test depends on the circumstances of each particular window. For example, greater protection should be afforded to windows which serve habitable dwellings and, in particular, those serving living rooms and family kitchens, with a lower requirement required for bedrooms. The BRE guide states that circulation spaces and bathrooms need not be tested as they are not considered to require good levels of daylight. In addition, for rooms with more than one window, secondary windows do not require assessment if it is established that the room is already sufficiently lit through the principal window.
The tests should also be applied to non-domestic uses such as offices and workplaces where such uses will ordinarily have a reasonable expectation of daylight and where the areas may be considered a principal workplace.
The BRE has developed a series of tests to determine whether daylighting levels within new developments and rooms within existing buildings surrounding new developments will satisfy or continue to satisfy a range of daylighting criteria
Note: Not every single window is assessed separately, only a representative sample, from which conclusions may be drawn regarding other nearby dwellings.
Daylighting Tests
‘Three times height’ test - If the distance of each part of the new development from the existing windows is three or more times its height above the centre of the existing window then loss of light to the existing windows need not be analysed. If the proposed development is taller or closer than this then the 250 test will need to be carried out.
250 test – a very simple test that should only be used where the proposed development is of a reasonably uniform profile and is directly opposite the existing building. Its use is most appropriate for low density well-spaced developments such as new sub-urban housing schemes and often it is not a particularly useful tool for assessing urban and in-fill sites. In brief, where the new development subtends to an angle of less than 250 to the centre of the lowest window of an existing neighbouring building, it is unlikely to have a substantial effect on the diffuse skylight enjoyed by the existing building. Equally, the new development itself is also likely to have the potential for good daylighting. If the angle is more than 250 then more detailed tests are required, as outlined below.
VSC Test - the VSC is a unit of measurement that represents the amount of available daylight from the sky, received at a particular window. It is measured on the outside face of the window. The ‘unit’ is expressed as a percentage as it is the ratio between the amount of sky visible at the given reference point compared to the amount of light that would be available from a totally unobstructed hemisphere of sky. To put this unit of measurement into perspective, the maximum percentage value for a window with a completely unobstructed outlook (i.e. with a totally unobstructed view through 90o in every direction) is 40%.
The target figure for VSC recommended by the BRE is 27%. A VSC of 27% is a relatively good level of daylight and the level we would expect to find for habitable rooms with windows on principal elevations. However, this level is often difficult to achieve on secondary elevations and in built-up urban environments. For comparison, a window receiving 27% VSC is approximately equivalent to a window that would have a continuous obstruction opposite it which subtends an angle of 25o (i.e. the same results as would be found utilising the 250 Test).
Where tests show that the new development itself meets the 27% VSC target this is a good indication that the development will enjoy good daylighting and further tests can then be carried out to corroborate this (see under).
Through research the BRE have determined that in existing buildings daylight (and sunlight levels) can be reduced by approximately 20% of their original value before the loss is materially noticeable. It is for this reason that they consider that a 20% reduction is permissible in circumstances where the existing VSC value is below the 27% threshold. For existing buildings once this has been established it is then necessary to determine whether the distribution of daylight inside each room meets the required standards (see under).
Daylight Distribution (DD) Test – This test looks at the position of the “No-Sky Line” (NSL) – that is, the line that divides the points on the working plane (0.7m from floor level in offices and 0.85m in dwellings and industrial spaces) which can and cannot see the sky. The BRE guide suggests that areas beyond the NSL may look dark and gloomy compared with the rest of the room and BS8206 states that electric lighting is likely to be needed if a significant part of the working plane (normally no more than 20%) lies beyond it.
In new developments no more than 20% of a room’s area should be beyond the NSL. For existing buildings the BRE guide states that if, following the construction of a new development, the NSL moves so that the area beyond the NSL increases by more than 20%, then daylighting is likely to be seriously affected.
The guide suggests that in houses, living rooms, dining rooms and kitchens should be tested: bedrooms are deemed less important, although should nevertheless be analysed. In other buildings each main room where daylight is expected should be investigated.
ADF Test –The ADF (Average Daylight Factor) test takes account of the interior dimensions and surface reflectance within the room being tested as well as the amount of sky visible from the window. For this reason it is considered a more detailed and representative measure of the adequacy of light. The minimum ADF values recommended in BS8206 Part 2 are: 2% for family kitchens (and rooms containing kitchens); 1.5% for living rooms; and 1% for bedrooms. This is a test used in assessing new developments, although, in certain circumstances, it may be used as a supplementary test in the assessment of daylighting in existing buildings, particularly where more than one window serves a room.
Room depth ratio test - This is a test for new developments looking at the relative dimensions of each room (principally its depth) and its window(s) to ensure that the rear half of a room will receive sufficient daylight so as not to appear gloomy.
Sunlight
Sunlight is an important ‘amenity’ in both domestic and non-domestic settings. The way in which a building’s windows are orientated and the overall position of a building on a site will have an impact on the sunlight it receives but, importantly, will also have an effect on the sunlight neighbouring buildings receive. Unlike daylight, which is non-directional and assumes that light from the sky is uniform, the availability of sunlight is dependent on direction. That is, as the United Kingdom is in the northern hemisphere, we receive virtually all of our sunlight from the south. The availability of sunlight is therefore dependent on the orientation of the window or area of ground being assessed relative to the position of due south.
In new developments the BRE guide suggests that dwellings should aim to have at least one main living room which faces the southern or western parts of the sky so as to ensure that it receives a reasonable amount of sunlight. Where groups of dwellings are planned the Guide states that site layout design should aim to maximise the number of dwellings with a main living room that meet sunlight criteria. Where a window wall faces within 900 of due south and no obstruction subtends to angle of more than 250 to the horizontal or where the window wall faces within 200 of due south and the reference point has a VSC of at least 27% then sunlighting will meet the required standards: failing that the Annual Probable Sunlight Hours (APSH) need to be analysed. APSH means the total number of hours in the year that the sun is expected to shine on unobstructed ground, allowing for average levels of cloud for the location in question. If the APSH tests reveal that the new development will receive at least one quarter of the available APSH, including at least 5% of APSH during the winter months (from 21 September to 21 March), then the requirements are satisfied. It should be noted that if a room has two windows on opposite walls, the APSH due to each can be added together.
The availability of sunlight is also an important factor when looking at the impact of a proposed development on the existing surrounding buildings. APSH tests will be required where one or more of the following are true:
• The ‘Three times height’ test is failed (see ‘Daylight’ above); • The proposed development is situated within 900 of due south of an existing building’s main window wall and he new building subtends to angle of more than 250 to the horizontal; • The window wall faces within 200 of due south and a point at the centre of the window on the outside face of the window wall (the reference point) has a VSC of less than 27%.
Where APSH testing is required it is similar to the test for the proposed development. That is to say that compliance will be demonstrated where a room receives:
• At least 25% of the APSH (including at least 5% in the winter months), or • At least 0.8 times its former sunlight hours during either period, or • A reduction of no more than 4% APSH over the year.
The Guide stresses that the target values it gives are purely advisory, especially in circumstances such as: the presence of balconies (which can overhang windows, obstructing light); when an existing building stands unusually close to the common boundary with the new development and; where the new development needs to match the height and proportion of existing nearby buildings. In circumstances like these a larger reduction in sunlight may be necessary.
The sunlight criteria in the BRE guide primarily apply to windows serving living rooms of an existing dwelling. This is in contrast to the daylight criteria which apply to kitchens and bedrooms as well as living rooms. Having said that, the guide goes on to say that care should be taken not to block too much sun from kitchens and bedrooms. Non-domestic buildings which are deemed to have a requirement for sunlight should also be checked.
Sunlight – Gardens and Open Spaces
As well as ensuring buildings receive a good level of sunlight to their interior spaces, it is also important to ensure that the open spaces between buildings are suitably lit. The recommendations as set out in the BRE guide are meant to ensure that spaces between buildings are not permanently in shade for a large part of the year. Trees and fences over 1.5m tall are also factored into the calculations.
The BRE guidelines state that:
• For a garden or amenity area to appear adequately sunlit throughout the year, at least 50% of the area should receive at least two hours of sunlight on 21 March;
• In addition, if, as result of new development, an existing garden or amenity area does not reach the area target above and the area which can receive two hours of direct sunlight on 21 March is reduced by more than 20% this loss is likely to be noticeable.
Appendix G of the BRE guidelines describes a methodology for calculating sunlight availability for amenity spaces.
Appendix B
Daylight Study
95 Portobello High Street INTERNAL AVERAGE DAYLIGHT FACTOR ANALYSIS APRIL 2015 Edinburgh
TOTAL PASS/ Room Room Use Window VSC(%) ADF(%) ADF(%) FAIL
95 PORTOBELLO HIGH STREET
R1/109 LIVINGROOM W1/109 2.67 0.50 R1/109 LIVINGROOM W2/109 2.67 0.51 R1/109 LIVINGROOM W5/109 89.33 0.32 R1/109 LIVINGROOM W6/109 94.05 0.34 R1/109 LIVINGROOM W10/109 96.45 0.35 2.01 PASS
R2/109 BEDROOM W3/109 2.70 0.55 R2/109 BEDROOM W7/109 99.13 0.40 R2/109 BEDROOM W11/109 99.31 0.40 1.35 PASS
R3/109 BEDROOM W4/109 2.73 0.64 R3/109 BEDROOM W8/109 99.49 0.46 R3/109 BEDROOM W9/109 99.70 0.46 R3/109 BEDROOM W12/109 99.74 0.47 2.04 PASS
Job No. 42383 Appendix B1 - ADFINT080415_Rel3 RevA 1 Rel 3
95 Portobello High Street INTERNAL DAYLIGHT DISTRIBUTION ANALYSIS APRIL 2015 Edinburgh
Room/Floor Room Use Room Area No-Sky Line % Of Room Area sq ft sq ft
95 PORTOBELLO HIGH STREET
R1/109 LIVINGROOM 248.3 103.4 41.6 R2/109 BEDROOM 213.7 69.1 32.3 R3/109 BEDROOM 205.4 71.6 34.9
Appendix B3 - DDINT080415_Rel3 09/04/2015 1
Appendix C
Sunlight Study
95 Portobello High Street INTERNAL SUNLIGHT ANALYSIS APRIL 2015 Edinburgh
Window Room Room Winter Annual Pass/ Winter Annual Pass/ Room Window Use APSH APSH Fail APSH APSH Fail
95 PORTOBELLO HIGH STREET
R1/109 W1/109 LIVINGROOM 0 0 FAIL R1/109 W2/109 LIVINGROOM 0 0 FAIL R1/109 W5/109 LIVINGROOM 27 85 PASS R1/109 W6/109 LIVINGROOM 30 89 PASS R1/109 W10/109 LIVINGROOM 30 92 PASS 30 92 PASS
R2/109 W3/109 BEDROOM 0 0 FAIL R2/109 W7/109 BEDROOM 31 97 PASS R2/109 W11/109 BEDROOM 30 96 PASS 31 97 PASS
R3/109 W4/109 BEDROOM 0 0 FAIL R3/109 W8/109 BEDROOM 31 97 PASS R3/109 W9/109 BEDROOM 31 98 PASS R3/109 W12/109 BEDROOM 31 98 PASS 31 98 PASS
Job No. 42383 Appendix C - APSHINT080415_Rel3 1 Rel 3
Report of Handling
Application for Planning Permission 14/04687/FUL At 95 Portobello High Street, Edinburgh, EH15 1AW Part change of use from office to residential (to form 2 bedroom basement flat), upper floor retained as office.
Item Local Delegated Decision Application number 14/04687/FUL Wards A17 - Portobello/Craigmillar
Summary
The proposal fails provide an acceptable outlook from habitable rooms and fails to meet the minimum level of natural daylight. The proposal does not meet the minimum standards for habitable accommodation, contrary to Hou 5 of the ECLP and the Edinburgh Design Guidance and therefore fails to comply with the requirements of policy Des 3(c) as it would materially harm future occupiers in respect of outlook and daylight.
Links
Policies and guidance for LPC, CITH5, CITD11, NSG, NSBUS, NSGD02, this application
Development Management report of handling – Page 1 of 15 14/04687/FUL
Report of handling
Recommendations
1.1 It is recommended that this application be Refused for the reasons below. Background
2.1 Site description
The application site comprises a ground floor and basement office in a four-storey Victorian tenement. The upper floors of the building are in residential use. The building is located on the north-west corner of Portobello High Street and Adelphi Grove. The entrance door to the ground floor commercial unit is positioned on the chamfered corner of the building and is aligned with the upper floor fenestration.
The ground floor comprises an existing office, corridor leading to stairs to the basement level and a cloakroom. At basement level the site comprises the basement space below 95 Portobello High Street, 2A Adelphi Grove, 2 Adelphi Grove and 4 Adelphi Grove. The space below Portobello High Street and 2A Adelphi Grove comprises four rooms accessed from a central corridor. Below 2 and 4 Adelphi Grove is a storage space. The two spaces are joined at basement level via a connecting door.
Daylight to the basement is provided via three lightwells located in the pavement along Adelphi Grove. The lightwells vary in size and are covered by metal gratings.
The building has a plain stone facade. There are string-courses separating each floor and the detailing is repeated in a modest cornice line.
This application site is located within the Portobello Conservation Area.
2.2 Site History
Application Site
6 August 2004 - Planning permission was granted for the conversion of the back half of the ground floor office unit at 95 Portobello High Street into a residential unit with access from Adelphi Grove (Reference 04/02361/FUL).
17 February 2006 - Planning permission refused for the change of use from office to residential, forming new external doorway and blocking up existing doorway. (Reference 05/04333/FUL
25 September 2014 - Planning application withdrawn for part change of use from office to residential (to form 2 bedroom basement flat), upper floor retained as office. (Reference 14/03034/FUL
Development Management report of handling – Page 2 of 15 14/04687/FUL
Other Relevant Applications
20 January 1987 - Planning permission was granted for the conversion of the facing corner shop unit (c.60 sq metres) at 97 Portobello High Street to a flat. (Reference 87/2078/86)
14 December 1987 - Planning permission was granted for the conversion of the ground floor shop unit (c.37 sq metres) at 83 Portobello High Street to a flat. (Reference (87/02115/FUL)
22 September 2005 - Planning permission refused for the conversion of 91 Portobello High Street from retail to office use as being contrary to Local Plan policy S5 (Protection of Shopping Uses). (Reference 05/01791/FUL)
Main report 3.1 Description Of The Proposal
Scheme Two
The application proposes to change the use of part of the ground floor and the entire basement space from office to residential.
At ground floor an existing internal wall separating the office space from a corridor would be extended to sub-divide the office from the residential unit. The ground floor residential accommodation would comprise a corridor which runs the depth of the building and leads to the stairs to the basement level and also a separate toilet. A separate part of the office would also be subdivided to provide a second stair access from the basement and doorway would be inserted into the common stairway of 93 Portobello High Street. Externally, a door with a window above would be inserted into the elevation to Adelphi Grove to create a separate access to the residential unit.
At basement level, the space below 95 Portobello High Street would remain in office use and be subdivided from the basement space below numbers 2A, 2 and 4 Adelphi Grove which would be converted to residential use. This space would be reconfigured to comprise two bedrooms, an ensuite, storage, combined living room/kitchen, bathroom and circulation space.
Externally, the three existing lightwells in the pavement would be increased to a length of 1.7 metres and depth of 1.4 metres. An additional lightwell would be inserted into the pavement.
Each of the lightwells would be covered by a steel pavement grill. Eight sun tunnels would be inserted to the rear elevation to provide daylight to the bedrooms and the living room. Five sun tunnels would be inserted to the rear elevation to provide daylight to the bedrooms and the living room.
Scheme One
The internal accommodation at basement level has been reconfigured. The second stair access from the basement and doorway into the common stairway of 93 Portobello High Street were not included in the previous scheme.
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Externally Luxcrete Pavement Grilles containing a pavement light and access hatch were proposed to cover the lightwells. The Luxcrete Pavement Grilles consist of pre- cast concrete panels set into the pavement containing rows of square glass lenses/blocks. Five sun tunnels were to be inserted to the rear elevation. The number of sun tunnels has now been increased to eight sun tunnels.
Supporting Statements
The applicant has provided the following supporting information:
• Daylight and Sunlight Report • Correspondence from CEC East Neighbourhood Roads Officer; • Photographs; and • General specifications for Solarspot sun tunnels.
The following information was also submitted in support of Scheme 1:
• Position of the 'no sky line' daylighting assessment; • Correspondence from Health and Safety Advisor and Fire Safety Consultant; • Correspondence from CEC East Neighbourhood Roads Officer; and • Correspondence from Imperial College of Science, Technology and Medicine.
These are available to view on the Planning and Building Standards online services.
3.2 Determining Issues
Do the proposals harm the character or appearance of the conservation area? If they do, there is a strong presumption against granting of permission.
Do the proposals comply with the development plan?
If the proposals do comply with the development plan, are there any compelling reasons for not approving them?
If the proposals do not comply with the development plan, are there any compelling reasons for approving them?
3.3 Assessment To address these determining issues, it needs to be considered whether: a) the principle of the proposal is acceptable in this location; b) the proposals will adversely affect the character and appearance of the conservation area in terms of scale, form, position and design; c) the proposal will result in an unreasonable loss of neighbouring amenity; d) the proposal will provide an acceptable level of amenity for future occupiers; e) the proposal will have any traffic or road safety issues; and
Development Management report of handling – Page 4 of 15 14/04687/FUL
f) comments raised have been addressed.
a) The Acceptability of the Proposal in this Location
The application proposes to change the use of part of the ground floor and the entire basement space from office to residential. The site is located in the urban area as defined by the Edinburgh City Local Plan (ECLP) where housing proposals are supported provided the proposal is compatible with other policies in the Plan.
The principle is acceptable in this location.
The applicant has stated that the proposal will be affordable family housing. Paragraph 126 Scottish Planning Policy defines affordable housing as: housing of a reasonable quality that is affordable to people on modest incomes. Affordable housing may be provided in the form of social rented accommodation, mid- market rented accommodation, shared ownership housing, shared equity housing, housing sold at a discount (including plots for self-build), and low cost housing without subsidy.
No information has been submitted to confirm that the property will not be sold at market value and constitutes affordable housing as per the definition set out above.
The property once development would rented out through the Private Sector Leasing Programme, http://www.edinburgh.gov.uk/info/20125/homeless_or_at_risk/831/private_sector_leasi ng_psl
This is ran through Link Housing. http://linkhousing.org.uk/what-we-do/private-sector- leasing/
The City of Edinburgh Council leases properties in Edinburgh from private landlords for three years and these are then sublet to people who are homeless or in need of housing, under a Scottish Short Secure Tenancy (SSST).
We need properties to join the scheme
We are looking for landlords who own one and two-bedroom properties in Edinburgh to join the scheme. The properties should be of a good quality, appropriately heated and have double glazing. I have other properties rented out through this scheme and have already spoke to Link Housing, who need 2 bedroom properties in this area urgently.
Development Management report of handling – Page 5 of 15 14/04687/FUL b) Character - Scale, Form and Design
The Portobello Conservation Area character appraisal identifies the application site is located within the High Street Character Zone. The appraisal outlines the Character for the Zone, this states that:
The High Street provides the commercial and administrative focus for the conservation area retaining many original two storey Regency buildings as well as a number of significant public buildings.
With regards to shops/commercial frontages, the appraisal states:
On the south side, the shops extend from Adelphi Grove to east of Marlborough Street with some shops returning down the east side of Brighton Place as far as Lee Crescent. There are few shops off the High Street and many lie vacant or have been converted into housing.
The sun tunnels will be located to the rear of the building and screened from public view. Visible elements of the proposal are the insertion of a door with a window above to the Adelphi Grove frontage and the four lightwells, covered by steel pavement grills, within the pavement. These relatively minor works have no impact upon the wider character of the conservation area.
The internal alterations do not constitute development and do not impact this assessment.
Notwithstanding this, a new doorway is proposed to be inserted to the common stairway of 93 Portobello High Street. This is to provide a second means of escape from the basement to address Building Standards requirements. The agreement of neighbours will be required to create this new doorway. No evidence of this has been submitted.
No evidence of this is required at planning stage, hence none being provided, Planning would be valid for 3 years, in which time neighbours may move on and new neighbours may move into the stair. Only at the time of development, would we gain all neighbour consent’s prior to works proceeding. We however need planning first of all. Please note, there was no neighbour objections.
The proposal will not adversely impact on the character and appearance of the conservation area and complies with policies Env 6 and Des 11 of the ECLP. c) Neighbouring Amenity
The proposal will not result in any significant increase of overlooking into neighbouring properties because the proposal will be single aspect and views the outside will be via the lightwell openings set within the pavement onto the public road of Adelphi Grove.
The external alterations will not cause any loss of daylighting or sunlight to existing development.
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The proposal will not result in an unreasonable loss of neighbouring amenity and complies with policy Des 11 of the ECLP. d) Amenity of Future Occupiers
Size
The Non-Statutory Edinburgh Design Guidance requires two-bedroom dwellings to be a minimum of 66 square metres. The proposal measures approximately 138.5 square metres and complies with this requirement of the Design Guidance.
Privacy and Outlook
Whilst it is acknowledged that the entrance doors, access corridors and toilet are located at ground floor, all of the habitable accommodation including the bedrooms, combined living room/kitchen would be located at basement level.
The outlook from the windows within the single aspect basement would be into stone lightwells and directly up to the sky through the pavement grills, which would be set into pavement. The proposal is therefore contrary to the requirements of the Edinburgh Design Guidance which expects that dwellings would have the ability to look outside, whether to gardens, streets or more long distance views.
The proposal raises no privacy issues.
Daylight
Daylight would reach the habitable rooms via four windows at basement level which each face into a stone lightwell and are covered by steel grills set horizontally into the pavement above. The applicant has submitted a supporting daylighting assessment. This confirms that the pavement grills would be similar to the existing grills which have steel bars of 20 millimetres diameter set within a frame at 55 millimetre centres. Daylight would pass through the steel grills, into the lightwells and through the double glazed windows to reach the habitable accommodation.
The pavement grills, which would be horizontally set into the pavement on Adelphi Grove, would extend from the building line 1.4 metres. The submitted block plan indicates the pavement in this location is approximately 1.5 - 1.7 metres in width from the building line.
A site meeting was carried out with the planning and building standards officials. It was observed at the site meeting that the property was very gloomy.
PLANNING CHOOSE TO CONDUCT THE MAJORITY OF THE MEETING AT THE SMALLEST EXISITING WINDOW, WHICH BEARS NO REFLECTION ON THE PROPOSALS END RESULT, WHICH WOULD BE A LARGE BRIGHT FAMILY HOME. I ASKED THE COUNCIL TO TAKE INTO ACCOUNT WHAT IS HERE ISNT WHAT IS PROPOSED.
The amended proposal includes eight sun tunnels. However, the block plan indicates that three sun tunnels, which serve the combined living room/kitchen, would be located
Development Management report of handling – Page 7 of 15 14/04687/FUL under the ground floor of 2A Adelphi Grove. The block plan also indicates that an existing outshoot to the rear of 2-4 Adelphi Grove will be located above the three light tunnels that serve the master bedroom and one of the light tunnels that serves the second bedroom. Consequently, no light would be provided by these sun tunnels.
THIS IS INCORRECT AND I AM AMAZED THIS HAS EVEN BEEN MENTIONED. WE HAVE PROVIDED A PROPOSAL THAT WOULD INCLUDE 8 X SUN TUNNELS. ALL SUN TUNNELS WOULD BE INSTALLED IN A POSITION, SO DAYLIGHT WOULD BE BROUGHT INTO THE PROPERTY AS PROPOSED. I REQUEST THE 3X SUNTUNNELS IN DISPUTE TO BE INCLUDED AND THE FACT THAT 8 X SUN TUNNELS, AS PROPOSED WOULD BE INSTALLED INTO THE PROPORTY. THIS IS 1 OF THE EXAMPLES AS TO WHY THE LIGHTING CALCULATIONS PROVIDED BY THE COUNCIL ARE INCORRECT. THE OUTSIDE SPACE IS LARGE AND CAN EASILY ACCOMADATE 8X SUN PIPES. THEY CAN EVEN BE BROUGHT IN AT THE ANGLE IF REQUIRED. SEE DRAWING AS EXAMPLE IN SUPPORTING DOCUMENTATION.
Daylighting Assessment:
Because of the unusual nature of the proposal, being a largely underground dwelling, it is necessary to assess levels of daylight using the Average Daylight Factor (ADF) method as set out in the Edinburgh Design Guidance. The ADF averages the amount of daylight in a room in comparison with light outside. The guidance sets out standard figures that should be inputted into the calculation. These figures are 0.9 correction factor for dirt on windows and sun tunnel glazing; 0.65 transmittance of glass and 0.7 for net to gross area of window. Measurements of the internal surface areas of the rooms were also taken from the application drawings. An angle of 90 degrees was assumed for the visible sky for the light reaching the sun tunnels. Using these figures and those of that are set out in the applicant's Daylight and Sunlight Report for Proposed Development at 95 Portobello High Street, it is clear that the daylight would not meet the Council's expectations.
The living room/kitchen and two bedrooms would be very gloomy in comparison with the minimum standards set out in the guidance. The proposal would not provide adequate daylight and would therefore not meet the requirements of policy Des 3 c) in this regard.
Submitted Examples:
The applicant has submitted seven examples of residential properties in existing basements within Edinburgh. Each of these examples has been considered in the assessment of this application. No examples have been provided which accurately reflect the amended proposal. Each of these is discussed in detail below:
• 36 Marionville Road - habitable accommodation at both ground floor and basement. Windows at ground floor, single aspect;
• 42 Marionville Road - habitable accommodation at both ground floor and basement. Windows at ground floor, single aspect;
Development Management report of handling – Page 8 of 15 14/04687/FUL
• 7 Holyrood Road - habitable accommodation at both ground floor and basement. Windows at ground floor, single aspect;
• 134 St Stephens Street - habitable accommodation at both ground floor and basement. Windows at ground floor, single aspect; and
• 106a Dundas Street - Georgian property on the corner of Dundas Street/Fettes Row. Single aspect with windows onto a shared courtyard at raised sub-basement level to Fettes Row. Due to the sloping topography of the site the elevation with the windows is slightly lower than basement level; and
• 26A and 27A Heriot Row - basement and sub-basement, double aspect Georgian properties. Basement windows and the top portion of the sub-basement windows face into a courtyard on the front elevation. On the rear elevation the sub- basement is at ground level due to the sloping topography of the site and there are windows at both levels onto the garden ground.
Daylight Conclusion:
In summary, all of the habitable accommodation would be provided below ground level within the basement. The immediate outlook from the windows within the single aspect basement would be into stone lightwells and directly up to the sky through the steel pavement grills, which would be set into pavement. The pavement grills would take up the majority of the width of the pavement in this location. The outlook is contrary to the Edinburgh Design Guidance.
THE PAVEMENT GRILLS ALREADY TAKE UP THE WIDTH OF THE PAVEMENT. KEITH ALLISON, AS GRANTED PERISSION FOR OUR PROPOSAL, AS WE WOULD BE REPLACING THE SUBSTADARD GRILLS THAT ARE CURRENTLY IN POSITION. IN SHORT WE WOULD BE INPROVING THE PAVEMENT AREA.
Keith Allison Professional Officer East Neighbourhood Roads Team 0131 529 6392
Daylighting to the habitable rooms would also be poor as the main source of daylight would be provided via the pavement grills. Daylight would pass through the steel grills, into the lightwells and through the double glazed windows to reach the habitable accommodation. It is acknowledged that the level of daylight within the amended proposal represents an improvement to scheme one, however, the amended proposal continues to fall short of the requirements of the Edinburgh Design Guidance.
The proposal fails provide an immediate outlook from habitable rooms and fails to meet the minimum level of natural daylight. The proposal does not meet the minimum standards for habitable accommodation, contrary to Hou 5 of the ECLP and the Edinburgh Design Guidance.
ON DAYLIGHTING AND OUTLOOK, PLEASE SEE ATTACHED DOUMENTATION WHICH SUPPORTS OUR APPLICATION.
Development Management report of handling – Page 9 of 15 14/04687/FUL
Open Space
The proposal includes no open space provision. However, the site forms part of a traditional, four storey building and the site is within 400m of both Rosefield Park and Brighton Park, therefore satisfying the open space strategy's standards. The proposed dwelling has access to a suitable provision of public open space.
Noise
The habitable rooms for the residential use will be located wholly below an existing residential property. Environmental Assessment has been consulted and has no objections to the application.
Nearby Uses
The residential use will be located on Adelphi Grove and the adjacent units on Adelphi Grove are residential. The proposed residential use is compatible with nearby uses as it is part of an established residential tenement building within a mixed use area.
Overall, the proposal would not provide a satisfactory residential environment and fails to comply with Policy Hou 5 of the Edinburgh City Local Plan and the Edinburgh Design Guidance. e) Traffic or Road Safety Issues
Transport has been consulted and has no objections to the application subject to the inclusion of informatives relating to the works to the footway to accommodate the lightwells.
The proposal raises no traffic or road safety issues. f) Public Comments
No comments were received.
CONCLUSIONS
The proposal is contrary to Edinburgh City Local Plan Policy Hou 5 and the Edinburgh Design Guidance Non Statutory Guidelines as it will not provide an acceptable outlook or adequate daylighting for future occupiers. There are no material considerations which outweigh this conclusion.
It is recommended that this application be Refused for the reasons below.
3.4 Conditions/reasons/informatives
Reasons:-
1. The proposal is contrary to Edinburgh City Local Plan Policy Hou 5 and the Edinburgh Design Guidance Non Statutory Guidelines in respect of Conversion to
Development Management report of handling – Page 10 of 15 14/04687/FUL
Housing, as it will not provide an acceptable outlook or adequate daylighting for future occupiers and therefore fails to comply with the requirements of policy Des 3(c) as it would materially harm future occupiers in respect of outlook and daylight.
Risk, Policy, compliance and governance impact
4.1 Provided planning applications are determined in accordance with statutory legislation, the level of risk is low. Equalities impact
5.1 The equalities impact has been assessed as follows:
The application has been assessed and has no impact in terms of equalities or human rights.
Consultation and engagement
6.1 Pre-Application Process
There is no pre-application process history.
6.2 Publicity summary of representations and Community Council comments
No representations have been received.
Background reading / external references
To view details of the application go to Planning and Building Standards online services
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ort of handling
Statutory Development Plan Provision The application site is located within the Urban Area and the Portobello Conservation Area as defined within the Edinburgh City Local Plan.
Date registered 28 October 2014
Drawing numbers/Scheme 01A - 03A
Scheme 2
David R. Leslie Acting Head of Planning and Building Standards
Contact: Eilidh Shaw, Planning officer E-mail:[email protected] Tel:0131 529 3903
Links - Policies
Relevant Policies:
Relevant policies of the Edinburgh City Local Plan.
Policy Hou 5 (Conversion to Housing) sets criteria for assessing the change of use to residential.
Policy Des 11 (Alterations and Extensions) sets criteria for assessing alterations and extensions to existing buildings.
Relevant Non-Statutory Guidelines
Non-statutory guidelines 'GUIDANCE FOR BUSINESSES' provides guidance for proposals likely to be made on behalf of businesses. It includes food and drink uses, conversion to residential use, changing housing to commercial uses, altering shopfronts and signage and advertisements.
Non-Statutory guidelines Edinburgh Design Guidance supports development of the highest design quality and that integrates well with the existing city. It sets out the
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Council's expectations for the design of new development, including buildings and landscape, in Edinburgh.
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Appendix 1
Consultations
Transport
I have no objections to the application subject to the following being included as conditions or informatives as appropriate:
1. The applicant should be informed that, prior to carrying out any works to the footway, a Minor Roadworks consent must be applied for and secured;
2. The works to the footway must be carried out to the satisfaction of the Head of Transport and in accordance with 'Development Roads - Guidelines and Specification'. See pages 5, 15 & 16 of http://www.edinburgh.gov.uk/download/downloads/id/704/guidance_for_householders
Environmental Assessment
Part change of use from office to residential (to form 2 bedroom basement flat), upper floor retained as office at 95 Portobello High Street (14/04687/FUL).
Environmental Assessment commented on a similar application for this site previously (14/03034/FUL). None of the issues raised by Environmental Assessment then have addressed.
The applicant proposes the change of use of a basement property from office to residential use at 95 Portobello High Street. It was initially thought that part of the proposed residential unit would be located directly below the ground floor commercial property. However this is not the case the proposed residential basement unit will be located directly below an existing residential property, therefore Environmental Assessments previous concerns are no longer valid.
Therefore, Environmental Assessment offers no objection to this proposed development.
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END
Development Management report of handling – Page 15 of 15 14/04687/FUL Health, Social Care and Housing Committee
10.00am, Tuesday, 17 June 2014
City Housing Strategy 2012-17 Annual Review
Item number Report number Executive/routine Executive Wards All
Executive summary
The purpose of this report is to set out progress towards meeting the aims of the City Housing Strategy over the last year and identify key challenges and priorities for 2014/15. The City Housing Strategy 2012-17 (CHS) is reviewed each year to ensure that it responds to changing pressures and challenges. The key priorities for 2014/15 are to: Increase the supply of affordable homes and develop a more strategic approach to increasing the supply of good quality, rented homes in the city. Invest in Council homes to meet the Scottish Housing Quality Standard (SHQS) and improve the energy efficiency of homes. Work with partners to support housing for veterans. Invest in digital inclusion to increase opportunities for Council tenants.
Links
Coalition pledges P8, P9, P10, P11, P13, P14, P17, and P50 Council outcomes CO7, CO13, CO16, and CO26 Single Outcome Agreement SO4
Report
City Housing Strategy 2012-17 Annual Review
Recommendations
It is recommended that Health, Social Care and Housing Committee: 1.1 Notes the achievements of the City Housing Strategy in 2013/14. 1.2 Notes the outturns from the Affordable Housing Supply Programme. 1.3 Agrees the priorities for 2014/15. 1.4 Agrees that the Council should provide funding of £0.250 million to the Scottish Veterans’ Garden City Association to enable the development of a veterans’ housing project in Salvesen Gardens. 1.5 Requests a report on the feasibility of expanding the 21st Century Homes programme, within two committee cycles. 1.6 Requests a report back, later in the year, on proposals for service improvement to meet the challenges of the next five years. 1.7 Refers this report to the Economy Committee for information. Background
2.1 The CHS was approved by the Health, Social Care & Housing Committee, on 13 December 2011, following extensive consultation with internal and external stakeholders. 2.2 The CHS is a five year plan which covers all tenures and types of housing and housing support. The CHS aims to deliver three outcomes: People live in a home they can afford. People live in a warm, safe home in a well-managed neighbourhood. People can move home if they need to.
2.3 The CHS is reviewed each year. This review is based on service and housing market performance set out in the CHS Databook (Appendix 1). The review is also informed by the views of customers, discussions with partners and stakeholders, as well as policy, legislative and financial changes. 2.4 The CHS was reviewed with stakeholders at the Health, Social Care and Housing Policy Development and Review Sub Committee on 1 April 2014. Attendees were asked to consider how collaborative and co-operative working could help address key housing challenges, in line with the Council’s coalition pledge to encourage the development of co-operative housing arrangements.
Health, Social Care and Housing Committee – 17 June 2014 Page 2 2.5 In 2013, the Council undertook an extensive survey of tenants’ views. The results of that survey, along with the initial findings of the recent ‘Your Rent, Your Priorities’ consultation, have also informed this review. Main report
3.1 The purpose of this report is to set out progress towards meeting the CHS aims for 2013/14 and to identify key challenges and priorities for 2014/15. 3.2 Edinburgh’s Housing Service is recognised nationally as providing a high quality service with high levels of customer satisfaction. The Council is considered to be at the forefront of innovation in terms of delivering affordable homes. The Housing Service will be facing a number of significant challenges over the next five years. Proposals for service improvement are currently being developed and this will be reported back to Committee later in the year. CHS Outcome 1: People live in a home they can afford Achievements in 2013/14 3.3 There has been significant success in delivering affordable housing in 2013/14: The number of affordable homes completed has trebled from 411 in 2008/9 to 1,261 in 2013/14. The £142 million of private and public funding invested in 1,261 affordable homes during 2013/14 generated an extra £107 million for the local economy, as well as, supporting over 1,900 jobs. In 2013/14, just under 1,400 new affordable homes were approved for funding or equity support. For the past three years approvals have considerably exceeded targets. The City of Edinburgh Council’s Affordable Housing Policy has helped to deliver homes on 15 sites across the city. Approximately half of the 1,200 homes completed in 2013/14 were delivered through the Affordable Housing Policy. In March 2014, over 1,000 affordable homes were under construction at 25 sites in the city, 23 of which are brownfield sites. Over 51 sites have been identified by Registered Social Landlords (RSLs) as part of the development of the Strategic Housing Investment Plan (SHIP). The SHIP has the ability to deliver up to 2,500 new affordable homes over the next three years. The Scottish Government is expected to publish guidance for this year’s SHIP by the end of the calendar year. Since 2010, the Council has committed over £100 million of loans to developers and RSLs for mid market rent homes across the city. 3.4 Affordable homes are delivered through several different funding streams, providing a mix of tenures and increasing choice for people looking for a home they can afford. 3.5 As well as building new homes, making best use of existing homes contributes to maximising the supply of affordable homes. The Capital Coalition pledged to set up a task force to investigate ways to bring empty homes into use (Pledge
Health, Social Care and Housing Committee – 17 June 2014 Page 3 10). In 2013/14 Link Housing Association, with support from the Council, was awarded £750,000 of Scottish Government funding for a loan fund to help owners of empty homes bring them back into use. This initiative, alongside the Council’s decision to increase Council Tax for empty homes, will help to ensure that the number of empty homes in the city is minimised. A separate report to this Committee presents options for the appointment an Empty Homes Officer post. Challenges and Opportunities 3.6 The level of new affordable homes delivered in 2013/14 must be sustained in order to meet housing need and support the local economy. The Council seeks to maintain a high level of approvals, through new funding models, working with new and existing partners. Delivery of affordable housing at scale can only be achieved through taking forward innovative delivery models, expanding the Council’s house building programme and continuing to support RSLs and other partners. 3.7 Delivery of the Council’s 21st Century Homes Programme is well advanced. Affordable housing development is complete at Gracemount where a new residents’ association has been established. New Council homes are being let at Greendykes with first handovers of new homes at West Pilton Crescent anticipated in the autumn. The Council has awarded a contract for the development of 356 Council homes at Pennywell with site start anticipated in the early summer. 3.8 In light of the success of 21st Century Homes, the Council is currently exploring the feasibility of expanding this programme. Site options are being considered and a business case will be developed. This will be reported back to Committee within two cycles. 3.9 As well as pressure on affordable homes, there is insufficient supply to meet demand in the private rented sector. The private rented sector is fragmented and consists of a large number of small scale landlords. Over the last few years rents have been increasing and the time taken to let homes in the private sector has been reducing, indicating insufficient supply to meet demand. In spite of this, the market is not showing signs of increasing the supply to meet this growing demand. 2014/15 priorities 3.10 To address these challenges the key priorities for 2014/15 are: Continue to focus on delivering 1,500 affordable homes each year. This will be done through taking forward the 21st Century Homes programme, having the right delivery partners and vehicles and testing out innovative funding mechanisms. Develop a more strategic approach to increasing supply in the rented market.
Health, Social Care and Housing Committee – 17 June 2014 Page 4 CHS Outcome 2: People live in a warm safe home in a well managed neighbourhood Achievements in 2013/14 3.11 The 2013 Tenant Survey showed that: 90% of Council tenants are satisfied with the overall service they receive. 92% are satisfied with their neighbourhood as a place to live. 89% are satisfied with the Council’s management of their property. 3.12 Other key achievements include: 91% of Council homes met the SHQS. The Council has invested around £30 million in insulation measures and new heating systems in the last five years. In 2013/14 and 2014/15, £12 million will be invested in improving private homes through Energy Companies Obligation and Home Energy Efficiency Programmes Scotland – Area Based Schemes. 93 Council staff received training to become ‘energy champions’. 4,000 energy advice guides were sent to Council tenants. 116 people in Edinburgh switched energy supplier, through the South East Scotland Collective Switching Project. This collaborative approach saved each household an average of £147. £2 million was also invested in Neighbourhood Environmental Projects, contributing to the high levels of satisfaction with neighbourhoods. The Council launched the new Shared Repairs Service in April 2013 to support homeowners to repair and maintain their homes. 97% of private landlords operating in the city are registered with the Landlord Registration Scheme. A Private Rented Sector Forum was established to bring together private renters and landlords and to identify opportunities for improving the sector. 3.13 A number of collaborative and co-operative approaches are being explored in relation to this outcome. A housing association led Energy Services Company (ESCO) is being developed and aims to take a more co-operative approach to providing cheaper energy for tenants. A Council led ESCO is also being explored. 3.14 The Council is piloting Community Co-operatives in new 21st Century Homes developments at Greendykes and West Pilton Crescent. These aim to give tenants more say in the way their homes and surrounding environment are managed, to encourage a greater sense of responsibility and strengthen communities.
Health, Social Care and Housing Committee – 17 June 2014 Page 5 Challenges and Opportunities 3.15 All social landlords are required to comply with the SHQS by 2015 so there is a need to focus investment on this in the year ahead. 3.16 Investment in Council homes also needs to reflect what is important to tenants, as well as, meeting statutory requirements. The Council has been working with tenants to identify their investment priorities through the ‘Your Rent, Your Priorities’ consultation in 2013/14. 3.17 The Scottish Government published the new Energy Efficiency Standard for Social Housing (EESSH) in March 2014. EESSH sets out targets from 2015, to be met by 2020. On average Council homes are more energy efficient and emit less carbon than private sector homes. 3.18 Continuing to provide advice on energy use and helping tenants to reduce fuel bills was agreed as a key priority by stakeholders at the Policy and Development Review Sub Committee on 1 April 2014. The Tenant Survey also found that tenants are not clear about who to contact for energy advice. There is a need for greater focus on communications and advice, with more face to face contact and home visits. 3.19 The Housing (Scotland) Act 2006 was intended to address problems of conditions and quality on private sector housing. To date, the success of this legislation has been limited. The Scottish House Condition Survey (SHCS) shows that the percentage of private homes in Scotland with some form of disrepair has actually increased from 76% in 2003/06 to 80% in 2010/12. 3.20 Managing communal repairs in mixed tenure blocks and encouraging home owners to take more responsibility for repairs and maintenance is still a big challenge for the city. 3.21 The majority of private landlords operating in Edinburgh are responsible landlords. There is, however, a need to ensure all landlords take responsibility for the quality of their properties, including common repairs. 2014/15 priorities 3.22 To address these challenges the key priorities for 2014/15 are: Focus investment in Council homes to ensure compliance with SHQS by 2015. Plan for and invest in energy efficiency measures to ensure all Council homes meet the EESSH target, by 2020. Improve communications and advice in relation to energy efficiency and fuel poverty with greater focus on face to face advice and home visits. Develop the Shared Repairs Service and encourage home owners to take greater responsibility for repairs and maintenance of common areas, through establishing a facilitation service and Trusted Trader scheme. Use enforcement powers to tackle private landlords who fail to meet their statutory obligations.
Health, Social Care and Housing Committee – 17 June 2014 Page 6 CHS Outcome 3: People can move home if they need to Achievements 2013/14 3.23 The focus of this outcome is on supporting people to live independently in their own home and to make the right choices if they need to move home. Key achievements include: 3,286 people from the EdIndex housing register were housed. 727 homes were adapted, enabling older and disabled households to remain in their homes. The number of people presenting as homeless has continued to fall. In 2012/13 4,267 people presented as homeless, a decrease of 4% on the previous year. A dedicated Welfare Reform Team has been established to work with Council tenants who are affected by welfare reform. Actions to address the impact of welfare reform have reduced the percentage of households affected by under occupation and in arrears from 76% in August 2013 to 44% in March 2014. A Communication strategy was launched to raise awareness of support that is available for people experiencing difficulty paying their rent.
Challenges and Opportunities 3.24 Although fewer people are presenting as homeless, the length of stay in temporary accommodation is increasing. The Council is reviewing the temporary accommodation service and routes into housing to address this. 3.25 High demand for private rented homes in the city means that it can be difficult for households who are in housing need to access the sector. 3.26 Edinburgh needs the right mix of housing and a range of care and support services to meet the needs of an ageing population. This will help prevent hospital admissions and facilitate discharge from hospital. An accommodation strategy is being developed in partnership with H&SC and the NHS. The planned re-provisioning of services on NHS sites provides an opportunity to provide new housing, including accessible housing for older people. 3.27 The Council is also working more closely with RSLs to identify adaptations that can assist people to live independently in their home and provide funding support to enable adaptations to be carried out quickly. A separate report to this Committee recommends rolling out the Prestonfield wet floor shower pilot. Provision of a wet floor shower in ground floor homes occupied by older people will help prevent hospital admissions and facilitate early discharge from hospital. 3.28 The Council is also working with organisations in the city to address the housing needs of veterans, particularly those with a disability. Accessible housing, including wheelchair accessible housing, is delivered each year through the Affordable Housing Supply Programme (AHSP). 3.29 The Scottish Veterans’ Garden City Association (SVGCA) was successful in attracting Libor funding from the UK Government and top up funding from the Health, Social Care and Housing Committee – 17 June 2014 Page 7 Scottish Government in 2013 to build veterans accommodation in Salvesen Gardens in Edinburgh. The SVGCA has provided the Council with costs for the project which show a shortfall of £250k to build five homes for disabled veterans using their Community within a Community model. The SVGCA has asked if the Council will fund this shortfall to enable the project to commence. This would be funded through the Council Tax Discount Fund. 3.30 In addition, the Council is working with veterans organisations to bid for a new round of Libor funding announced by the UK Government in 2014. The funding would be used to support a specific project in Edinburgh. A key aim of this project would be to use it as a pilot, building on existing partnership working through the Armed Forces Covenant to address veterans housing needs through the AHSP in future years. 3.31 There is a growing digital divide between those who can and do access services through the internet and those who cannot or do not. Access to digital services is increasingly important. Future benefit claims will have to be made online, most jobs are advertised online and the internet often provides access to cheaper goods and services. The Council is also increasing the number of services it provides online. 3.32 Many housing providers are exploring ways to increase the availability and use of digital services for their tenants. Latest figures show that 4.1million of the 8.7 million UK adults who have never been online live in social housing. In Edinburgh, the Tenant Survey indicated that 52% of council tenants never use the internet or mobile applications. Only 10% of tenants aged 65 and over use the internet or mobile applications. This is significant given that around 30-35% of tenants are in the 65 and over age group. 2014/15 priorities 3.33 To address these challenges the key priorities for 2014/15 are: Invest in digital inclusion to improve opportunities for Council tenants. Review the temporary accommodation service and the routes into housing. Focus on housing options to improve customer outcomes. Work with Health and Social Care, the NHS and other partners to develop the Accommodation Strategy for Older People. Support the development of projects to meet the needs of veterans. Measures of success
4.1 Measures of success are: New modern cheap to heat homes are built in the city. Existing homes are modernised through investment. People can move home when they need to.
Health, Social Care and Housing Committee – 17 June 2014 Page 8 Financial impact
5.1 House building and housing management is a major contributor to Edinburgh’s economy. The Council’s Housing Revenue Account has an annual budget of around £100 million, which pays for the housing service, improving the quality of Council homes and supporting the delivery of new Council homes. 5.2 The Council and RSLs will invest almost £50 million of public funding in building new affordable homes in 2014/15. The Scottish Government has allocated £81.168 million in AHSP funding to the Council between 2012/13 and 2014/15 to support RSLs to build new affordable homes. The delivery of the AHSP programme will result in total investment of around £395 million and create an estimated 5,000 jobs in the local and national economy. Risk, policy, compliance and governance impact
6.1 Under the Housing (Scotland) Act 2001, Local Authorities are required to have a Local Housing Strategy (called the City Housing Strategy in Edinburgh). 6.2 The CHS is reviewed annually. This ensures the strategic housing priorities and work streams continue to reflect changes to policy and legislation, economic changes and financial pressures and wider Council priorities. Equalities impact
7.1 A full Equalities Impact Assessment was carried out on the CHS in 2011 and reported to Health, Social Care and Housing Committee in December 2011. The assessment concluded that the housing strategy should have a positive impact on equalities by helping people to access suitable, affordable housing, improving the quality of existing housing and providing advice and support to prevent people from reaching a crisis point. Sustainability impact
8.1 Building new energy efficient homes and investment in existing homes reduces heating costs and reduces carbon emissions. Consultation and engagement
9.1 The development of the CHS was informed by extensive consultation during summer 2011/12. 9.2 The findings of the Tenant Survey 2013 have informed this review. 9.3 The Council consulted tenants on investment priorities through 2013/14 and early findings from that consultation have informed this review. 9.4 This review has been informed by discussions with partners and stakeholders, including elected members, at the Policy Development and Review Sub Committee of Health, Social Care and Housing Committee on 1 April 2014.
Health, Social Care and Housing Committee – 17 June 2014 Page 9 Background reading/external references
Minute of the Policy and Development Review Sub Committee of Health, Social Care and Housing Committee 1 April 2014 Housing (Scotland) Bill consultation response – Health, Social Care and Housing Committee 28 January 2014
John Bury Acting Director of Services for Communities Contact: Gillian Campbell, Strategy Manager (Acting) E-mail: [email protected] | Tel: 0131 529 2252
Links
Coalition pledges P8 – Make sure the city’s people are well-housed, including encouraging developers to build residential communities, starting with brownfield sites. P9 – Work in partnership with Scottish Government to release more funds for Council homes for rent. P10 – set up an empty homes task force to investigate ways to bring empty homes back into use. P11 – Encourage the development of co-operative housing arrangements. P13 – Enforce tenancy agreements (Council and private landlord) with a view to ensuring tenants and landlords fulfil their good conduct responsibilities. P14 - Strengthen Council housing allocation policy to give recognition to good tenants and to encourage responsible tenant behaviour and responsibilities P17 – Continue efforts to develop the city’s gap sites and encourage regeneration. P50 – Meet greenhouse gas targets, including the national target of 42% by 2020. Council outcomes CO7 – Edinburgh draws new investment in development and regeneration. CO13 – People are supported to live at home. CO16 – Well-housed – People live in a good quality home that is affordable and meets their needs in a well managed Neighbourhood. CO26 – The Council engages with stakeholders and works in partnership to improve services and deliver on agreed objectives. Single Outcome SO4 – Edinburgh’s communities are safer and have improved physical Agreement and social fabric. Appendices Appendix 1 – City Housing Strategy Databook
Health, Social Care and Housing Committee – 17 June 2014 Page 10
City Housing Strategy
Databook – June 2014
Introduction
Welcome to the City Housing Strategy Databook June 2014.
This updates the information contained in the Databook published in May 2013. Some of the graphs and commentary in this Databook have been updated where new information has become available.
The Databook follows the same structure as the City Housing Strategy 2012-17 and contains supporting information referred to throughout the Strategy. The Databook uses a series of graphs to provide context for the current housing market system, evidence for strategic direction and a baseline for monitoring progress of the Strategy.
The Databook presents statistics on demographic change, tenure patterns, housing supply and demand, house conditions, energy efficiency and fuel poverty, homelessness and housing support and the Council’s performance.
For further information, please contact the Strategy Team at [email protected]
City Profile Edinburgh’s population is projected to grow at a faster rate than the Scottish average with an additional 95,000 households living in the city by 2035. This growth in population will lead to increasing demand for new homes and increasing pressure on existing Council services. The average house price in Edinburgh in 2013/14 was £216,651. This is more expensive than any other Scottish city and 38% higher than the Scottish average. High house prices and strict lending criteria mean that many households are excluded from home ownership leading to high demand for private rented homes and social housing. 67% of homes in Edinburgh are flats and 49% of homes in Edinburgh were built before 1945. Older, flatted properties can be difficult and expensive to maintain, especially in cases of mixed ownership. Flats above the ground floor can also have accessibility issues for older and disabled people.
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City Profile
1. Edinburgh’s population is expected to increase at a greater rate than the Scottish average.
The number of people living in Projected Percentage Change of Population 2010-2035 Edinburgh is projected to 90% increase by 25.8% from 486,120 Scotland 80% Edinburgh in 2010 to 611,367 in 2035. The 70% Scottish population is projected to 60% increase by 10.2% over the same 50% period. 40%
30% In Edinburgh the number of
20% people in all age groups is
10% projected to increase, except
0% those in the 16-29 year old group. -10% All Ages 0-15 16-29 30-49 50-64 65-74 75+
Source: National Records of Scotland
2. The number of households in Edinburgh is projected to increase by 95,000 by 2035.
Edinburgh is projected to be the Projected Percentage Change of Number of Households 2010-2035 fastest growing local authority city in Scotland. The number of 50% 45% households is projected to increase 40% by 43% from 220,190 in 2010 to 35% 314,670 in 2035. During the same 30% 25% period the number of households in 20% Glasgow – the largest Scottish city 15% – is projected to increase by 28% 10% 5% from 282,200 to 361,280. 0% An increasing number of Scotland Aberdeen Dundee Edinburgh Glasgow Stirling households will result in a higher demand for housing.
Source: National Records of Scotland
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3. Single person households are projected to increase while households with one child or more will decrease.
The percentage of single person Projected Percentage of Household Types in Edinburgh 2010 and 2035 households is projected to increase from 40% in 2010 to 45% in 2035. The 100% 10% 10% percentage of households with one 90% 11% child or more is projected to decrease 80% 15% from 20% to 17% during the same 70% 28% 60% 30% period.
50% 6% A mix of age groups and household 5% 40% types is important to ensure 30% communities are sustainable. Actions 20% 40% 45% are required to help families with 10% 0% children remain in the city, including 2010 2035 the construction of more affordable
1 adult 1 adult + child(ren) 2 adults family homes. 2+ adults + child(ren) 3+ adults
Source: National Records of Scotland
4. Edinburgh will need approximately 1,660 new affordable homes every year for the next ten years.
The South East Scotland (SESplan) Projected Housing Need and Demand Housing Needs and Demand Study 4500 Market Housing projected that Edinburgh would 4000 Affordable Housing require approximately 1,660 new 3500 affordable homes and 1,900 private 3000 market homes every year for the
2500 next ten years.
2000 It assumes those households who
1500 were in need at the start of the study
1000 period will have their need resolved within ten years. Thereafter it is 500 projected that 2,800 new homes will 0 be required every year. Yr 1 Yr 3 Yr 5 Yr 7 Yr 9 Yr 11 Yr 13 Yr 15 Yr 17 Yr 19
Source: SESplan Housing Needs and Demand Study 2010
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5. Edinburgh has the highest average house prices compared to other Scottish cities.
Average house prices in Scotland Average House Price of Scottish City Local Authorities remained relatively stable over the last few years. Aberdeen has £240 showed an upward trend in the last £220 four years while there was a
Thousands downward trend in Glasgow. £200 Edinburgh has the highest average £180 house prices when compared to other £160 Scottish cities.
£140 High house prices combined with stagnating household incomes is £120 preventing many people from
£100 becoming home owners and 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14 increasing demand for social housing, Scotland Edinburgh affordable housing and private rented Glasgow Aberdeen Dundee Stirling housing.
Source: Registers of Scotland
6. The number of house sales in Edinburgh and Scotland has shown some recovery in 2013/14.
It is has been more difficult for 18000 180000 people to access home 16000 160000 homeownership since the economic
14000 140000 downturn. 12000 120000 Registers of Scotland (RoS) record 10000 100000 all house sales in Scotland within 8000 80000 the price range of £20,000 to £1 6000 60000 million. The number of house sales 4000 40000 2000 20000 in Edinburgh recorded by RoS has 0 0 increased by 26% from 8,045 in
2007/082008/09 2009/10 2010/11 2011/12 2012/13 2013/14 ScotlandSalesin of NUmber 2012/13 to 10,119 in 2013/14 but NUmber of Sales in EdinburghSalesin of NUmber Edinburgh Scotland was still 36% lower than that in 2007/08.
Source: Registers of Scotland
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7. The number of Jobseeker’s Allowance claimants in Edinburgh has fallen by 22% since March 2013.
Number of Jobseeker's Allowance Claimants The number of people claiming Jobseeker’s Allowance has Edinburgh total claimants fallen from 11,559 in March 14 Edinburgh % of working age population 7% Scotland % of working age population 2013 to 9,020 in March 2014. 12 6% While this is a positive trend, 10 5% the number of claimants remains significantly higher 8 4% than before the economic Thousands 6 3% downturn.
4 2% The number of claimants in Edinburgh as a proportion of 2 1% the working age population follows a similar pattern to the
0 0% 08 09 09 10 10 11 11 12 12 13 13 09 10 11 12 13 14 08 09 10 11 12 Scottish average, but at a ------lower rate. Jun Jun Jun Jun Jun Mar Mar Mar Mar Mar Mar Sep Dec Sep Dec Sep Dec Sep Dec Sep Dec Dec
Source: NOMIS
8. Students studying in and around Edinburgh increase demand for private rented homes.
University Enrollment 2012/13 About 57,000 students were enrolled in one of the four universities situated in and around 30000 Edinburgh in 2012/13. This is a reduction of 3% 25000 since 2011/12 when about 59,000 students were 20000 enrolled.
15000 The majority of students stay in the private rented sector. However, over the last few years 10000 there has been a significant increase in purpose 5000 built student accommodation in Edinburgh. 0 The Council has also supported Edinburgh University Edinburgh Heriot Queen of Napier Watt Margaret University students to establish a Student Edinburgh University University University Housing Co-op which is seeking to provide Full Time Part Time affordable accommodation for over 100 students.
Source: Higher Education Statistics Agency
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9. Over two thirds of all homes in Edinburgh are flats.
House Types in Edinburgh and Scotland 2010/12 100% Flats account for 67% of all homes 90% in Edinburgh, which is well above 80% the Scottish average of 36% and 70% the second highest proportion of 60% 50% flats in Scotland. 40% This has implications for 30% accessibility and for repairs and 20% maintenance, especially in shared 10% 0% areas. Edinburgh Scotland
Flats Houses
Source: Scottish House Condition Survey
10. Nearly half of the homes in Edinburgh were built before 1945 making Edinburgh’s housing stock significantly older than housing in other areas of Scotland.
49% of the homes in Edinburgh Age of Dwellings 2010/12 were built before 1945, compared to 35% the Scottish average of 32%. 30% Only 21% of the homes in Edinburgh were built after 1982. 25% The relatively old profile of 20% Edinburgh homes means higher 15% requirements for maintenance, more conservation issues, challenges in 10% improving energy efficiency and preparing buildings for climate 5% change scenarios. 0% pre-1919 1919-1944 1945-1964 1965-1982 post-1982
Edinburgh Scotland
Source: Scottish House Condition Survey
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Outcome 1: People live in home they can afford. Edinburgh needs an average of 3,600 new homes every year for the next ten years if all the affordable housing need and market housing demand are to be met within the city. Edinburgh has the fourth highest median house price to median household income ratio in Scotland. This means it is difficult for households on an average income to buy a home in the city without assistance. High demand for private rented homes has contributed to rising rents. The cost of private renting in Edinburgh has increased significantly making the private rented sector less affordable and at the same time, more difficult for private renters to save a deposit to buy a home. More intermediate tenures, such as mid market rent and shared equity homes should be made available to those who cannot afford private housing but are unlikely to be offered social rented housing. The number of new homes completed has reduced significantly since the recession but has shown some recovery in the last couple of years. The Council has been working closely with the Scottish Government, housing associations and private developers to increase the supply of new homes. The Council has adopted a flexible and innovative approach to providing new affordable homes with limited funding. It has participated in the NHT programme to build mid market rented homes, is delivering new, energy efficient homes through the Council’s 21st Century Homes programme and has an effective Affordable Housing Planning Policy. The number of affordable homes completed has trebled since 2008. Edinburgh has a lower proportion of vacant homes than the Scottish average, though it has a relatively high proportion of second homes. On 1 January 2014, a new policy on Council Tax discount was implemented. The policy reduces the Council Tax discount rate for empty and unfurnished homes from 50% to 10% after six months and increases charges to full Council Tax plus a 100% surcharge after 12 months. This policy is intended to encourage owners to bring empty homes back into use.
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11. Edinburgh needs 1,660 new affordable homes to be built each year to meet housing need.
Evidence gathered to inform the Annual Affordable Housing Need in the SESplan Area SESplan Housing Need and Demand Study indicates that Edinburgh has a 1800 1600 need for 1,660 new affordable homes 1400 every year. 1200 1000 800 This is more than all of the other 600 SESplan areas combined. 400 200 0
Source: SESplan Housing Need and Demand Study 2010
12. Edinburgh had the fourth highest house price to household income ratio in Scotland in 2012. Neighbouring East Lothian and Midlothian were also in the top 10.
Registers of Scotland recorded 6,749 Top 10 Median House Price to Median second hand and new build house Household Income Ratio 2012 sales in Edinburgh in 2012. This does not include Right to Buy sales and 8.00 7.00 inter-family sales. 6.00 5.00 The median sales price was £177,000 4.00 and the median household income in 3.00 2.00 Edinburgh was £26,220. This gives an 1.00 affordability ratio of 6.75. Compared to 0.00 the ratio of 5.9 the year before, it implies that house buying in Edinburgh has become less affordable.
Source: Scottish Government’s Centre for Housing Market Analysis Data Pack 2013 (2012 Data)
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13. Private rents have been increasing steadily indicating increasing demand in the sector.
The average private rent has Average Monthly Rent in Edinburgh PRS increased by 26% from £675 per 1600 month in Q1 2007 to £848 per 1400 month in Q1 2014.
1200 The largest rent increase during this time was in three bedroom homes 1000 (27%) and the smallest increase 800 was in two bedroom homes (19%). 600 Restrictions on mortgage lending, 400 high deposits and economic
uncertainty are likely to have increased demand in the private 2007 Q1 2007 Q3 2007 Q1 2008 Q3 2008 Q1 2009 Q3 2009 Q1 2010 Q3 2010 Q1 2011 Q3 2011 Q1 2012 Q3 2012 Q1 2013 Q3 2013 Q1 2014 rented sector. All 1 bed 2 bed 3 bed 4 bed
Source: Citylets
14. The average time taken to let a two bedroom home in the private sector remains below the peak in Q1 2009.
The average time taken to let a two Avearge Time to Let a 2 Bedroom Flat in Edinburgh (days) bedroom home in Edinburgh has fallen from a peak of 48 days in Q1 60 2009 to 31 days in Q1 2014. 50 Shorter letting times indicate increased demand in the market. 40 This increase in demand is likely to 30 be due to a number of factors including restrictions on mortgage 20 lending, high deposits and economic
10 uncertainty.
0 Q1 Q3 Q1 Q3 Q1 Q3 Q1 Q3 Q1 Q3 Q1 2009 2010 2011 2012 2013 2014
Source: Citylets
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15. The cost of fuel is rising faster than the cost of renting a home in the private rented sector.
Percentage Change in Energy Bills and Private in Edinburgh since 2007 The average annual fuel bill for a 35% home in Edinburgh has risen by 30% between 2007 and 2013. During this 30% time, the average annual rental rate 25% in Edinburgh increased by 16%. 20% The cost of fuel will have a greater 15% impact on overall affordability of 10% housing in the future if fuel prices continue to rise at their current rate. 5%
0% 2008 2009 2010 2011 2012 2013
Increase in Energy Bills Increase in Private Rent
Source: Citylets and the Department of Energy & Climate Change
16. The supply of new build housing in Edinburgh has reduced significantly following the economic downturn.
1,165 new houses were completed in Edinburgh and Scotland Housing Completions (All Tenures) Edinburgh during 2012/13. Although this is a reduction in completions compared to 2,000 25,000 2011/12, Edinburgh still outperformed 1,500 20,000 Scotland as a whole, where completions 15,000 continued to decrease. 1,000 10,000 The Council is working with partners to 500 5,000 increase the supply of housing and 0 0 support the construction industry. There are over 1,000 affordable homes under construction in the city at any one time.
Edinburgh, City of SCOTLAND
Source: Housing Statistics for Scotland
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17. The number of private homes completed increased in the last two years, indicating a recovery of the private housing market.
The number of new private homes Edinburgh New Build Completions completed reduced significantly 1,600 between 2008/09 and 2010/11, but 1,453 1,400 has shown some recovery in 2011/12 1,200 and 2012/13. 1,000 436 affordable homes were completed 800 729 in 2012/13 through the Scottish 600 Government and Council new build 400 436 programmes. In addition, a further 123 333 200 mid market rented homes were delivered with funding from the 0 2008/09 2009/10 2010/11 2011/12 2012/13 Scottish Government and 41 of the Council’s 21st Century Homes Private completed in early 2012. Housing Association & Local Authority
Source: Housing Statistics for Scotland
18. The number of Right to Buy (RTB) sales to sitting Council tenants has decreased significantly in the last five years.
There were only 75 RTB sales to Right to Buy Sales to Sitting Tenants sitting Council tenants in 2012/13, 200 compared to 186 sales in 2008/09. 180 This is partly due to the less 160 generous discounts under the 140 modernised terms of RTB and the 120 wider economic climate. 100 80 The Housing (Scotland) Act 2010 60 ended RTB for all new social rented 40 tenants and for all new affordable 20 housing. The Housing (Scotland) Bill - 2014 proposes to abolish RTB 2008-09 2009-10 2010-11 2011-12 2012-13 completely two years after receiving Royal Assent.
Source: Housing Statistics for Scotland
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19. The amount of affordable housing delivered through the Affordable Housing Policy (AHP) has increased significantly since 2008/09.
Homes Completed on Land Acquired through AHP The AHP requires 25% of private 800 housing developments, with 12 homes or more, to be used for 700 affordable housing. 600 The number of homes delivered 500 through AHP in 2013/14 was 721. 400 This is more than double the number 300 delivered in 2012/13, and 13 times more than in 2008/09 when only 49 200 homes were delivered through the 100 AHP. 0 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14
Source: The City of Edinburgh Council
20. The amount of private finance being invested in affordable housing increased in 2013/14 when compared to 2012/13.
A total of £142.91 million of private Total Investment Approved for Affordable Housing finance and public funding was invested in affordable housing in £250.00 2013/14, an increase of 84% from £200.00 2012/13.
£150.00 Figures have been updated to include affordable housing approved through £100.00 all funding models: AHSP, 21st Century
£50.00 Homes, National Housing Trust, unsubsidised Mid Market Rent/Shared £0.00 Equity, Golden Share, other Government funded schemes (e.g. LIFT) and Rental Guarantee Models.
Private Finance Public Funding Approved
Source: The City of Edinburgh Council
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21. More intermediate affordable homes have been approved for development. This will provide a range of affordable housing options to meet different needs in the city.
As demand for intermediate tenures has Affordable Housing Tenures Approved Through All Funding Models grown, the number of intermediate homes being delivered has increased. In 2013/14 1800 1600 51.2% of new affordable homes were for 1400 mid market rent, 24.6% for low cost home 1200 1000 ownership and 24.2% for social rent. 800 The increase of low cost home ownership 600 400 and mid market rent will help provide a 200 range of affordable housing options to 0 meet different needs in the city. This also helps to make better use of the funding available as these tenures require less LCHO Mid Market Rent Social rent subsidy per home.
Source: The City of Edinburgh Council
22. Innovative funding mechanisms and development of more intermediate affordable homes is required to increase the number of affordable homes delivered.
st Approvals and Completions Through Including the Council’s 21 Century All Funding Models Homes, National Housing Trust (NHT) 1800 and other unsubsidised affordable 1600 homes, a total of 1,558 new affordable 1400 homes were approved for site start in 1200 2011/12. This was the first time the 1000 number of approvals for affordable 800 homes came close to the estimated 600 need of 1,660 affordable homes a 400 year. 200 In 2013/14, 1,285 new affordable 0 homes were delivered and a further 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14 1,375 were approved for development. Completions Approvals
Source: The City of Edinburgh Council
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23. The Council’s 21st Century Homes Programme is delivering the first new Council homes in a generation.
st 21st Century Homes Completions (to 31 The 21 Century Homes programme March 2014) and Homes On Site during will deliver a range of mixed tenure 2014/15 homes including flats and family sized 400 homes on five sites across the city. 350 Up to 1,400 new homes will be built 300 across the city. 250 200 A total of 145 new homes have now 150 been completed at Gracemount. These 100 include 99 affordable homes and 46 50 homes for sale on the private market. 0 More than 350 homes will be under Completed to 31 March On site during 14/15 construction during 2014/15 in 14 Gracemount, Greendykes, West Pilton Social Rent Mid Market Rent and Pennywell. Shared Equity Private Sale
Source: The City of Edinburgh Council (21st Century Homes Programme)
24. Edinburgh has a lower proportion of vacant homes than any other Scottish city and is lower than the Scottish average.
Edinburgh has the lowest percentage of Percentage of Vacant and Second Homes in Scottish Cities 2012 vacant homes amongst major Scottish cities. In 2012, 1.8% of Edinburgh’s 4.0% homes were vacant compared to the 3.5% 3.0% Scottish average of 2.9%. 2.5% A new policy on Council Tax discount 2.0% was implemented on 1 January 2014. 1.5% The policy charges full Council Tax plus 1.0% 100% surcharge for homes that have 0.5% been empty for more than 12 months. 0.0% Vacant homes Second homes This policy is intended to encourage owners to bring empty homes back into Scotland Aberdeen Dundee use. Edinburgh Glasgow
Source: National Records of Scotland
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Outcome 2: People live in a warm, safe home in a well-managed neighbourhood. Nearly 4,000 energy efficiency measures are expected to be installed in Edinburgh through the new Home Energy Efficiency Programme: Area Based Scheme. The Council has invested over £205 million in bringing homes up to the Scottish Housing Quality Standards (SHQS) since 2006/07. The Council and the Scottish Government have invested £15.7 million over the last six years to adapt 3,995 homes in the city, which helps residents to stay in their own homes and to live independently. Based on the findings from the Edinburgh People’s Survey, more people were satisfied their neighbourhood as a place to live in 2013 than in 2007. The number of anti social behaviour complaints received by the Council has reduced year by year.
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25. People’s satisfaction with their neighbourhood as a place to live remains high.
Edinburgh People's Survey - People Satisfied with Their Neighbourhood as a The Edinburgh People’s Survey Place to Live replaced the previous Annual 100% Neighbourhood Survey and 90% Edinburgh Residents Survey. It asks 80% Edinburgh residents for their 70% opinions, needs and satisfaction 60% with the city and their 50% 92 89 90 94 93 neighbourhood. 40% 86 86 30% In 2013, 93% of the people 20% surveyed were “very” or “fairly” 10% satisfied with their neighbourhood 0% as a place to live, an increase from 2007 2008 2009 2010 2011 2012 2013 86% in 2007. Satisfied Dissatisfied Neither/Nor Don't Know
Source: The City of Edinburgh Council, Edinburgh People’s Survey
26. Antisocial behaviour complaints have reduced year by year since 2011.
The number of antisocial behaviour Number of Antisocial Behaviour Complaints Received complaints received by 400 neighbourhood offices has reduced 350 year by year since 2011. The 300 number of complaints received has 250 reduced by 55% from 909 during Q1
200 2011 to 407 during Q1 2014. 150 The Council’s Antisocial Behaviour 100 Strategy aims to tackle the causes 50 of antisocial behaviour with a focus 0 on prevention and partnership Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec working. 2011 2012 2013 2014
Source: The City of Edinburgh Council
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27. The latest Scottish House Condition Survey (SHCS) found that there has been an increase of homes that are in urgent disrepair in Edinburgh and Scotland.
In 2010/12, about 52% of homes Percentage of Homes in Disrepair and Urgent Disrepair in Edinburgh were in urgent disrepair, compared to 38% in 90% 2009/11. This increase may be 80% due to the squeeze on household disposable income meaning 70% people are unable or unwilling to 60% fund the repairs needed.
50% Sampling of the survey can also have an impact on the findings. 40% The level of general disrepair in 30% Edinburgh’s homes (77%) 2003/06 2004/07 2005/08 2007/09 2008/10 2009/11 2010/12 compared well with the Scottish Edinburgh % in Disrepair Scotland % in Disrepair average (81%) in 2010/12. Edinburgh % in Urgent Disrepair Scotland % in Urgent Disrepair
Source: Scottish House Condition Survey
28. Continued investment means that the Council will be fully compliant with the Scottish Housing Quality Standards (SHQS) by 2015.
SHQS Pass Rate 100% All homes in the social sector are 90% required to achieve the SHQS by 80% 2015. Excluding exemptions, 91% 70% of Council homes achieved the 60% SHQS by April 2014. 50% 40% Continued investment will ensure 30% that the Council is fully compliant 20% with SHQS by 2015. 10% 0%
Source: The City of Edinburgh Council
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29. The Council has invested over £205 million in bringing homes up to the SHQS since 2006/07.
Investment in Council Homes to Achieve SHQS Since 2006/07, the Council has
35 invested over £205 million in improving homes to meet the 30 SHQS. Millions 25 This investment has led to a 20 significant increase in the percentage of homes meeting 15 SHQS from 26% in 2008 to 91% in 10 2014 excluding exemptions.
5
0
Source: The City of Edinburgh Council
30. 47% of all Edinburgh’s homes (private and public) met the SHQS in 2010/12 compared to 26% in 2004/07.
SHQS 2010/12 100% The percentage of Edinburgh 90% homes which meet the SHQS has 80% 70% increased from 26% in 2004/07 to 60% 47% in 2010/12. 50% 40% The Scottish average also 30% increased from 28% to 43% during 20% 43% 42% 45% 47% 49% 45% 10% the same period. 0% All Private Social All Private Social Tenure Sector Sector Tenure Sector Sector Scotland Edinburgh
Pass Fail
Source: Scottish House Condition Survey
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31. Satisfaction with repairs carried out to Council homes by Edinburgh Building Services has increased since 2008/09.
Tenants Satisfaction with Repairs 100% Satisfaction with repairs carried out 90% to Council homes by Edinburgh 80% Building Services has remained 70% high. 60% 95% of tenants were satisfied with 50% the repairs carried out to their 40% homes in 2013/14. 30% 20% 10% 0%
Source: The City of Edinburgh Council
32. The percentage of households in Edinburgh experiencing fuel poverty increased from 19% to 21% between 2004/07 and 2010/12.
The percentage of Edinburgh Fuel Poverty in Edinburgh households experiencing fuel 100% poverty increased by 2% from 19% 90% 80% in 2004/07 to 21% in 2010/12. 70% The increase in households 60% experiencing fuel poverty is mainly 50% 40% due to the sharp increase in fuel 30% costs since 2004. 20% Increasing fuel costs are becoming 10% 19 20 22 23 23 21 0% more of a factor in overall housing affordability.
Fuel Poor Not Fuel Poor Unobtainable
Source: Scottish House Condition Survey
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33. 81% of private sector homes and 93% of public sector homes in Edinburgh achieved a National Home Energy Rating (NHER) between 6 and 10.
NHER 2010/12 by Tenure 100% The SHQS sets a minimum NHER 90% rating of five or above for all homes. 80% 70% Across the major Scottish cities, more 60% 50% public sector homes achieve a NHER of 40% 6-10 than the private sector. 30% 20% The Scottish Government has recently 10% published a new Energy Efficiency 0%
Standard for Social Housing, which all social housing must achieve by 2020. Dundee Dundee Glasgow Glasgow Scotland Scotland Aberdeen Aberdeen Edinburgh Edinburgh Private Public
6-10 0-5
Source: Scottish House Condition Survey
34. Nearly 4,000 insulation measures are expected to be installed through the Home Energy Efficiency Programme (HEEP): Area Base Scheme (ABS) 2013/14.
Nearly 4,000 insulation measures are Number of Measures to be Achieved through HEEP:ABS Programme expected to be installed in Edinburgh 2013/14 homes by end of 2014 through HEEP:ABS. 2500 Only 12% of the measures are installed in 2000 private rented homes, despite the sector 1500 accounting for 22% of homes in Edinburgh. 1000 More promotion of the programme is 500 required for landlords and tenants. 0 Owner Private rented Social Insulation helps to improve the energy Occupied Landlord efficiency of homes, reducing carbon emissions and costs of energy bills. Cavity Wall Insulation Hard to treat CWI Loft Insulation External Wall Insulation
Source: The City of Edinburgh Council
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35. Nearly 5,800 households in Edinburgh received referrals to trusted schemes for energy efficiency advice and assistance.
Home Energy Scotland (South East) Referrals to Trusted Schemes in Edinburgh provides advice and assistance to residents in Edinburgh, Lothians, 10000 Fife and Scottish Borders. 9000 In 2013/14, 5,782 households in 8000 Edinburgh received referrals from 7000 the centre to various trusted 6000 schemes compared to 8,829 in 5000 2012/13. The reduction is due to 4000 changes in energy assistance 3000 schemes in 2013. 2000 The schemes provide financial and 1000 practical advice and assistance to 0 the households, including 2011/12 2012/13 2013/14 installation of energy efficiency
measures, energy tariff and benefit checks, advocacy and case work.
Source: Home Energy Scotland (South East)
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Outcome 3: People can move home if they need to. The number of people presenting as homeless has continued to fall despite increases in basic living costs such as fuel and food, stagnating wages and the impact of welfare reform reducing the income of thousands of households across the city. Mitigation work, including the establishment of a dedicated Welfare Reform Team, has helped to reduce the proportion of Council tenants who are affected by under occupation and in arrears from 76% in August 2013 to 52% in April 2014. Demand for social housing remains high with an average of 133 bids being received for every home advertised through Choice in 2013/14. 727 adaptations were carried out to homes and 586 new telecare packages were installed in 2013/14. Providing adaptations and assistive technology can help older people and disabled people stay safely in their home for longer.
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36. The number of Council tenants who are affected by under occupation and in rent arrears is falling.
% of Council Tenants Affected by Under Currently over 3,200 Council tenants Occupation and in Arrears are affected by under occupation 80% regulations and have had their housing 70% benefit reduced. 60% The proportion of tenants affected by 50% under occupation and in arrears 40% peaked at 76% in August 2013. This has since fallen to 52% in April 2014. 30% 20% The Council has been working closely with tenants to provide advice and 10% information about welfare reform 0%
measures and support tenants to Jul Jan Jun Oct Apr Apr Sep Feb Dec Aug Nov Mar May access financial support through 2013 2014 Discretionary Housing Payments.
Source: City of Edinburgh Council
37. The number of social housing tenants registered with House Exchange fell slightly during 2013/14.
Tennats registered with House Exchange Edinburgh House Exchange allows social housing tenants to swap 2500 homes so that both households have a home which is better suited 2000 to their needs. This can benefit those who are overcrowded and those who have had their housing 1500 benefit reduced because they are living in a home that is deemed to 1000 be too big. The number of households registered with the scheme has 500 dropped from 2,369 in 2012/13 to 2,037 in 2013/14. 0 214 exchanges took place during 2010/11 2011/12 2012/13 2013/14 2013/14.
Source: City of Edinburgh Council
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38. Only 48% of Council tenants report using the internet or mobile apps while it is estimated that 86% of all households across the city have internet access in their homes.
% of Council tenants who make use of the 48% of Council tenants who took part internet, smart phones or mobile apps in the 2013 Tenants’ Survey reported 90% making use of the internet or mobile 80% apps. Use of the internet decreased 70% significantly with age. 60% Access to the internet is becoming 50% increasingly important for people to 40% manage their money, apply for jobs 30% and find homes. 20% 10% When Universal Credit is introduced, 0% claimants will be expected to apply for 16-34 35-64 65+ and manage their benefits online.
Source: City of Edinburgh Council
39. The number of homeless presentations in Edinburgh has fallen steadily since 2007/08.
The number of applications made to Number of Homeless Presentations in Edinburgh the Council under Homelessness 5,200 Legislation has fallen by 17% from 5,148 presentations in 2007/08 to 5,000 4,267 presentations in 2012/13. 4,800 A focus on preventative advice, information and support services in 4,600 Edinburgh has meant that more people 4,400 are able to resolve their housing issues without becoming homeless. 4,200
4,000 2007-08 2008-09 2009-10 2010-11 2011-12 2012-13
Source: Scottish Government Homelessness Statistics
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40. A greater proportion of people did not go on to present as homeless after receiving advice from the Council.
The number of advice cases which Advice vs. Homelessness Assessments do not go on to present as homeless 10000 60% has increased steadily since
8000 50% 2007/08. 40% 6000 Over 8,500 housing advice and 30% assessment interviews were 4000 20% provided in 2012/13 and 52% of 2000 10% these cases did not go on to present as homeless. A combination of good 0 0% 2007- 2008- 2009- 2010- 2011- 2012- 2013- quality, accessible and consistent 2008 2009 2010 2011 2012 2013 2014 housing advice and information is Advice and Assessment Interviews the key to preventing % of advice cases did not present homeless homelessness.
Source: The City of Edinburgh Council
41. Household disputes caused the majority of homeless presentations during 2012/13.
Reasons for Presenting as Homeless 2012/13 During 2012/13, 1,547 people (36% 2,000 of all applications) stated that they were presenting as homeless due to 1,500 a dispute within the household or a relationship breakdown. 1,000 Other common reasons included 500 action by the landlord for a reason other than arrears (18% of all 0 applications) and being asked to Rent Arrears/Default on Payment leave home (14% of all Other action by landlord Dispute within household: violent or abusive applications). Dispute within household / relationship breakdown: non-violent Harassment Asked to leave Other Reasons* *Other Reasons: applicant terminated secure accommodation, loss of service/tied accommodation, discharge from hospital, prison and other institution, emergency, overcrowding, fleeing non-domestic violence, sale of matrimonial home.
Source: Scottish Government Homelessness Statistics
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42. Single person and single parent households accounted for nearly 90% of the homeless applications.
Single “adult” households account for Homelessnesds Households Compositions the majority of homeless applications 80% in Edinburgh. 66% of the applications in 2012/13 came from single person 60% households and 21% came from 40% single parent households. In 2012/13, a total 25% of homeless 20% applications came from households 0% with children through single parents 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13 or couples with one or more children.
Single person Single parent Couple without children Couple with children Other household without children Other household with children
Source: Scottish Government Homelessness Statistics
43. Housing support can help people to find and maintain a tenancy.
4,655 people received housing Housing Support Outcomes support in 2013/14, a slight 6000 decrease from 4,701 in 2012/13.
5000 This reduction is largely because people are spending longer periods 4000 of time in supported temporary 3000 accommodation meaning that 2000 fewer customers pass through. 1000 Despite providing support to fewer 0 people, the number of people who 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14 moved towards independence The number of people receiving housing support annually increased from 3,296 in 2012/13 to The number of people receiving help to move into employment The number of people getting help with furniture when moving into a new home 3,333 in 2013/14. The number of The number of people moving towards independence people reporting improved mental The number of people reporting improved mental health health also increased from 3,147 to The number of people with a substance misuse problem reporting reduced use 3,170.
Source: The City of Edinburgh Council, ECCO Monitoring Report
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44. The number of older people living in Edinburgh is expected to grow at a much faster rate than the total population.
Between 2010 and 2035, the total Projected Percentage Change of Population 2010 to 2035 population in Edinburgh is 90.0% expected to grow by 25.8%, while 80.0% 70.0% Scotland the 64-74 and the 75+ age groups 60.0% Edinburgh are projected to increase by 69.7% 50.0% and 70.4% respectively. 40.0% 30.0% It is important to ensure that new 20.0% homes that are being built are as 10.0% accessible and adaptable as 0.0% possible in order to meet the needs -10.0% of an ageing population. All Ages 0-15 16-29 30-49 50-64 65-74 75+
Source: National Records of Scotland
45. Telecare packages can help older people and disabled people to remain independent in their own homes for longer.
The number of Telecare installations Number of New Telecare Installations 900 carried out by the Council increased from 208 in 2007/08 to 863 in 2009/10. 800 In 2013/14, 586 installations were 700 carried out.
600 The reason for the reduction in the number of installations after 2009/10 is 500 that the majority of customers were 400 already provided with the equipment in
300 previous years. It is anticipated that Telecare will carry out approximately 200 500 new installations each year. 100 In addition, the Community Alarm and 0 Telecare service (CATS) supports over 8,000 people across Edinburgh.
Source: The City of Edinburgh Council
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46. Households in the public sector are more likely to have a member with a long term illness/disability.
Households Where at Least One Member has a Long Term Illness/Disability 24% of all households in Edinburgh were said to have at least one member 60% with a long term illness or disability in 50% 2010/12, compared to the Scottish average of 35%. 40% The percentage of private homes where 30% at least one member reports having a
20% long term illness or disability has decreased from 24% in 2004/07 to 18% 10% in 2010/12. The corresponding percentage for those in public homes 0% 2004/07 2005/08 2007/09 2008/10 2009/11 2010/12 shows an increase from 43% to 56% over the same period. % private homes % public homes
Source: Scottish House Condition Survey
47. The proportion of adults with a learning disability who are known to be living in Edinburgh is higher than the Scottish average.
In 2012 there were 3,213 adults with The Number of Adults Known to Have a Learning Disability per 1,000 Population a learning disability known to be living in Edinburgh. This equates to 10 7.9 adults per 1,000 of the population 8 compared to the Scottish average of 6 6.0 people.
4 There were only five local authorities
2 in Scotland reported to have a higher ratio of people with a learning 0 2008 2009 2010 2011 2012 disability living in their area in 2012.
Edinburgh Scotland
Source: Scottish Consortium for Learning Disability
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48. Nearly 300 affordable wheelchair accessible homes have been completed since 2004/05 when the management of funding for new affordable homes was transferred to the Council.
There were six wheelchair accessible The Number of Wheelchair Accessible Homes Delivered Through AHIP homes completed in 2004/05 when the management of new affordable homes 100 funding was transferred from the 90 Scottish Government to the Council. This 80 has increased since the Council took 70 60 over management of this funding, 50 peaking at 87 in 2011/12. 40 All new affordable homes must be built 30 to at least Housing for Varying Needs 20 standards. The figures in the graph show 10 0 homes that were built specifically for wheelchair users although more homes may actually be suitable for wheelchairs.
Source: The City of Edinburgh Council
49. More adaptations were carried out in 2013/14 than in the previous year.
The Council provides adaptations for Adaptations Managed by the Council Council homes and private homes and 900 manages funding for adaptations to 800 RSL homes. 700 600 During 2013/14, 727 adaptations were 500 carried out compared to 679 in the 400 previous year. 300 Providing adaptations can help people 200 to remain safe and independent in 100 their homes for longer preventing the 0 need for more intensive care.
Private Adaptations Council Adaptations Housing Association Adaptations
Source: The City of Edinburgh Council
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50. Demand for social housing remains high. In 2013/14 an average of 133 bids were received for every home advertised through Choice.
Average bids per Choice Advert The Council introduced EH - Your Key to Choice, a choice based letting 160 system, in 2003. 140 Since 2008 Choice has gradually 120 expanded and now includes 16 housing 100 associations as well as the Council. This 80 graph reflects the average number of 60 bids for all homes advertised through Choice since 2008. 40 The demand for social rented homes 20 has been high. Each property 0 advertised through Choice received an average of 133 bids in 2013/14.
Source: The City of Edinburgh Council (EdIndex)
51. The proportion of homeless households housed in the private rented sector remains static while the proportion housed in Council homes is rising.
The majority of homeless households Percentage of All Homeless Assessment Cases Housed were re-housed in the social rented 35% sector, 32% in Council homes and 13% in 30% housing association homes in 2013/14.
25% The private rented sector plays an important role in re-housing homeless 20% households; 6% of homeless households
15% were housed in the sector in 2013/14, with a further 15% housed in Private 10% Sector Leasing (PSL) homes.
5%
0% 2008-09 2009-10 2010-11 2011-12 2012-13 2013-14
LA Tenancy RSL Private PSL
Source: The City of Edinburgh Council
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52. The number of households in temporary accommodation has been increasing since 2010.
Figures recorded by the Scottish Number of Households in Different Types of Temporary Accomodation Government represent a ‘snapshot’ of the number of households in temporary 900 800 accommodation on a particular date. 700 There has been an increase of 88 600 households in temporary 500 accommodation between 31 March 400 2012 and 31 March 2013. 300 The abolition of priority need in late 200 2012 and welfare reform have 100 contributed to the increase in demand 0 2008 2009 2010 2011 2012 2013 for temporary accommodation.
Social sector Bed & Breakfast
Source: Scottish Government Homelessness Statistics
53. The average stay in temporary accommodation is continuing to increase.
Average Stay in Temporary Accommodation (days) The average length of stay in temporary 100 accommodation has increased 90 significantly from 69 days in 2007/08 to 80 93 days in 2013/14. This is an increase 70 of 34% over the period. 60 Such a trend is attributable to the lack of 50 suitable permanent accommodation for 40 people to move into. As well as 30 increasing the supply of affordable 20 housing, the Council is reviewing the 10 temporary accommodation service and 0 routes into housing across all tenures.
Source: The City of Edinburgh Council
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54. The number of Looked After Children in Edinburgh has risen significantly since 2007.
Looked After Children The number of Looked After 1450 Children in Edinburgh has increased
1400 by 14% between 2007 (1,228) and 2013 (1,402). 1350 Homelessness at an early age can 1300 contribute to longer term difficulties so prevention work amongst young 1250 people is vital. There is a need to 1200 ensure that these young people successfully make the transition to 1150 independent or shared 1100 accommodation. 2007 2008 2009 2010 2011 2012 2013
Source: Scottish Government CLAS returns.
55. The average time to let a Council empty home has increased in the last two years.
Average Time Taken to Let Empty Homes (Days) The average number of days taken to 40 let an empty Council home has 35 increased from 22 days in 2011/12 to 30 27 days in 2013/14. While 27 days is 25 above the Council target, this is still 20 below the Scottish average. 15 Letting homes quickly makes the best 10 use of available stock and reduces 5 the amount of rental income lost 0 between lets. An audit is underway to 2007/08 2008/09 2009/10 2010/11 2011/12 2012/13 2013/14 identify why relet times have been Council Performance increasing. Council Target
Source: The City of Edinburgh Council
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56. Eviction action taken against Council tenants continues to reduce.
Eviction Action Taken Against Council Tenants The number of Council tenant evictions carried out has reduced 1400 from 263 in 2008/09 to 41 in 1200 2012/13. This is a reduction of 1000
84%. 800 The focus on prevention and early 600
Axis Title Axis intervention has helped to keep 400 eviction as the last resort. 200 This current approach is consistent 0 with the Corporate Policy & Year Year Year Year Year Year Strategy decision to prevent the 08/09 09/10 10/11 11/12 12/13 13/14 use of eviction in cases where the Legal Notices Issued Decrees Granted tenant is affected by under Evictions Carried Out occupation and has done all they can to avoid falling into arrears.
Source: The City of Edinburgh Council
57. Over 4,500 people receive commissioned housing support services each year.
Number of People Receiving Housing Support Housing support services help to from Commissioned Services prevent people from becoming 6000 homeless, to find a home and maintain a home. 5000 4,655 people received housing 4000 support in 2013/14, a slight decrease from 4,701 in 2012/13. 3000 This reduction is largely because 2000 people are spending longer periods of time in supported temporary 1000 accommodation meaning that fewer customers pass through. 0
Source: The City of Edinburgh Council, ECCO Monitoring Report
Page 35 of 36
58. The number of people reporting rough sleeping to housing support providers reduced significantly since 2008/09.
The number of people reporting rough sleeping to providers of support
600 In 2013/14, 271 people reported that they 500 had been sleeping rough before accessing
400 help through a commissioned service. This is a reduction of 52% since data first 300 became available in 2008/09. 200
100
0
Source: The City of Edinburgh Council, ECCO Monitoring Report
Page 36 of 36
Average Daylight Factor Analysis Room Window Existing Proposed Loss Existing Existing Proposed Proposed Label Label VSC VSC VSC ADF ADF ADF ADF UNKNOWN ADDRESS 2
R1/109 W1/109 2.671609 2.671609 0 0.501489 0.501489 R1/109 W2/109 2.674189 2.674189 0 0.504589 0.504589 R1/109 W5/109 89.33334 89.33334 0 0.314902 0.314902 R1/109 W6/109 94.05319 94.05319 0 0.337958 0.337958 R1/109 W10/109 96.44549 96.44549 0 0.354119 2.013057 0.354119 2.013057
R2/109 W3/109 2.703948 2.703948 0 0.548217 0.548217 R2/109 W7/109 99.13463 99.13463 0 0.396306 0.396306 R2/109 W11/109 99.30662 99.30662 0 0.402465 1.346988 0.402465 1.346988
R3/109 W4/109 2.727063 2.727063 0 0.642336 0.642336 R3/109 W8/109 99.4881 99.4881 0 0.463168 0.463168 R3/109 W9/109 99.69794 99.69794 0 0.463902 0.463902 R3/109 W12/109 99.73868 99.73868 0 0.469559 2.038965 0.469559 2.038965 Loss Loss Room Flat Existing Proposed Existing Proposed Existing ADF ADF Use Number VSC for ADVSC for ADTheta Theta Developme
0 LIVINGROOM 3.420746 3.420746 20.00216 20.00216 PR_DUMM 0 LIVINGROOM 3.468647 3.468647 20.14598 20.14598 PR_DUMM 0 LIVINGROOM 88.59797 88.59797 135.1163 135.1163 PR_DUMM 0 LIVINGROOM 93.5629 93.5629 145.0091 145.0091 PR_DUMM 0 0 LIVINGROOM 96.12619 96.12619 151.9436 151.9436 PR_DUMM
0 BEDROOM 3.825134 3.825134 21.18938 21.18938 PR_DUMM 0 BEDROOM 98.83096 98.83096 163.4887 163.4887 PR_DUMM 0 0 BEDROOM 99.19153 99.19153 166.0294 166.0294 PR_DUMM
0 BEDROOM 4.08217 4.08217 21.91484 21.91484 PR_DUMM 0 BEDROOM 99.41345 99.41345 167.9127 167.9127 PR_DUMM 0 BEDROOM 99.44062 99.44062 168.1787 168.1787 PR_DUMM 0 0 BEDROOM 99.62947 99.62947 170.2293 170.2293 PR_DUMM Proposed Window Window Window Working Area BelowArea Abov Effective Glazing DevelopmeWidth Opening Area Plane Working P Working P Window ArTransmitta
PR_DUMMN/A N/A 3.91 0.85 1.36 2.55 N/A 0.612 PR_DUMMN/A N/A 3.91 0.85 1.36 2.55 N/A 0.612 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63
PR_DUMMN/A N/A 3.91 0.85 1.36 2.55 N/A 0.612 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63
PR_DUMMN/A N/A 3.91 0.85 1.36 2.55 N/A 0.612 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 PR_DUMMN/A N/A 0.267827 0.85 0 0.267827 N/A 0.63 Comment MaintenencComment Glazing BaComment Overall Comment Plan AngleElevation nce Factor Factor Transmittance to North Angle
0 1 0.612 133.8217 0 0 1 0.612 133.8217 0 0 1 0.63 90 90 0 1 0.63 270 90 0 1 0.63 270 90
0 1 0.612 133.8217 0 0 1 0.63 90 90 0 1 0.63 270 90
0 1 0.612 133.8217 0 0 1 0.63 90 90 0 1 0.63 90 90 0 1 0.63 90 90 Floor Ceiling Floor Wall Wall Total RoomWall Comment Floor Area Area Perimeter Height Area Surface Ar Reflectance Reflectance
23.06814 23.06814 21.44447 2.35 50.39449 96.53076 0.5 0.5 23.06814 23.06814 21.44447 2.35 50.39449 96.53076 0.5 0.5 23.06814 23.06814 21.44447 2.35 50.39449 96.53076 0.5 0.5 23.06814 23.06814 21.44447 2.35 50.39449 96.53076 0.5 0.5 23.06814 23.06814 21.44447 2.35 50.39449 96.53076 0.5 0.5
19.85437 19.85437 22.59588 2.35 53.10032 92.80905 0.5 0.5 19.85437 19.85437 22.59588 2.35 53.10032 92.80905 0.5 0.5 19.85437 19.85437 22.59588 2.35 53.10032 92.80905 0.5 0.5
19.0778 19.0778 18.47 2.35 43.4045 81.5601 0.5 0.5 19.0778 19.0778 18.47 2.35 43.4045 81.5601 0.5 0.5 19.0778 19.0778 18.47 2.35 43.4045 81.5601 0.5 0.5 19.0778 19.0778 18.47 2.35 43.4045 81.5601 0.5 0.5 Comment Ceiling Comment Average Comment Room Room Window Existing e Reflectance Reflectance Depth(L) Width(W) Head(H) Guideline
0.5 0.5 3.75 6.399324 2.35 BRE2011 0.5 0.5 3.32 6.405135 2.35 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 0.5 0.5 0 0 16.73566 BRE2011
0.5 0.5 4.67 5.386554 2.35 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 0.5 0.5 0 0 16.73566 BRE2011
0.5 0.5 4.67 4.565 2.35 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 0.5 0.5 0 0 16.73566 BRE2011 Existing Proposed Proposed Existing Proposed Existing Proposed Existing Proposed Calc Type Guideline Calc Type ADF(Uppe ADF(Uppe ADF(Lowe ADF(Lowe VSC for ADVSC for AD
Double BRE2011 Double 0.431163 0.431163 0.140651 0.140651 1.303467 1.303467 Double BRE2011 Double 0.434263 0.434263 0.140651 0.140651 1.303467 1.303467 Double - zeBRE2011 Double - ze0.314902 0.314902 0 0 0 0 Double - zeBRE2011 Double - ze0.337958 0.337958 0 0 0 0 Double - zeBRE2011 Double - ze0.354119 0.354119 0 0 0 0
Double BRE2011 Double 0.475071 0.475071 0.146292 0.146292 1.303467 1.303467 Double - zeBRE2011 Double - ze0.396306 0.396306 0 0 0 0 Double - zeBRE2011 Double - ze0.402465 0.402465 0 0 0 0
Double BRE2011 Double 0.559102 0.559102 0.166468 0.166468 1.303467 1.303467 Double - zeBRE2011 Double - ze0.463168 0.463168 0 0 0 0 Double - zeBRE2011 Double - ze0.463902 0.463902 0 0 0 0 Double - zeBRE2011 Double - ze0.469559 0.469559 0 0 0 0 Existing Proposed Theta(Low Theta(Lower)
12.23434 12.23434 12.23434 12.23434 0 0 0 0 0 0
12.23434 12.23434 0 0 0 0
12.23434 12.23434 0 0 0 0 0 0 Stockbridge | Edinburgh 134 St Stephen Street, EH3 5AA
gilsongray.co.uk location
The attractive cobbled street of St. Stephen Street lies in the vibrant and much sought-after suburb of Stockbridge.
Developed as part of the New Town, it offers an ideal location and is just a 15-minute walk from the city centre. The bustling and unique village atmosphere of Stockbridge offers a wealth of amenities including chic boutiques, art galleries, independent shops, bookshops, renowned cheese mongers, fish mongers and a butchers. A fantastic selection of fashionable cafés, restaurants and pubs line the street, each giving the area character and the individual flair it is renowned for. A large Waitrose supermarket is conveniently situated nearby. The Stockbridge market, held every Sunday at Jubilee Gardens, boasts fresh produce and artisan crafts from independent traders. Nearby Craigleith Retail Park offers more extensive shopping with a wide variety of High Street stores. Enjoying the outdoors couldn’t be more inviting, with Inverleith Park and the colourful Royal Botanic gardens all close by – an oasis of green making it seem almost impossible to be so close to the city centre. A leisurely stroll or cycle along the beautiful Water of Leith walkway makes the perfect escape from the day’s hustle and bustle. For a vintage treat, the Glenogle swim centre offers beautifully restored Victorian swimming baths, a state-of-the- art gym and fitness classes. Stockbridge is well- served by regular bus services to the city centre and beyond and Waverley train station is within walking distance for easy commuting. offers over £150,000
134 St Stephen Street, Stockbridge, Edinburgh, EH3 5AA
Situated in cosmopolitan Stockbridge, this fabulous one-bedroom, main door flat split over two levels has been freshly renovated to the highest standard, offering stunning bijou accommodation in one of Edinburgh’s most sought-after locations.
Enjoying a quiet position on cobbled St Stephen Street, this converted shop still benefits from a charming shop frontage, which has been immaculately restored to match the excellent internal refurbishment. Inside the frosted, floor-to- ceiling shop windows flood the space with light, whilst providing privacy from the street. Stepping into the open-plan living area, high ceilings and sophisticated neutral décor create a bright and spacious ambience. The brand new contemporary kitchen features ample base and wall units in a warm walnut finish, paired with a white gloss worktop and a range of integrated appliances including ceramic hob, electric oven and extractor fan, plus luxurious finishing touches such as plinth lighting and a spring neck tap. The adjacent lounge/dining area offers excellent potential for features entertaining with a sleek wall-mounted electric fire Beautifully renovated main door flat split over 2 levels and convenient raised TV connection point for a • Immaculately finished in a neutral palette throughout wall-mounted flat screen. • • Brand new contemporary kitchen • Open-plan living area – perfect for entertaining • Appealing traditional shop frontage with privacy glass • Stylish spiral staircase leading to spacious bedroom • Contemporary en-suite shower room • Excellent location in the heart of Stockbridge • On-street permit parking Viewing
Viewing Sunday 2-3pm and by appointment with Gilson Gray on 0131 516 5366.
EPC
Rating - E Council Tax
Band - C
Dimensions (Taken from the widest point)
Kitchen / Lounge 5.92m (19’5”) x 3.15m (10’4”) Bedroom 5.92m (19’5”) x 3.15m (10’4”) En-suite 2.56m (8’5”) x 1.10m (3’7”)
A stylish wrought-iron and timber spiral staircase leads down into the bedroom area, which, again, is a bathed in light from the low-level front windows.
This versatile room would lend itself well to a range Bluetooth Speaker System and is eagerly awaiting new of different configurations, with ample space for a owners to put their stamp on it. Just a stone’s throw from double bed and additional furniture. The bedroom the hustle and bustle of Stockbridge, this flat is perfectly also benefits from a wall-mounted TV point. Located situated to enjoy the array of trendy bars, artisan coffee off the bedroom is the en-suite shower room, which shops and independent boutiques the area has to offer. features contemporary fittings and a modern glass Furthermore, given its close proximity to the city centre, shower enclosure. This property has been refurbished this property would be ideal for young professionals keen to the highest standard with neutral décor throughout, to live in the heart of the city. gilsongray.co.uk
i’m interested! to learn more about the property in this schedule please email [email protected] stating the address in the title of the email.
What’s my house worth? for a free no obligation valuation please email [email protected]
Edinburgh glasgow 29 rutland Square 160 West george Street EH1 2BW G2 2HQ 0131 516 5366 0141 530 2021
OUR PROPERTIES CAN BE FOUND ON;
AGENTS NOTE
These particulars were prepared on the basis of our own knowledge of the local area and, in respect of the property itself, information supplied to us by our clients; all reasonable steps were taken at the time of preparing these particulars to ensure that all details contained in them were accurate. All statements contained in the particulars are for information only and all parties should not rely upon them as statements or representations of fact. In particular, (a) descriptions, measurements and dimensions, which may be quoted in these particulars are approximate only and (b) all references to conditions, planning permission, services, usage, constructions, fixtures and fittings and movable items contained in the property are for guidance only. Our clients may instruct us to set a closing date for offers at short notice and therefore if you wish to pursue interest in this property, you should immediately instruct your solicitor to note interest with us. Our clients reserve the right to conclude a bargain for the sale of the above subjects or any part thereof ahead of a notified closing date and will not be obliged to accept either the highest or indeed any offer for the above subjects or any part thereof. All measurements have been taken using a sonic tape and cannot be regarded as guaranteed given the limitations of the device. Services and/or appliances referred to in these particulars have not been tested and no warranty is given that they are in full working order. 106A Dundas Street NEW TOWN | EDINBURGH | EH3 6RQ 106A Dundas Street NEW TOWN | EDINBURGH | EH3 6RQ
Delightful basement flat with shared courtyard, part of a handsome Georgian building in the prestigious New Town.
The property has been finished to a high specification throughout and offers a unique, open and contemporary living space
• Private entrance • Living/dining room • Kitchen • Double bedroom • Shower room • Gas central heating • Shared courtyard with cellar • Permit parking
The washing machine, dishwasher and fridge are included. EPC Band D.
PRICE & VIEWING: Please refer to our website, www.warnersllp.com or call us on 0131 667 0232.
106A Dundas Street | New Town | Edinburgh | EH3 6RQ The prestigious Georgian New Town, which is only minutes walking distance from the retail and commercial City Centre, is considered a masterpiece of city planning and is a UNESCO World Heritage Site. This exclusive area enjoys all the benefits of City Centre living with a wide variety of local shops, bistros and restaurants in the Stockbridge and Broughton areas. There are excellent local schools in both the state and private sectors. Regular bus services operate to all parts of the Capital. Waverley Station and St Andrews Square Bus Station are also close by. There are several private garden areas within the New Town and the Royal Botanic Gardens and Inverleith Park are easily accessible.
0131 667 0232 | [email protected] | warnersllp.com N
Kitchen 3.1 x 2.3 10’1 x 7’5
Bedroom 4.9 x 3.1 16’0 x 10’1 C
Shower Room 3.1 x 1.2 10’1 x 3’9 Living Room / Dining Room 4.9 x 4.6 Hall 16’0 x 15’0
C
IN
Disclaimer: This plan is for layout guidance only and is not drawn to scale. Whilst every care is taken in the preparation of this plan, please check all dimensions and shapes before making any decisions reliant upon them. All room dimensions taken through cupboard / wardrobes to wall surfaces where possible or to surfaces indicated by arrow heads.
22 St. Patrick’s Square, Edinburgh, EH9 8EY | 176 Portobello High Street, Edinburgh, EH15 1EX | 247B St John’s Road, Edinburgh, EH12 7XD 0131 667 0232 [email protected] warnersllp.com Outlook
My points are highlighted in orange. Council extracts from final planning report in black.
“The outlook from the windows within the single aspect basement would be into stone lightwells and directly up to the sky through the pavement grills, which would be set into pavement. The proposal is therefore contrary to the requirements of the Edinburgh Design Guidance which expects that dwellings would have the ability to look outside, whether to gardens, streets or more long distance views.”
“The immediate outlook from the windows within the single aspect basement would be into stone lightwells and directly up to the sky through the steel pavement grills, which would be set into pavement”
This simply isn’t correct now or would be correct once the proposed was completed. No mention of the view of the surrounding buildings or cars that were parked on the street that day.
This is what currently I can view out the window, which is smaller and darker than proposed.
Extracts taken from the Edinburgh Design Guidance page 64
Privacy and outlook “People value privacy within their homes but they also value outlook - the ability to look outside, whether to gardens, streets or more long distance views”.
This is all the council have used to determine the outlook point.
The rearward side of development often provides a better opportunity for privacy and outlook than the streetward side of development.
Our proposal is single aspect. This above point wasn’t included in our final report. The Edinburgh Design Guide accepts that sometimes rearward provides better opportunities than streetward, when dealing with outlook and privacy.
“The Council will look at each case individually and weigh up the practicalities of achieving privacy against the need for development”
It’s clear that this section talks more about Privacy than outlook. However if the council implemented the above statement to outlook, surly the benefits will outweigh any outlook concerns tenfold, given the nature of the design/proposal. The fact you can see out the windows at present. Making the windows wells 1.7meters in width, will offer far greater views that what is there at present.
During the council site meeting, we proposed to turn/finish the street wells into small outside garden spaces, for potted plants and to finish the walls in white reflective paint. Thus bringing the whole feel of the outside wells into the property itself. There is examples for habitable rooms with limited outlook all over Edinburgh. The council was provided with these and did make reference to these in their final report.
Examples we used to prove, basement properties (given outlook concerns) have worked well for generations as good quality family accommodation. Some of these had planning applications approved in recent years.
“The proposal fails provide an immediate outlook from habitable rooms and fails to meet the minimum level of natural daylight. The proposal does not meet the minimum standards for habitable accommodation, contrary to Hou 5 of the ECLP and the Edinburgh Design Guidance”.
If this is the standard, why was the below passed by planning in recent years? Offers zero outlook
06/03706/FUL | Change of use from shop to form studio flat | 134 St Stephen Street Edinburgh EH3 5AA
URL - https://citydev-portal.edinburgh.gov.uk/idoxpa- web/applicationDetails.do?activeTab=summary&keyVal=J5A0BOEWW1000
PDF – INCLUDED AND UPLOADED ONTO SUPPORTING DOCUMENTATION TO SHOW WHAT DEVELOPMENT LOOKS LIKE TODAY.
Historical Example
Another example provided to planning was 106A Dundas Street – 2 levels below ground level basement flat, part of a handsome Georgian building in the prestigious New Town.
Planning did include this in their final report –
“106a Dundas Street - Georgian property on the corner of Dundas Street/Fettes Row. Single aspect with windows onto a shared courtyard at raised sub-basement level to Fettes Row. Due to the sloping topography of the site the elevation with the windows is slightly lower than basement level”
This proves that basement properties with less of an outlook than what I am proposing has been used as family accommodation since the Georgian era.
PDF – INCLUDED AND UPLOADED ONTO SUPPORTING DOCUMENTATION TO SHOW WHAT DEVELOPMENT LOOKS LIKE TODAY.
I called the City of Edinburgh Council’s planning help desk on the 30/04/15 and was told outlook was more of a judgement call.
I feel given the major benefits to the local area, the outlook issue should be put into context and common sense should prevail here.
OUTLOOK PAGE CLOSES.
Homes Fit for the 21st Century The Scottish Government’s Strategy and Action Plan for Housing in the Next Decade: 2011-2020
© Crown copyright 2011
ISBN: 978-0-7559-9920-0
This document is also available on the Scottish Government website: www.scotland.gov.uk
Further copies of this document are available, on request, in audio, large print format and in community languages. Please contact:
Tel: 0131 244 5589
APS Group Scotland DPPAS11134 (02/11)
www.scotland.gov.uk Homes Fit for the 21st Century The Scottish Government’s Strategy and Action Plan for Housing in the Next Decade: 2011-2020
The Scottish Government, Edinburgh 2011 © Crown copyright 2011
ISBN: 978-0-7559-9920-0
The Scottish Government St Andrew’s House Edinburgh EH1 3DG
Produced for the Scottish Government by APS Group Scotland DPPAS11134 (02/11)
Published by the Scottish Government, February/2011
The text pages of this document are printed on recycled paper and are 100% recyclable Contents
Foreword by Nicola Sturgeon MSP, Deputy First Minister and Cabinet Secretary for Health and Wellbeing, and Alex Neil MSP, Minister for Housing and Communities
Introduction – Our 2020 vision and strategic approach 02
Part 1 – New Supply 06
Part 2 – Choice and Quality 30
Homes fit for the 21st Century Homes fit for the 21st Century Foreword
This policy paper sets out the Scottish Government’s vision for housing for the coming decade, drawing on the housing discussion which took place last year.
We make no apology for setting out an ambitious agenda. Scotland needs many more new houses and to significantly enhance the quality and sustainability of our existing housing stock and the surrounding neighbourhoods. The Scottish Parliament has also committed to a set of demanding targets on homelessness, fuel poverty and climate change, which must be met.
We need to find ways to achieve this despite the additional major challenges stemming from the credit crunch and the UK Government’s cuts to public spending. That is why we are setting out a radical agenda with profound implications for the way we think about housing, the way we invest, the way we make use of existing housing, and the way we support our people in their housing choices.
Necessity is the mother of invention, and the paper highlights examples of the ideas emerging from across the housing sector and beyond, which will help to deliver our vision.
Housing is about more than simply bricks and mortar. From children needing space to play and learn, to those seeking to buy or rent, to those requiring adaptations to continue living in their homes, housing touches everyone’s lives, and in different ways. We believe that everyone should have a safe, warm home which they can afford, and we are committed to ensuring that this becomes a reality.
Nicola Sturgeon MSP Alex Neil MSP Deputy First Minister & Minister for Housing Cabinet Secretary for and Communities Health and Wellbeing
Homes fit for the 21st Century 01 Introduction - Our 2020 vision and 4 Equally, the system must cater for the strategic approach variety of needs and demands, offering different tenures and flexible transitions 1 This document sets out the Scottish between tenures, helping to enhance Government’s housing vision and economic growth and social mobility, as strategy for the decade to 2020. well as strengthening our communities.
2 Housing is a key part of our physical, 5 Over the decade to 2020, we intend to economic, and social fabric. Getting housing achieve the four major housing-related “right” would contribute to our Purpose of targets set by the Scottish Parliament or sustainable economic growth to enable all the Scottish Government: of Scotland to flourish. It would also help us achieve the country’s full potential • by December 2012, all unintentionally through better educational and homeless households will be entitled to employment opportunities, healthier lives settled accommodation; and a more prosperous and equal society.1 Accessible, affordable housing and • by April 2015, all social landlords must attractive local environments can ensure that all their dwellings pass all contribute significantly to our wider aims elements of the Scottish Housing to tackle poverty and health inequalities Quality Standard; and to build confidence and capacity in by November 2016, so far as is communities. High quality housing and its • reasonably practicable, nobody will be surrounding environment helps to give our living in fuel poverty in Scotland; and children the best start in life – for example through play areas where they can develop • by December 2020, improved design social skills and improve physical health. and greater energy efficiency in housing will have made a contribution 3 For 2020, our vision is for a housing to Scotland’s commitments to reduce system which provides an affordable our energy consumption by 12% and home for all. To achieve this we will need our greenhouse gas emissions by 42%. a strong recovery in the construction sector and a substantial increase in the 6 These are challenging objectives given number of homes of all types, including the context of: housing to meet the needs of disabled people and older people for independent • a sharp decline in housing construction living. We also need to see that has been felt not only here in improvements in the quality of our Scotland, but across the UK, Europe homes, so that everyone has a warm and and North America, and is diminishing comfortable home, whether they own it, the medium-term capacity of the part own it, rent it privately, or rent from construction sector; a social landlord. • more restrictive financing of the private housing market, in particular a structural
1 Analytical work examining the literature on the decline in mortgage availability; importance of housing for health, education and wider well-being can be found at: http://www. scotland.gov.uk/Topics/Built-Environment/Housing/ supply-demand/chma/marketcontextmaterials.
02 Homes fit for the 21st Century • the projected growth and ageing of the content of this new strategy for housing population of Scotland, and reduction and we are very grateful to everyone who in the average size of each household; took the time to take part. A number of quotes from the discussion are included in • the prospect of sustained cuts to the this policy paper, but responsibility for the availability of public funding, imposed on strategy rests with the Scottish Scotland by the UK Government; and Government. • current and projected increases in energy prices, which place more The discussion paper has succeeded in people at risk of fuel poverty. provoking a debate within the sector about the key issues. The extent and impact of the first four Scottish Federation of Housing Associations of these factors was considered in a recent publication by the Scottish Government Communities Analytical 9 The discussion showed a willingness to Services, entitled The Scottish housing share ideas and best practice, and a system: selected economic and social recognition of the need to innovate. If we trends2. are to increase housing supply, ensure affordability, provide choice, and 7 On the other hand, the next ten years improve the places and houses we live will also present opportunities. Through in, then we need to continue to pool and better design and the adoption of new stretch our ideas and resources. We see a technologies, we can reduce the cost of key role for national representative housing and improve quality. There will bodies and organisations, and also for also be expansion of the green the Scottish Government, to continue this industries, which can reduce sharing of good practice, and the unemployment and benefit the wider development of new approaches. economy. In addition, there will be greater devolution of powers to Scotland, Our strategic approach in particular borrowing powers, which 10 Given the scale of the challenges, we could fund new investment vehicles. believe a more radical approach now needs to be adopted for the future of Housing: Fresh 8 In May 2010 we published Scottish housing. Our overall strategic Thinking, New Ideas3 , to launch a national approach will therefore incorporate the housing discussion over the subsequent following essential elements: months. Many organisations and individuals took part in meetings and seminars, made their views known through the discussion website, or sent in written submissions.4 All contributions, written or otherwise, have helped to shape the
2 See: http://www.scotland.gov.uk/Topics/Built- Environment/Housing/supply-demand/chma/ marketcontextmaterials/scottishhousingsystem 3 See: http://www.scotland.gov.uk/Topics/Built- Environment/Housing/reform/resources/freshthinking 4 A summary of the written responses is available at - http://www.scotland.gov.uk/Topics/Built- Environment/Housing/reform/resources/responses Homes fit for the 21st Century 03 We recognise the vital role of social We will instigate a wholly new approach to housing in providing people with an managing housing need by providing a affordable home and a platform for getting range of housing options for families and on in life; we oppose UK reforms to individuals across all tenures, and ensuring Housing Benefit and the tenancy system, that people get regular, up-to-date which will undermine work incentives. information about their options through “housing health checks”. We also recognise the need for Government support for the growing We will remove unnecessary barriers to number of people priced out of home investment and will empower local ownership, struggling to afford market communities and housing organisations to rents but unable to access social housing. find solutions that meet local needs.
We will support home ownership in a We will develop a Strategy for Sustainable balanced and sustainable way, including Housing in Scotland to put people at the the growth of innovative products such as heart of how we create sustainable shared equity and rent-to-buy. communities for the long-term and meet our climate change targets. We will make a decisive change in the way we support new developments, using We will promote excellence in the design Government funding to lever in the of new housing which contributes to the maximum possible investment from other creation of sustainable places and sources. We will support local innovation neighbourhoods which are low carbon and by encouraging a wide range of pilots to energy efficient, and provide a safe and address supply and other challenges. stimulating environment for young people to grow up in. We will continue the drive for new sources of finance and innovative financial We will promote energy efficiency across solutions to help build affordable homes all tenures, working with partners to boost for less, including leverage models such as the green industries in Scotland, and the National Housing Trust. looking to the housing and construction industries to make full use of leading edge We will supplement new supply by making technologies. better use of existing homes, limiting the right-to-buy, and increasing the use of empty or under-occupied homes.
04 Homes fit for the 21st Century 11 Our detailed action plan is set out in the • Part 2 sets out the actions we will take two parts of this strategy: to promote flexibility and choice within the housing system, and a range of • Part 1 sets out ways in which the measures to improve our houses and effective supply of housing across all neighbourhoods, in particular to make tenures can be increased; and them more sustainable.
Homes fit for the 21st Century 05 Part 1 New Supply
Summary 1 Scotland needs more homes. Our population is growing, the average household size continues to fall, and as always there will be some old housing that needs to be demolished and replaced. The overwhelming view of respondents to the housing discussion was to emphasise the importance of new supply to meet the needs of our people.
06 Homes fit for the 21st Century 2 We need to increase supply right across 5 We will therefore implement a radically the housing system. We need more different and innovative approach. homes in each of the established tenures: Across Scotland, we have seen new ideas owner occupation, private rent and social emerging on how this can be done, from rent. But there are growing numbers of councils, housing associations, people whose needs aren’t met by any of developers and investors. A selection of these established tenures - people who these ideas is highlighted in this can’t access home ownership and are document. We welcome them all, and struggling to afford private rents, yet are intend to pilot as many new methods as unlikely to get a social let. To provide possible. Some require no Government new options for this group, we will support, while others can proceed only if require a substantial expansion of mid- there is financial or other input from range housing products. We will continue Government. We will assess each to support shared equity, and in proposal on its merits. particular will expand provision of homes for intermediate rent5. 6 Examples of this new approach will include: 3 Therefore, our first strategic objective is: • allowing housing associations to To build the new, high quality, affordable channel receipts into new build homes (including social housing) to meet through models in which the Scottish current need and the demand arising from Government’s right to reclaim Housing our growing and ageing population. Association Grant is waived;
New ways of financing housebuilding • encouraging multi-tenure housing developments with developments for 4 The challenge is how to achieve this private sale or rent cross-subsidising expansion in the difficult economic the social rented sector; circumstances that we face. Private sector housebuilding has fallen • exploring the potential for shared dramatically as a consequence of the funding of developments, with credit crunch. And public funding will contributions from land-owners/ also be reduced: the UK Government has developers, housing associations/ made it clear that it will continue to co-operatives and central or local reduce the funds available to the Scottish Government; and Government, especially for capital spending. With such significantly • widening the sources of funding for restricted finance for housing, we cannot investment in affordable housing. rely on the traditional methods used to finance new homes. 7 The scope for Government investment is limited by the budget made available to us by Westminster, so we must change the way we invest. In future, our policy will be to invest in ways which lever in far more resources from elsewhere, in 5 Homes for intermediate rent are homes which are order to maximise the supply of available at below market rents in that area, but affordable homes. At the same time we above social rents.
Homes fit for the 21st Century 07 will ensure that the developments we Scottish Housing Bond and access to support meet a range of needs across the pension fund and other institutional whole of the country. We will: investment.
• expand and develop the National • We will consult on legislation to allow Housing Trust model to deliver a major councils to levy additional council tax increase in the number of homes for from long-term empty homes, with the intermediate rent; additional income to be earmarked for investment in affordable housing. • continue to invest in shared equity schemes, especially the New Supply • In the longer term, we will establish an Shared Equity scheme with private Infrastructure Investment Loan Fund sector developers; and and a National Housing Investment Bank, to mobilise all possible sources • support development through an of funding for housing investment. Innovation and Investment Fund, inviting bids from councils, housing • We will also use our new powers to associations and private bodies. In reform Stamp Duty to encourage and 2011-12 we will invest £50m through incentivise new investment in the this Fund. private rented sector.
8 The Innovation and Investment Fund will Quality and fitness for purpose be used to support developments of new 10 The increase in supply must not be social housing by councils and housing achieved by compromising on quality. associations and also to support Excellence in design will ensure that the innovative schemes of any type from homes that we build today, and the both the social sector and private bodies, places that we create, will meet the provided that they increase the provision needs of our people and stand the test of of affordable housing. Successful bids time. will be those which meet priority needs, secure quality, and achieve an optimal 11 A further key requirement is that we return for the Government’s investment. produce enough specialist or adapted Including the New Supply Shared Equity housing for older people and disabled scheme, the National Housing Trust and people. Later this year we will publish a the Innovation and Investment Fund, we national strategy on housing for older aim to deliver 18,000 new affordable people. homes over the next three years.
9 A key aspect of innovation will be to find new sources of finance for housing:
• In the housing association sector, we are already seeing the benefits of investment from the European Investment Bank, and we are working with the sector to identify further funding opportunities such as a
08 Homes fit for the 21st Century Introduction 12 Increasing the supply of housing across We believe that to meet the housing needs all tenures is key to our ambition to of people now and in the future, new provide housing options for all, houses will need to be built across all particularly given the need to: tenures. East Ayrshire Tenants and Residents Federation • meet housing needs that are currently not being met; The key to facilitating more effective • replace old stock which has reached rental and low cost home ownership the end of its usable life; options is to produce increased supply across the board, rather than to focus • allow for geographical mobility; and solely on one tenure or another. • cater for a rise in the number of Joseph Rowntree Foundation households. 14 Given currently diminished levels of The last of these factors is currently the 13 private construction, and significantly most significant, because population restricted availability of finance, increasing projections suggest a net increase of supply represents a substantial challenge over 200,000 households in Scotland for the decade ahead. But it is one which over the decade to 2020.6 Therefore, everyone with an interest in housing must without taking account of the backlog of face up to. housing need or the impact of demolitions or internal migration, we 15 The Scottish Government’s role is to set need to be building in excess of 20,000 the overall framework, to use our homes each year just to accommodate resources to maximise the supply of new household growth. Those homes will be affordable housing; to support and needed across the board, not just in the enable a recovery in the private sector owner-occupied, private and social as quickly as possible; and to uphold rented sectors, but also in the emerging standards of quality and design needed tenures such as intermediate rent, which to build sustainable communities. But will play an increasing role in the future. delivery of the objectives will of course The work being done by local authorities depend on everyone pulling together. We to develop their local housing strategies need housing associations, councils, plays a vital role in shaping an developers, lenders, private landlords understanding of what is needed and and others to come together to shape the where. models of supply for the future, by developing innovative models and identifying new sources of finance.
6 Several of the facts and figures in this Part are drawn from The Scottish Housing System: selected economic and social trends. See: http://www.scotland.gov.uk/ Topics/Built-Environment/Housing/supply-demand/ chma/marketcontextmaterials/scottishhousingsystem
Homes fit for the 21st Century 09 Housebuilding for the private sector 16 The credit crunch, collapse of the Continuing problems with mortgage wholesale lending market and new lending remain the single biggest threat to capital adequacy rules for lending the survival of Scotland’s home building institutions have dramatically reduced industry. the availability of mortgage finance. This Homes for Scotland has made it much more difficult, for first time buyers in particular, to obtain loans 18 Nevertheless, the underlying need for without large deposits, and this has had homes for our growing population has not knock-on impacts throughout the market. diminished, so it is imperative that we Demand for new-build homes has take action, within the limits of our 7 dropped significantly , with private powers and financial constraints, to sector building now at very low levels support recovery in the sector. The and widespread job losses and company Scottish Government has a keen interest closures as a consequence. in a healthy private housebuilding sector, which is a vital industry in the Scottish 17 While there are recent signs of a slight economy. Private housing supply helps increase in mortgage products, the the housing system to function effectively, imminent withdrawal of the Special improves affordability, and reduces the Liquidity Scheme this year8, coupled with pressure on social lets. A strong revised capital adequacy rules for housebuilding sector can also work with lending institutions, suggests that there is social landlords to develop mixed tenure little prospect of a return to the easy communities. availability of 95% or 100% mortgages which fuelled the earlier boom. The 19 There is no silver bullet. Instead, a Financial Service Authority’s (FSA) combination of initiatives and action by proposals on responsible lending are also a wide range of organisations will be likely to have an impact on lending, both necessary to tackle this critical problem: for first time buyers and those looking to remortgage (see paragraph 116). • We will continue to engage with lenders, both to encourage new providers into the market and to encourage new forms of mortgage product to meet current needs. We say more about this in Part 2.
7 There were 11,188 private sector completions • We will work with the private sector to in 2009/10 compared to 21,656 in 2007/08. develop new options for first time Source: Housing Statistics for Scotland. http://www. buyers. We will fund the New Supply scotland.gov.uk./Topics/Statistics/Browse/Housing- Regeneration/HSfS/NewBuildPrivate Shared Equity with Developers 8 The Special Liquidity Scheme was introduced in April scheme; support the establishment of 2008 to improve the liquidity position of the banking rent-to-buy schemes; and implement a system, by allowing banks and building societies to swap their high quality mortgage-backed and self-build initiative to maximise other securities for UK Treasury Bills for up to three investment potential in this sector. years. Further details can be found at: http://www. bankofengland.co.uk/markets/sls/sls-information.pdf
10 Homes fit for the 21st Century • We will follow through our recent equity a permanent feature of housing reforms to the planning system to policy, with continued investment, ensure a generous supply of land for building particularly on the successful housing. pilot New Supply Shared Equity with Developers scheme. In 2011-12 we will • We will improve the arrangements for invest £5m in a second phase to the funding of infrastructure. subsidise a further 220-250 new properties for shared equity. Shared Equity, Rent-to-Buy and Self-Build
20 Private housebuilders and lenders will 22 We will explore alternative funding need to adapt their long-term business sources for shared equity, including from model in response to the fundamental councils. Aberdeenshire Council, for shift in mortgage availability. Some are example, has put in place its own shared already developing shared equity and equity scheme, working with developers, rent-to-buy products which help which we welcome. individuals to access home ownership and these should become much more 23 House-builders throughout Scotland have common in future. Given the current also developed rent-to-buy options pressures on developers and our which allow individuals and households ambition to support economic growth, to rent a home whilst also saving the there is a clear rationale for government deposit they need to purchase it. Whilst to encourage these developments, in the specifics vary, individuals in such particular by subsidising shared equity schemes will receive a proportion of the products. rent they have paid to the house-builder as a contribution to the deposit they need to secure a mortgage. Like some countries in Europe, a more diverse housing market would help. 24 Such schemes are small scale and help to Households could build up to ownership bring existing supply or mothballed sites through savings or shared ownership, with into active use, rather than facilitating a range of transitional or intermediate the development of entirely new supply. tenures … as an alternative to the risky They do however add to people’s housing drive to ownership or social renting. options in the short to medium term and Grampian Housing Association therefore we welcome this example of private sector innovation. We will work with private sector developers, lenders, 21 Independent research confirms that our and local authorities to develop best shared equity schemes within the Low- practice for rent-to-buy schemes across cost Initiative for First Time Buyers offer Scotland and encourage their wider use an effective means of supporting first where appropriate. time buyers.9 We want this option to be widely available to first time buyers including those currently renting in the social sector. We will make shared
9 Evaluation of the Low-Cost Initiative for First Time Buyers - ODS Consulting, January 2011 http://www. scotland.gov.uk/Publications/2011/01/18142733/0
Homes fit for the 21st Century 11 25 In addition, we will look to build on The planning system innovations such as the package of 28 In 2007, we set out in Scottish planning tailored solutions being piloted by policy and in Firm Foundations10 a series Cruden Homes, in partnership with the of comprehensive reforms to address Glasgow and NHS Credit Unions, the how the planning system should identify Co-operative Bank and Glasgow City and meet housing need and demand. We Council, to help credit-worthy first time will work with planning authorities to buyers into home ownership in Govan. ensure that they maintain a generous This initiative provides an excellent supply of effective housing land in the example of partnership working, and we right places. In the current economic will work with Homes for Scotland, credit climate, they may need to take a more unions and other organisations to flexible and responsive approach to the encourage the development of similar identification of housing sites11 (without approaches more widely across Scotland. undermining the principles of sustainable placemaking covered later in this paper). 26 Self-build housing also contributes to the Land which was developable before the supply of new housing, particularly in the downturn may have to be reappraised more remote parts of rural Scotland. Over and other sites identified. We will the coming decade, we expect growth in continue to monitor the implementation this sector, as has happened in many of our policy, and will actively engage in European countries, with people taking the development planning process to advantage of new technologies which make ensure that plans provide a generous self-build more accessible. We will establish supply of effective housing land. a self-build initiative for Scotland, by developing a package of advice and …land availability remains a huge issue support for those considering this option. and, increasingly, developers are citing the We will also continue to engage with current economic climate as a reason for lenders to ensure there are self-build not being in a position to provide the mortgage products available to credit- percentage of affordable homes requested worthy borrowers, and we have already by local authorities. pressed the UK Government to ensure that any changes in the regulation of the COSLA/ALACHO mortgage market do not result in excessive 29 Planning conditions and agreements play barriers being put in the way of those who a major role in securing the delivery of wish to build their own home. infrastructure and of affordable housing. But they must be realistic, balancing the 27 Councils can play a key role in interests of the developer and the supporting and enabling self-build, and community. We will review and update some may wish to provide loans for the regulations and guidance on these, to self-build, drawing on council tax income ensure that they remain fair and from second homes and long-term empty properties. 10 See: http://www.scotland.gov.uk/ Publications/2007/10/30153156/0 11 The Chief Planner wrote to local authority Heads of Planning on this subject in October 2010. A copy of that letter is available at http://www.scotland.gov.uk/ Publications/2010/08/31132820/7
12 Homes fit for the 21st Century effective, and that they support the business park and the major residential development of infrastructure without expansion would be impossible. penalising developers. We have also commissioned research to identify 32 This is a clear example of how councils alternative methods of applying can enable essential infrastructure even development charges, and will progress in times of scarce public resources. appropriate action after the report is Similarly, the excellent work of the received.12 Highland Housing Alliance on land assembly and infrastructure provision, and the use of council tax receipts from The continued uncertainty surrounding second homes and long-term empty developer contributions has serious long- properties to fund housing and term detrimental effects on the home infrastructure in Argyll and Bute, are building industry. There must be clarity on further examples of innovation at work. the total sums involved and a properly consulted upon, simple trigger mechanism, 33 We will continue to investigate the scale which details the complete list of issues of developments with planning being addressed. permission which have stalled, and to Homes for Scotland consider alternative options for funding infrastructure. In the medium term we 30 In summer 2011 we will issue new will establish an Infrastructure guidance for local authorities on the Investment Loan Fund to provide loans appropriate and effective use of to unblock projects which might not compulsory purchase, to free up blocked otherwise be able to proceed. land to encourage investment, and to facilitate housing and other projects. The private rented sector (PRS) 34 We will take steps to generate new Infrastructure funding growth within the PRS. As noted in Part 31 While we acknowledge the financial 2, we will support housing associations pressures faced by local authorities, we which wish to provide market rental also welcome the initiative shown by homes as well as intermediate and social those who are already looking at lets, where necessary through a innovative ways to fund infrastructure subsidiary. By 2014, we want to see (including considering their capacity to many more housing associations and provide loans). For example, at co-operatives involved in this way. Heartlands, as part of a major regeneration project on a former colliery 35 We will also develop new incentives to site, which includes a business park and improve private rented housing such as a large residential area, West Lothian innovative arrangements where private Council has transferred land to Tesco, landlords lease properties to social 13 with the council deferring the receipt for landlords. This approach can be an several years. The deferral will facilitate effective way to increase the supply of the funding of a new motorway junction, affordable housing, while improving without which the next phase of the 13 Leasing agreements of this sort involve private rented landlords engaging social landlords to manage 12 Publication is expected in March 2011. their properties for them.
Homes fit for the 21st Century 13 standards and security for tenants and it difficult to set one up. If the Scottish providing a secure rental stream for good Parliament had the power to change quality private landlords. We will do as these rules we would propose the much as we can to help the PRS develop, legislation to do so. In the meantime, we and where funding is required to stimulate have made the case to the UK growth in leasing arrangements or other Government that they should work with innovative activity, we will consider the property industry to look at a making new catalyst investment available. restructuring and simplification of residential REITs. The development of a formal private Intermediate renting and the sector leasing scheme should provide the National Housing Trust stable and professional platform necessary to encourage development. 39 In recent years we have seen a marked Angus Council increase in the number of people who are unable either to buy their own home or to secure a social housing let. The 36 In addition, we have called on the UK average age of unassisted first time Government to amend Stamp Duty Land buyers has risen to 37, with mortgage Tax (SDLT) rules so that charges for bulk deposits now averaging 23%.14 At the purchases are based on the applicable same time new social lets have become rate for each property, rather than for more concentrated on the poor, with 63% the combined price of all the properties of new lets now going to people in the purchased. If the UK Government does poorest 10% of the population. not make this change then we will do so once SDLT policy is devolved to the 40 Although it will remain our top priority Scottish Parliament, to open the way for to support housing options for the more large-scale investment in the poorest, we also recognise the role of private rented sector. We will also government to help address housing redesign the tax to make it fairer. issues for those on low to moderate incomes, who might otherwise find 37 We are committed to enabling the themselves without viable choices. An introduction of new approaches in expansion of shared equity provision is Scotland that can re-invigorate private part of our response to improve the sector investment in housing. choices available to this group. In Institutional investors seek long-term, addition, we will support a substantial steady returns, and we will work with expansion of intermediate rental pension funds and life assurance properties to complement social rented companies to bring more investment into housing and ease the pressures on it. the private rented sector. 14 See also The Scottish Housing System: selected 38 One of the existing options for such economic and social trends, section 4.1.2. investment is the system of Real Estate See: http://www.scotland.gov.uk/Topics/Built- Environment/Housing/supply-demand/chma/ Investment Trusts (REITs). However, the marketcontextmaterials/scottishhousingsystem rules governing residential REITs have The average (median) deposit for all (assisted and been made overly complex by the UK unassisted) first time buyers in Scotland was 6% in 2000 and increased to 25% in 2009 (latest figure is Government, with significant entry costs 23% in Q3 2010). and onerous listing requirements making Source: CML/BankSearch Regulated Mortgage Survey; link at http://www.cml.org.uk/cml/statistics 14 Homes fit for the 21st Century following the traditional grant-based It is important that some resources model of investment, the Government’s continue to be directed at tenures such as financial contribution to NHT is in the intermediate renting, shared ownership form of a guarantee, at an estimated average cost of around £2,500 per unit. and shared equity, especially when those The first phase is expected to lever in on low or middle incomes experience around £100m in additional housing limited liquidity within mortgage markets investment for a guarantee cost to allied to a shortage of active lenders Government of only £2m-£3m. within Scotland, which precludes many from home ownership. 43 The initial phases of the NHT will help Clyde Valley Housing Association kickstart construction on sites which, in the current economic climate, may otherwise remain stalled for some time. The growing problem of the excluded The injection of investment in affordable middle in the housing market – those who homes delivered through this first phase can work but can’t buy – does merit some alone will provide the Scottish policy focus as it is to be hoped that construction industry with a much relieving pressure in the middle of the needed boost. 160 jobs are estimated to market would ease the pressure on social be supported for every 100 additional housing and housing need. new homes built through the NHT.15 Joseph Rowntree Foundation 44 Building on the strong response from both local authorities and developers to 41 We have worked with councils, the Phase 1, a second phase of NHT has now Scottish Futures Trust, house builders and been announced for 2011-12. An lenders to develop the National Housing encouraging number of local authorities Trust initiative (NHT) - a ground breaking have already indicated an intention to innovation to generate a major expansion participate in a second round of in the provision of homes for procurement based on the existing intermediate rent across the country. The model. A further phase will also see the NHT will deliver increased housing development of variants of NHT choice for potential tenants on low to designed specifically for the housing moderate incomes, providing homes at association sector, recognising the vital below-market rent and offering tenants role this sector plays in the delivery of an opportunity to purchase their home affordable housing across Scotland. when it is due to be sold. The first phase Expanding NHT through these routes will of procurement is well underway across help maximise the number of homes that several local authority areas. can be delivered, whilst also providing local authorities, housing associations 42 The NHT demonstrates how new and potential development partners with approaches to affordable housing further opportunities to take part. delivery can be designed to provide maximum value for money at a time when resources are becoming increasingly constrained. Rather than
15 This calculation uses the Scottish input-output tables.
Homes fit for the 21st Century 15 Innovation and Investment Fund • contributions from their own financial resources or borrowing capacity; 45 We remain committed to providing grant funding for new social housing. The • extending financial planning beyond traditional method of subsidising new 30 years; social housing has been the provision of Housing Association Grant, paying • exploiting innovative sources of roughly two thirds of the cost of each private finance including pension new home. However, the capital funds funds, bond finance and institutional available to the Scottish Government are investment; set to be severely constrained for at least including a proportion of intermediate the next ten years. If we are to build • rent or low-cost home ownership anything like the number of affordable within a predominantly social housing homes that we need, this will need to be development; done with far less government subsidy per house. • cross-subsidising development costs with income-generating activities such … subsidy levels need to be re-examined as the Feed-in Tariff scheme17; to ensure efficiencies. Over-reliance on making use of joint ventures and models to meet limited or niche markets • special purpose vehicles in order to or groups can detract from solving deep- partner with other bodies and rooted, longer term issues of supply. organisations; and COSLA/ALACHO • driving down running costs through 46 Recent research by Heriot-Watt and York efficiency initiatives, such as modern 18 Universities16 confirms that there is procurement methods and cost scope for councils and housing benchmarking. associations to develop with much lower 48 Justifiable increases in rents can also levels of subsidy. The study concluded help to generate additional funding for that, over a 20-year period, local development. This was recognised by a authorities and housing associations number of responses to the discussion. have the potential capacity to develop However, respondents also emphasised around 5,300 new social homes a year at the importance of affordability, and we a common grant rate of 25% and a total are committed to social rents at levels cost to Government of around £190m that are affordable for those on low per year. incomes. It is up to individual landlords 47 There are many avenues open to housing associations to make grant funding go 17 Feed in Tariff (FiT) is an environmental programme introduced by the UK Government on 1 April 2010 to further, with a similar range of promote the widespread uptake of a range of small- opportunities available to councils who scale renewable and low-carbon electricity generation develop new council housing. These technologies. FiT requires Licensed Electricity Suppliers to pay a generation tariff to small-scale include: low-carbon generators for electricity generated. 18 Methods and opportunities for housing organisations to seek efficiency through procurement will be 16 See: http://www.scotland.gov.uk/ considered in the forthcoming report by Turner & Publications/2010/11/11115938/0 Townsend, commissioned by the Scottish Government.
16 Homes fit for the 21st Century to strike the best balance between rent associations, and up to £10m to levels and meeting the housing needs of innovative projects by all sectors, the local communities, but rents should including the private sector. not be increased without regard for the importance of affordability for tenants. 51 Including the New Supply Shared Equity scheme, the National Housing Trust and the Innovation and Investment Fund, we We discussed if it was fair to use tenants’ aim to deliver 18,000 new affordable rent money to pay for new build housing homes over the next three years. in terms of the Council’s prudential borrowing and loan repayments. There Further initiatives to support new was general support for this in recognition supply of the number of new homes that are required. Empty Homes West Dunbartonshire Tenants and Residents 52 In 2009, we estimated that there were Organisation around 25,000 long-tem empty dwellings across all tenures. Even bringing a 49 We will introduce a new Innovation and proportion of these back into active use Investment Fund, to provide subsidy for would represent an important the development of new affordable contribution to effective new supply. housing in ways which lever in the maximum possible amount of funding 53 Most empty housing is in the private from elsewhere. In future we will award sector and we are funding an empty funding to those projects which homes co-ordinator, managed by Shelter represent the best quality, mix and value Scotland, to run the Scottish Empty for money, taking into account key Homes Partnership. This aims to help criteria such as affordability to tenants build capacity within local authorities, in and fit with the council’s Local Housing their strategic housing role, to bring Strategy. We will make specific allowance private sector empty homes back into for more expensive developments such use. In partnership with Shelter and as housing in remote rural areas and for members of the Scottish Empty Homes those with special needs. Partnership, we will examine the potential for new investment to return 50 Initially, we will operate the Innovation empty homes to use as affordable rented and Investment Fund in three streams: accommodation. one open to councils, on similar lines to our recent Council House Building 54 Our pilot initiative with North Glasgow incentive schemes; one open to housing Housing Association (see paragraph 57) associations operated in a similar will bring further empty homes back into manner; and a third for innovative use, and we plan to roll this approach out schemes, which will be open to all to other landlords too, as part of a sectors, including the private sector, for Scotland-wide strategy. We would all types and tenures of affordable encourage other organisations – both housing. In 2011-12, we will invest private and public - to consider their around £50m through the Fund, and own approaches to any empty homes expect to award at least £20m to they own. councils, at least £20m to housing
Homes fit for the 21st Century 17 Council Tax Flexibility leasing schemes between social landlords and the private rented sector; and the 55 In addition, we will consult on legislation variants of the National Housing Trust. to allow councils increased flexibility in Among a range of other pilots currently the amount of council tax they can being developed, the following are of charge on long-term empty (LTE) particular note: properties. This will encourage owners to bring empty properties back into use, • Later in 2011 we will launch a pilot for with any additional resources raised as a recycling former Housing Association result of these measures to be invested Grant (HAG). A number of housing directly in affordable housing, providing associations in Glasgow and Edinburgh much needed funding for developments, have already said they would wish to particularly in pressured areas (e.g. participate. We will waive the right to Aberdeenshire, Edinburgh, Fife, Highland recover HAG when surplus properties and Scottish Borders). are sold, allowing the associations to reinvest in new supply instead. 56 We estimate that if councils could apply an excess charge on LTE properties, up to • We will also launch a pilot empty £30 million19 could be raised annually. homes initiative with North Glasgow Along with the additional resources that Housing Association. The association these funds could lever in, this could will refurbish properties in Possilpark make a significant contribution to and then either sell them to people affordable housing supply - and support wishing to move into home ownership jobs in the construction sector and or convert them to intermediate rental economy more widely. We expect this to properties. Again, we will waive the play an important role in supporting a right to recover HAG when the homes wide range of local authority-led are sold or converted. initiatives, including: bringing empty We will also waive the HAG repayment properties back into use; supporting • requirement from Hillcrest Housing self-build; rural housing enablers; Association, where social houses will innovative land acquisition models; and be converted to intermediate rental new affordable housing provision. homes to meet local needs in Dundee. The importance of innovation The additional rental income will enhance the association’s borrowing 57 Successful delivery of the new homes capacity, allowing it to invest in new that we need will depend on innovation social housing. by housing associations, councils and private sector bodies. We are promoting • The Clyde Valley Group is developing a and supporting a wide range of pilots to proposal which will use equity demonstrate and test new methods. This investment and cross-subsidy between paper has already mentioned new supply different housing tenures, over the shared equity supported by central or medium term, within a Special Purpose local Government; rent-to-buy schemes; Vehicle. The Vehicle will provide a mix of homes, some for social rent by Clyde Valley as well as homes for 19 The calculation of this figure assumes that all councils apply a charge equivalent to double the current rate intermediate and market rent and of council tax. properties for outright sale. Equity
18 Homes fit for the 21st Century investment will be required which will rates on which these funds are provided be repaid through the sale of some of offer alternatives to conventional bank the properties. The proposal should be lending. This demonstrates that capital suitable to bid for government subsidy. markets can be accessed with relative ease and without great expense by using • The Scottish Borders Council will draw a housing finance specialist. We are now on second homes council tax receipts working with the sector to identify to fund new developments for social further funding opportunities such as a rent by Eildon Housing Association, at Scottish Housing Bond, through which a Stichill and Newcastleton. To number of Scottish landlords would supplement the council’s funding jointly access bond finance. We are also package, a small amount of Scottish encouraging the sector to source Government funding has been agreed alternative funding partners as part of of around £5,000 per unit. This means the new approach to investment. that a total Scottish Government contribution of £80,000 will support 60 To assist with the introduction of new 16 new affordable homes in areas of funding options and enable private high housing need. finance to go further we have amended the 20-year lease and standard security Grampian Housing Association (see • rules. The changes we have made mean page 20) is developing homes for that housing associations, local intermediate tenures, without requiring authorities and rural housing bodies are any subsidy. now exempt from the 20-year limits 58 We will work to support these and other when leasing residential property, and pilots, and to roll them out across they can opt out of the right to pay back Scotland once the methods have proven long-term borrowing early if that’s what successful. they wish to do. Both of these amendments make innovative leasing New sources of funding arrangements and the provision of long- term bond finance and pension fund or 59 One way for the sector to minimise its institutional investment real options for subsidy requirements is to identify more the sector. competitive sources of long-term loan finance. We have already secured £70 61 Our next aim is to open avenues for million in loans to Scottish housing large-scale pension fund investment in associations from the European affordable housing. Social housing offers Investment Bank. Opportunities for bond a long-term, low-risk secure investment, investment have also been opened up, as generating a predictable and rising flow the recent Glen Oaks Housing Association of income from well-regulated landlords. deal illustrates20. The very competitive This presents an ideal opportunity for pension fund and institutional investors to enter into the social housing sector 20 In January 2011, Glen Oaks HA secured £14.3 million through The Housing Finance Corporation’s latest using index-linked investments or more bond issue. This is the first time a Scottish housing traditional bond finance. association has been able to borrow long term funding from the capital markets, taking advantage of changes to the 20 year lease and standard security rules.
Homes fit for the 21st Century 19 Affordable homes without subsidy - Grampian Housing Association
Grampian HA has been In November 2009 the association opened its first private finance project in Stoneywood, providing high quality homes Aberdeen. The development provides for rent and owner 42 homes, 35 on a shared ownership basis occupation across the and seven for intermediate rent, two of which are adapted for wheelchair use. Grampian area for 35 years. Having developed a sound Grampian HA believes that there is potential to fund more housing in this way and cites understanding of the local the following guiding principles: market, the association concluded that it was • recognising the need to develop a profit or equity surplus on the building of the possible to develop a new houses; financial model that could • harnessing the real growth in property fund the building of new values over a 20-30 year period through housing without additional equity release;
Scottish Government subsidy. • taking a long-term view on viability and return so that short-term revenue deficits are offset against longer term surpluses; and
• recognising the value and role that different housing tenures can take in different people’s lives and at different life stages.
20 Homes fit for the 21st Century 62 Our discussions with pension funds, to Compact, well-designed and well- encourage them to invest in social and connected neighbourhoods can provide affordable housing in Scotland, are opportunities for healthy, sustainable progressing well, and by 2013 we expect lifestyles, where we can access our daily to establish one or more pilots involving amenities and contribute positively to a the use of pension fund investment. vibrant and active community. Initially it is likely that this will be in the form of loans through bonds, but there is 66 The principles of placemaking are set out also a strong case for equity funding in our design policy documents Designing from pensions through special purpose Places21 and Designing Streets22. Designing vehicles, and we will continue to pursue Streets represents a fundamental shift in this option too. approach, away from car-based layouts towards more connected and sustainable 63 Together with traditional loans, these street patterns. This shift has the new approaches will provide a menu of potential to deliver benefits for health, alternative sources of finance, but the carbon reduction, local and regional competitiveness of all these approaches economies and social capital as well as remains dependent on market providing a positive sense of place and fluctuations. A national Housing attractive environments. To support the Investment Bank would provide a further creation of good places, we will engage alternative and help protect the flow of with and support local authorities and funding for affordable housing from any industry on key issues such as the future difficulties with lending markets. Designing Streets policy and the creation We intend to establish a Housing of sustainable communities through a Investment Bank within this decade. broad place-making agenda. In addition, from 2011, we will introduce a new 64 The UK Government has committed to category for innovation in the annual give the Scottish Government borrowing Saltire Society Housing Design Awards, to powers by 2015, and this will provide recognise and promote new thinking in new opportunities for supporting capital design. developments, whether in housing, infrastructure or other projects. 67 As we know from past experience, compromising on quality can lead to Building sustainable places and future failures and the high cost of neighbourhoods correcting defects in design, construction or layout. We must create places which 65 Delivering quality homes and will stand the test of time and provide neighbourhoods supports long-term attractive and successful neighbourhoods economic prosperity. The quality of our for generations to come. Programmes everyday environment is determined not such as the Scottish Sustainable just by the individual buildings that we Communities Initiative (SSCI) and last occupy, but by the spaces and streets year’s Housing Expo in Inverness have that link them together. The success or failure of housing developments often 21 See: http://www.scotland.gov.uk/Topics/Built- depends on whether a neighbourhood Environment/planning/National-Planning-Policy/ feels like a ”place” rather than simply a Designing collection of roads and buildings. 22 See: http://www.scotland.gov.uk/ Publications/2010/03/22120652/0
Homes fit for the 21st Century 21 provided good examples of new and technologies which will deliver regenerated development (see page 23). significant environmental benefits. Such Much of the new housing and approaches will become more neighbourhood design in the Urban widespread over the coming years, Regeneration Companies (URCs) delivering benefits for individuals and demonstrates the value of investing in businesses, and helping to realise our quality places. ambitions to tackle climate change. We will carry out an evaluation of Scotland’s More energy efficient new housing Housing Expo, in order to extract maximum value and learning from the 68 Over half a million new dwellings could project, including an investigation into be constructed between now and 2050, the potential for a further housing expo making up 20% of all homes in 2050. in the future. These homes need to be as energy efficient and low carbon as practical. Our strategy for progressive enhancements of Tenants should be involved in energy standards in Scottish building consultations on the input and design of regulations is based on the Sullivan homes. It will be important that the homes Report (2007)23. New standards came fall in line with the Climate Change into force in October 2010, and new (Scotland) Act 2009. The homes should be homes need to be more energy efficient fit for the 21st century and beyond. Homes and emit around 70% less carbon dioxide should have a lifespan of more than 60 than those built to the standards that years. existed in 1990. We will carry out technical reviews and further research Edinburgh Tenants Federation on the cost of improving standards, as further enhancements are proposed for Regeneration both 2013 and 2016. 70 We will continue to support our Urban Regeneration Companies, with priority 69 More innovative approaches and investment in the Clyde Gateway, given solutions are now emerging. Techniques its importance to the delivery of a for achieving highly efficient or carbon- successful Commonwealth Games. And neutral homes were well demonstrated at we have established a £50m JESSICA Scotland’s Housing Expo which (Joint European Support for Sustainable emphasised a way forward based jointly Investment in City Areas) Holding Fund on master planning, lifestyle, passive in Scotland. The Holding Fund has been energy techniques, and new building jointly financed by the Scottish technology, pointing the way to Government and the European improvements in quality without Commission and will provide repayable increases in life-time costs. In addition, investment to revenue generating many housing associations and house- projects within eligible areas. The builders are already beginning to explore JESSICA fund is expected to lever in the use of the more advanced significant co-financing from both public construction approaches, materials and and private partners.
23 See: http://www.scotland.gov.uk/Topics/Built- Environment/Building/Building-standards/ publications/sullivan
22 Homes fit for the 21st Century Scotland’s Housing Expo - Inverness
Scotland’s Housing Expo, The master plan for the Milton of Leys site on the edge of Inverness breaks the mould which took place in August of the cul-de-sac sprawl of the typical 2010, was the first event housing estate. The streets of the Expo of its kind in the UK. Based site are a focus of activity – well used and pleasant spaces which suit 21st century on a successful Finnish living where many people will be working model, the event showcased from home, where health and fitness are over 50 architect-designed integral and the varying needs of families are taken into account. homes, set in four unique The Expo has been a notable success in zones featuring innovative raising awareness of innovative housing construction and cutting design and encouraging new thinking around construction techniques, supply chains, low edge sustainable systems. energy design and layouts. The houses on display have demonstrated the effectiveness of passive energy measures (high thermal mass, form and orientation), with predicted annual heating costs as low as £73 for a 2 bedroom semi-detached house.
Homes fit for the 21st Century 23 71 We are working with the Commonwealth lead fulfilling lives, with the same sort of Games Organising Committee and opportunities as everyone else. Glasgow City Council to deliver a high quality sustainable neighbourhood in the 75 A focus on individual needs matters but East End of Glasgow - initially to provide targets can still be helpful locally. the Commonwealth Games Athletes Glasgow City Council, for example, has Village, but subsequently to become an adopted a target for 10% of all new build exemplar new community of 300 homes homes to be fully accessible. We will for social rent, 100 for intermediate encourage all local authorities to set tenure and 300 houses for sale. This similar local targets, based against the development will bring about the assessment of need and demand in their transformation of one of the most area, and to ensure through their Local deprived areas of Glasgow. Housing Strategies that sufficient fully accessible properties are built to allow 72 With Glasgow Housing Association and disabled people more freedom and Glasgow City Council, we will support the choice over where they want to live. transformational regeneration of key areas of the city, building on the 76 It is unacceptable that one in five experience of successful partnerships disabled people or people with long-term between public and private sectors such health problems who require an adapted as the Crown Street Regeneration project house lives in a house that is “not at all” in New Gorbals. Working with the private or ”not very suitable” to their needs.24 sector, the Transformational Regeneration Areas partnership will seek to maximise 77 In 2007, revisions to Scottish building the value that can be realised through an regulations introduced a range of integrated and long-term approach to measures to improve accessibility and development and regeneration, and will ease of use in new homes. As the aim to deliver high quality building regulations apply to all new neighbourhoods together with domestic buildings, across both public opportunities for economic and and private sectors and all tenures, this community development. will significantly increase the rate at which housing is delivered that is both 73 Funding regeneration in the future will more immediately accessible and better be challenging, and we will need to make suited to adaptation to address the some tough choices. We are keen to hear varying needs of householders. In this about new ideas and approaches, and we respect, Scottish building regulations are will shortly be launching a national considered the most demanding in the discussion about regeneration policy. UK. This will generate debate and innovation and help inform the future direction of 78 Even in these challenging financial times regeneration initiatives. we must do more to ensure that everyone can live in accommodation that Independent living meets their basic physical needs, and to prepare for the demographic challenges 74 We want to ensure that older people and ahead. disabled people can live independently in their homes safely and securely, and 24 See: Scottish House Condition Survey - http://www.shcs.gov.uk 24 Homes fit for the 21st Century 79 That is why we are introducing a new to taking forward the many practical Change Fund (of £70m in the first year, measures recommended in the report, we within the NHS budget), to promote a will: shift in the balance of care for older people from institutional to community • publish a national strategy on housing settings. This is a powerful signal of our for older people in 2011; intention to encourage Community develop a national register of Planning Partnerships to make the most • accessible housing for disabled people; effective use of combined resources for the care and support of older people. We • simplify arrangements for the public expect the role of housing-related and housing providers to access services to be considered carefully when funding for adaptations; Partnerships decide how to make best use of the new Change Fund. Extra care • ensure the needs of disabled people housing, sheltered housing, housing and older people are better reflected support, care and repair and housing within national and local planning and adaptations can play a vital role in housing investment processes; and helping to sustain independent living, and can reduce the risk of avoidable • build on the introduction of the new hospital admissions or delayed discharge. Change Fund and work with local authorities and the NHS to ensure that the housing, health and social care The group agreed that spend in relation to needs of individuals are addressed housing could provide a big saving in more holistically.. community care. [In the case study discussed] a disabled woman would not 81 In ten years time we expect to see a need 35 hours of care if her house was Scotland where: adapted for her to live independently. • the proportion of housing which is accessible for disabled people has The Scottish Government should explore increased significantly, giving more choice about where to live; the centralisation of budgets in relation to housing, social work and community care • every older person and disabled so that spending can be co-ordinated to person can easily get adaptations ensure the best result for the disabled made to their homes when they need person and the most effective use of funds. it, without being subjected to excessive Housing Discussion seminars hosted by Capability waiting times; Scotland • every older person and disabled person has the opportunity of a 80 We will also build quickly on the housing “health check” at key stages of foundations laid in our Wider Planning for their lives, offering good personalised an Ageing Population report25. In addition advice on the housing options and opportunities available and practical 25 See: http://www.scotland.gov.uk/Topics/ help with securing appropriate services Built-Environment/Housing/access/ROOPH/ or, if necessary, moving to more wpfaapreportmarch10 appropriate accommodation; and
Homes fit for the 21st Century 25 • anyone who needs support to maintain and repair and home care services, independent living receives it, so that which will remain vital in easing social Scotland is recognised as a world isolation as well as offering practical leader in integrating telecare alongside support. more traditional housing support, care
Actions
We will make shared equity a permanent the implementation of our policy, and will feature of housing policy, with continued actively engage in the development investment, building particularly on the planning process to ensure that plans New Supply Shared Equity with Developers provide a generous supply of effective scheme. In 2011-12 we will invest £5m in a housing land. second phase to subsidise a further 220- We will review and update the regulations 250 new properties for shared equity. We and guidance on planning conditions and will explore alternative funding sources for agreements, to ensure that they remain shared equity, including from councils. fair and effective, and that they support We will work with private sector the development of infrastructure without developers, lenders and local authorities to penalising developers. We have also develop best practice for rent-to-buy commissioned research to identify schemes across Scotland. alternative methods of applying development charges, and will progress In addition, we will look to build on appropriate action after the report is innovations such as the package of tailored received. solutions to support home ownership which is being piloted in the Govan In summer 2011 we will issue new guidance regeneration area, working with Homes for for local authorities on the appropriate and Scotland, credit unions and other effective use of compulsory purchase, to organisations to encourage the free up blocked land to encourage development of similar approaches more investment, and to facilitate housing and widely across Scotland. other projects.
We will establish a self-build initiative for We will continue to investigate the scale of Scotland, by developing a package of developments with planning permission advice and support for those considering which have stalled, and to consider this option. We will also continue to engage alternative options for funding with lenders to ensure there are self-build infrastructure. In the medium term we will mortgage products available. establish an Infrastructure Investment Loan Fund to provide loans to unblock We will work with planning authorities to projects which might not otherwise be able ensure that they maintain a generous to proceed. supply of effective housing land in the right places. We will continue to monitor
26 Homes fit for the 21st Century We will support housing associations which Including the New Supply Shared Equity wish to provide market rental homes as scheme, the National Housing Trust and the well as intermediate and social lets. By Innovation and Investment Fund, we aim to 2014, we want to see many more housing deliver 18,000 new affordable homes over associations and co-operatives involved in the next three years. this way. In partnership with Shelter Scotland and We will help the private rented sector members of the Scottish Empty Homes develop, and where funding is required to Partnership, we will examine the potential stimulate growth in leasing arrangements for new investment to return empty or other innovative activity, we will homes to use as affordable rented consider making new catalyst investment accommodation. available. We will consult on legislation to allow Once Stamp Duty Land Tax policy is councils increased flexibility in the amount devolved to the Scottish Parliament, we will of council tax they can charge on long-term change the rules about tax on bulk empty properties. purchases, to open the way for more large- In 2011 we will launch a pilot for recycling scale investment in the private rented former Housing Association Grant with a sector. We will also redesign the tax to number of housing associations in Glasgow make it fairer. and Edinburgh. We will work with pension funds and life We will launch a pilot empty homes assurance companies to bring more initiative with North Glasgow Housing investment into the private rented sector. Association. We will support a substantial expansion of We will also waive the HAG repayment intermediate rental properties to requirement from Hillcrest Housing complement social rented housing and ease Association, where social houses will be the pressures on it. converted to intermediate rental homes to We will expand the National Housing Trust meet local needs in Dundee. through further phases, to help maximise We will work to support these and other the number of homes that can be delivered. pilots, and to roll them out across Scotland We will introduce a new Innovation and once the methods have proven successful. Investment Fund, to provide subsidy for We are now working with the sector to the development of new affordable housing identify further funding opportunities such in ways which lever in the maximum as a Scottish Housing Bond, through which possible amount of funding from a number of Scottish landlords would elsewhere. In 2011-12, we will invest jointly access bond finance. We are also around £50m through the Fund, and expect encouraging the sector to source to award at least £20m to councils, at least alternative funding partners as part of the £20m to housing associations, and up to new approach to investment. £10m to innovative projects by all sectors, including the private sector.
Homes fit for the 21st Century 27 Our next aim is to open avenues for large- With Glasgow Housing Association and scale pension fund investment in Glasgow City Council, we will support the affordable housing. By 2013 we expect to transformational regeneration of key areas establish one or more pilots involving the of the city. use of pension fund investment. We will shortly be launching a national We intend to establish a Housing discussion about regeneration policy. Investment Bank within this decade. We will also build quickly on the To support the creation of good places, we foundations laid in our Wider Planning for will engage with and support local an Ageing Population report. In addition to authorities and industry on key issues such taking forward the many practical as the Designing Streets policy and the measures recommended in the report, we creation of sustainable communities will: through a broad place-making agenda. • publish a national strategy on housing From 2011, we will introduce a new for older people in 2011; category for innovation in the annual • develop a national register of accessible Saltire Society Housing Design Awards, to housing for disabled people; recognise and promote new thinking in • simplify arrangements for the public and design. housing providers to access funding for adaptations; We will carry out technical reviews and further research on the cost of improving • ensure the needs of disabled people and requirements for energy efficiency in the older people are better reflected within building standards for new housing. national and local planning and housing investment processes; We will carry out an evaluation of • build on the introduction of the new Scotland’s Housing Expo, in order to £70m Change Fund and work with local extract maximum value and learning from authorities and the NHS to ensure that the project, including an investigation into the housing, health and social care needs the potential for a further housing expo in of individuals are addressed more the future. holistically. We will continue to support our Urban Regeneration Companies, with priority investment in the Clyde Gateway, given its importance to the delivery of a successful Commonwealth Games. We are working with the Commonwealth Games Organising Committee and Glasgow City Council to deliver a high quality sustainable neighbourhood in the East End of Glasgow.
28 Homes fit for the 21st Century Homes fit for the 21st Century 29 Part 2 Choice and Quality
Summary 82 In addition to boosting supply, there is much more that can be done to enhance choice and quality within the housing system. We will adopt a tenure neutral approach, seeking sustainable choices for all rather than encouraging one particular tenure, and promoting mixed tenure communities.
30 Homes fit for the 21st Century 83 Scotland needs a diverse housing system. Benefit and other benefits is devolved to We will act to support sustainable home Scotland, these changes will apply here. ownership, to strengthen the private rented sector, and to boost intermediate 88 The excessive discounts still available to tenures. We will also continue to support tenants with the pre-2002 ”preserved” social housing and to invest in expanding right-to-buy are unjustifiable. We will it. Our second strategic objective is: consult on ways to reform the preserved right-to-buy, to make it fair for both To maximise the sustainable housing tenant and landlord. options available across all tenures, including for people living on lower 89 Social landlords are already working to incomes, and to significantly improve the achieve the Scottish Housing Quality quality of the existing housing stock and Standard (SHQS) for all their homes by the places we create. 2015. After discussion with landlords and others, we will introduce a new Sustainable housing social housing standard in 2012, 84 We will develop a Strategy for requiring higher levels of energy Sustainable Housing in Scotland to put efficiency by 2020. people at the heart of how we create sustainable communities for the long- Owner occupation, intermediate tenures term and meet our climate change and private renting objectives. 90 Mortgages are key to the recovery and stability of the owner occupied sector. Social housing We have called on the UK Government 85 Social housing is a vital part of the and the Financial Services Authority to system, providing secure affordable support lending to credit-worthy buyers. housing for those who need it most. We We will also work with new and existing will establish a Scottish Social Housing lenders to encourage more flexible Charter, which will set the outcomes that mortgage arrangements in Scotland. social landlords should be aiming to achieve for their tenants, for homeless 91 We will seek improvements in the quality people and for other customers. The of existing housing, requiring action from Charter will also focus the work of the owners, as well as social and private new Scottish Housing Regulator. We will landlords. shortly be publishing a discussion document about the Charter. 92 We will widen tenure options, through an expansion of shared equity and 86 We reject the new approach emerging in intermediate renting, to enhance choice England, where the UK Government will and social mobility. no longer invest in new social housing. 93 We will work with the PRS Strategy 87 Similarly, we oppose aspects of the Group to create a development strategy benefit reforms being pursued by the UK aimed at growing and improving the Government, especially restrictions to private rented sector, supported by a Housing Benefit which will reduce choice. more focussed regulatory system. Regrettably, until policy on Housing
Homes fit for the 21st Century 31 Advice and information changes to legislation to remove constraints on housing associations and 94 With wider options comes a greater need councils: making it easier for them to for information, to help people make provide shared equity and intermediate housing choices that are right for them. rent properties alongside social homes; There is much more that can be done to adjusting aspects of the tenancy rules make better use of existing housing such as succession rights; and enabling stock, simply by giving people better landlords to adapt their allocations information and advice about the options policies to best meet local needs. open to them. 98 But priority must still be given to 95 Councils and their partners are already unintentionally homeless applicants, who developing the “Housing Options” from December 2012 will have the right approach, whereby those at risk of to settled accommodation. And we will homelessness or on housing lists are act on the recommendations of the Cross given expert advice on the choices open Sector Supported Accommodation to them, to enable their housing needs to Working Group, to provide better support be resolved. for groups at particular risk of homelessness, including young people. 96 We will expand the Housing Options approach to provide ”housing health Energy efficiency checks” for more people, especially social tenants who feel that their home no 99 We will promote energy efficiency across longer suits them. Landlords should all tenures. This will involve working enable tenants to review their options to with partners to boost the green move within or beyond the social industries in Scotland and ensuring that housing sector. But the choice to move UK-wide and Scottish Government will remain with the tenant. funding schemes are effectively targeted to meet our targets on fuel poverty (by Social landlords 2016) and energy consumption and carbon emissions (by 2020). We will 97 We will give greater flexibility to social work with landlords to take advantage of landlords to meet needs and to build opportunities under the Feed-in Tariff strong communities. We will consult on and Green Deal schemes.
32 Homes fit for the 21st Century Introduction • Because of the fundamental shift in the mortgage market, many who wish 100 We will adopt a tenure neutral approach, to are unable to become home owners. seeking sustainable and affordable The number of first time buyers has options for all across the range of tenures, fallen from 38,600 in 2006 to 17,900 rather than promoting any one tenure for in 2009.29 its own sake. We want to create a fairer and more stable housing system that • In March 2010, there were 10,815 gives people a wider range of sustainable households in temporary choices, irrespective of their income accommodation.30 levels: a choice of comfortable, warm and affordable homes that cater for different 102 The best way to improve choice is to needs; different tenure options including increase the supply of housing, and our for ownership and rent; and the ability to action plan to achieve this is set out in move between tenures as circumstances Part 1. However, there is also much that change. can be done within the existing stock. This Part sets out our vision for a 101 For many in Scotland, however, housing system that responds to people’s especially those on lower incomes, an needs and offers a wide range of attractive set of housing options is not sustainable and quality choices. yet on offer. The pressure on the housing system is evident in many ways: 103 This Part also describes how landlords and householders can be helped to invest in • In many council areas, demand for the quality of existing homes, particularly social housing far outstrips the their energy efficiency. Investing in the availability of new lets, with around quality of our homes and neighbourhoods 140,000 households on housing lists will provide long-term benefits and more 26 across Scotland. sustainable communities. • There is even greater pressure on Sustainable Housing homes suitable for older people and for disabled people, with the number 104 Sustainability is about much more than of pensioner households requiring an promoting energy efficiency and tackling adaptation expected to increase from climate change – though these issues are 66,300 (2008) to 88,000 by 2023 and key. Creating sustainable, high quality 106,000 by 2033.27 homes and places means ensuring that a wide range of social, economic and • There is a lack of good quality private environmental issues are reflected in our rented accommodation in many parts policies for housing and the built of Scotland - 86% of Private Rented environment. High quality, energy Sector (PRS) properties in Scotland efficient homes must sit within 28 have some disrepair. communities that are socially and economically sustainable in the long- term. 26 See: http://www.scotland.gov.uk./News/ Releases/2010/12/21095640 27 See: http://www.scotland.gov.uk/ 29 See: http://www.cml.org.uk/cml/media/fact Publications/2010/07/20125707/0 30 See: http://www.scotland.gov.uk/Topics/Statistics/ 28 See SHCS Annual Report 2009. http://www.scotland. Browse/Housing-Regeneration/RefTables gov.uk./Publications/2010/11/23125350/0 Homes fit for the 21st Century 33 105 We will publish a report on the Scottish successful tenants and weaken Sustainable Communities Initiative communities, and it is contrary to our highlighting good practice in the design vision for housing. We will continue to and development of sustainable places. invest in new social housing and to Building on this, we will develop a prioritise affordability. Strategy for Sustainable Housing in Scotland in 2012. This will bring together 109 Whilst agreeing the need to encourage our policies - on climate change, energy people to move from welfare to work, we efficiency, fuel poverty and planning and also oppose the UK Government’s the built environment - that contribute to planned reforms to Housing Benefit. the development of sustainable housing Although many details of their proposals and communities. In preparing our are yet to be made clear, the initial strategy we will work with stakeholders proposals are unfair and will narrow and draw on a range of resources tenants’ choices. It is neither fair nor seeking to maximise funding effective, during a prolonged economic opportunities from the EU and the UK downturn, to deduct 10% of Housing Government. Benefit from social tenants who are long-term unemployed and claim Job Social Housing Seekers Allowance. The likely consequences of these plans will be 106 For many generations, and for many higher rent arrears and more evictions, people, councils and housing associations rather than improved employment have provided good quality, secure prospects. homes at an affordable rent.31 Tenants have been provided with the stability 110 It is also counter-productive to penalise they need to contribute to their local families and individuals for under- communities. occupying social homes if there is no smaller accommodation for them to 107 A secure tenancy at an affordable rent move into. We will uphold the principle should remain the core offer for new and of the Scottish Secure Tenancy. existing social tenants. The reward for Downsizing incentive schemes will finding employment should not be higher continue to be at tenants’ discretion rents or insecurity in tenure, but a higher rather than enforced, as many standard of living and a wider range of respondents to the housing discussion affordable housing options. emphasised.
108 We therefore reject the approach taken in England, where there will be no Tenants rejected any notion of compulsory Government funding to build new homes moves for tenants who were “under for social tenancies, and new stock will occupying” a home – tenants should be available on shorter-term tenancies at always be able to stay in their home if a higher cost. This will penalise they wished. They also noted that too often there were no suitable smaller 31 There were 596,000 households in Social Housing as homes in their neighbourhood. at 31 March 2010 Source: Housing Statistics for Scotland http://www. Central Scotland Tenants Event scotland.gov.uk/Topics/Statistics/Browse/Housing- Regeneration/HSfS/KeyInfoTables
34 Homes fit for the 21st Century 111 To strengthen the social housing sector, 113 We are committed to ensuring that all we have already acted to remove the social housing properties meet the right-to-buy (RTB) for new homes and Scottish Housing Quality Standard (SHQS) new tenants, and we will take action to by April 2015. Social landlords have further restrict the RTB. While the RTB made steady progress towards the SHQS has provided new options for households so that homes are free from serious over the last 30 years, the costs of this disrepair, warmer and more energy policy will now fall on future generations. efficient, healthier and more secure for The transfer of hundreds of thousands of residents. This progress needs to be properties out of the social housing maintained, and we will shortly publish sector has decreased our social housing guidance to help landlords target their stock, and placed increasing pressures on implementation of SHQS investment councils and housing associations. It has activity effectively. This guidance, also had a profound and detrimental developed after consultations with effect on some communities, with less landlords and the Scottish Housing desirable areas now even more Regulator, will provide opportunities for marginalised. At the same time, many of landlords to save up to £1 billion from those who exercised their right-to-buy their budgeted costs. have struggled to meet the costs of home ownership. Sustainable Home Ownership 114 Home ownership is the largest tenure in [Some areas] are places no one wants to Scotland today and remains the live – everyone is out of work and many aspiration of the majority. A strong and people have problems in the same sustainable home ownership sector neighbourhood – this was caused by right supports stable communities and reduces to buy. pressure on affordable housing, as well Participant in a session organised by HUG – Action as aiding the house-building and home improvement industries. Our aim to for Mental Health Group in Highlands increase choice and options for all therefore includes supporting sustainable 112 The discounts of up to 70% under the home ownership.33 “preserved” (pre-2002) right-to-buy scheme are unjustifiable. They leave 115 However, the home ownership sector social landlords out of pocket, leading to currently faces considerable challenges, pressures on rents for remaining tenants mainly because there has been a major and an eroded asset base. Under current and long-term decline in the availability legislation, some 230,000 tenants still and accessibility of mortgages. The have the preserved right. A study by the impact of the credit crunch has left many University of York32 has shown that unable to access home ownership or to these discounts are excessive in move home. Low interest rates may also comparison with the lesser discount mask future affordability issues. under the ”modernised” RTB. We will consult on ways to remove the excessive 33 The Home Owner and Debtor Protection (Scotland) features of the preserved right-to-buy. Act 2010 introduced the strongest legislative protection anywhere in the UK for those at risk of repossession. See: http://www.oqps.gov.uk/ 32 UK Housing Review, 2006/2007 legislation/acts/acts2010/asp_20100006_en_1
Homes fit for the 21st Century 35 116 Regulation of lending is currently are beginning to emerge for new-build reserved to Westminster. While there is properties and, depending on clearly a case for stronger regulation of developments in the wider lending mortgage lending and more sustainable environment, could become more widely practices, it is essential that the UK available within the next 2 years. We will Government develops policies which work with the Council of Mortgage enable the mortgage sector and the Lenders and Homes for Scotland to housebuilding sector to recover, and that explore the extent to which the Scottish the Financial Services Authority (FSA) Government can support the ensures that its regulation is development of these initiatives, and to proportionate and balanced. We have address the barriers to their wider use. called on the FSA34 to ensure that its forthcoming proposals on responsible 119 At the same time, we will encourage lending strike the right balance, measures that improve the quality of outlawing irresponsible practice without existing homes. Our drive to achieve this preventing credit-worthy buyers from could be enhanced if the UK Government getting a mortgage, or trapping existing agrees to our request that refurbishments homeowners into unsustainable and to homes should attract VAT at only 5%. unsuitable products. 120 Home owners (and private landlords) have an important role to play in We believe that future funding remains maintaining the quality of both their own the key challenge facing the mortgage properties and, by extension, the lending and related industries. Without an surrounding place. We will ensure that adequate supply of funding, many property owners are aware of those responsible consumers will be unable to responsibilities and receive appropriate meet their housing aspirations… support in fulfilling them, by continuing Council of Mortgage Lenders to encourage local authorities to make use of their powers to assist owners in 117 We will encourage new funders to enter looking after their properties, including the mortgage market in the coming years, enforcement action where necessary. For but in the meantime we will develop new some owners, equity release will be an approaches to lending so that people’s appropriate mechanism to fund such needs can be met. improvements.
118 We will work with house-builders, 121 As more people make use of the Home lenders (including credit unions) and the Report system when moving house, the UK Government to help identify effective level of knowledge of condition and new forms of mortgage product which energy efficiency of privately owned can provide funds for responsible first properties will also be increased, helping time buyers without putting the banks at people to make better decisions about 35 risk through sub-prime lending. New the quality of their homes. forms of mortgage indemnity schemes
34 A copy of the Housing Minister’s letter to the FSA can be accessed here: http://www.scotland.gov.uk/Topics/ 35 For more information on Home Reports, see: Built-Environment/Housing/BuyingSelling/lettertoFSA http://www.scotland.gov.uk/homereport
36 Homes fit for the 21st Century 122 The maintenance of common parts of offers a good alternative to social private dwellings and open space on housing or home ownership for many housing estates are important issues. people, particularly those who value its Well designed and maintained open flexibility. We will work with the PRS space can increase well-being, although it Strategy Group to create a development remains important to secure value for strategy aimed at growing and improving money when open space is maintained. the private rented sector. We support consumer choice in relation to land maintenance on private housing A [private rented] sector which enjoyed a 36 estates. With regard to common parts higher reputation and offered greater of residential buildings and related land, stability – to tenants as well as investors - we are also supportive of the consumer would be in a stronger position. focused aims of the Property Factors (Scotland) Bill, and will implement the Shelter Scotland provisions in this Bill if passed by 126 We will create a more focused regulatory Parliament. system for the PRS targeted at those areas and landlords who give tenants a poor deal Expanding the intermediate tenures and tarnish the image of the sector. We are 123 We set out in Part 1 the need for already taking action through our Private intermediate tenures such as shared Rented Housing Bill and our review of the equity and intermediate rent to provide landlord registration system will lead to options for those unable to access home further improvements. ownership or social housing. A 127 Private rented tenants will be substantial expansion in these tenures particularly hard hit by the UK will also be essential to provide choice Government’s initial changes to Housing and flexibility for families and Benefit, which threaten our aim of individuals. increasing affordable choices for families and our efforts to reduce homelessness. 124 Shared equity provides a means for This year, changes in Housing Benefit are people to access owner occupation, and being introduced which will hit around for many it will be a route to outright 55,000 Scottish tenants,37 restricting ownership. Intermediate rent may also household income and increasing their be a transitional tenure, allowing people risk of homelessness. Poorer tenants will to save for a deposit. For others it may be priced out of the more expensive be a long-term solution providing quality areas, leading to greater social divisions rented accommodation at a price they and jeopardising the creation of mixed can afford. communities. Restrictions in benefit for claimants of Job Seekers Allowance, and The private rented sector for single people between the ages of 125 The private rented sector (PRS) already 25 and 35, are likely to be particularly accounts for 10% of all housing in damaging in Scotland. We will therefore Scotland, thus making a significant
contribution to meeting housing need. It 37 See Housing Benefit changes: Scottish Impact Assessment at http://www.scotland.gov.uk/Topics/ 36 A consultation on consumers dismissing and replacing Built-Environment/Housing/supply-demand/chma/ land maintenance companies will be launched shortly. marketcontextmaterials/hbchangesscottishimpact/
Homes fit for the 21st Century 37 continue to oppose these measures and improve options for social tenants but demand that control over Housing lead to more sustainable tenancies, Benefit policy in Scotland be transferred benefitting landlords too. CHRs which to the Scottish Parliament, enabling us to offer choice-based lettings should take a different and more progressive become the norm across Scotland as we approach to meet the needs of our move forward. people. We are … demonstrating through our 128 For the private and socially rented pathfinder choice-based letting system, sectors, a focus on quality must consider that our customers appreciate being able services by landlords as well as the fabric of the building. Our new approach to express interest in particular to regulation of the social sector is set properties. Research has shown that those out at paragraph 148. We also want to who were successful in obtaining a see a thriving PRS which provides property were more likely to be satisfied flexibility and choice for tenants and with their home and neighbourhood and offers good standards of stock and more likely to sustain their tenancy. management quality. To improve Glasgow Housing Association landlords’ and tenants’ knowledge of their rights and responsibilities, our 131 Similarly, it is vital that those facing Private Rented Housing Bill will require homelessness or the risk of becoming private landlords to give tenants an homeless have information about the information pack, or an equivalent set of choices available to them. We will documents, at the start of every tenancy. consult on how housing support, required under our Housing (Scotland) Act 2010, Choice and Options can best be provided by councils and 129 The expansion of intermediate rental their partners. We are committed to properties and our focus on the quality achieving the statutory target that from of the private rented sector are part of December 2012 onwards, all our overall drive to provide a range of unintentionally homeless will be entitled housing choices for people. to settled accommodation.
130 We have already taken several steps to Housing Options improve information about housing 132 A key part of our work with councils to choices, ranging from introducing Home ensure progress towards the 2012 target Reports for those considering house has been the development of the purchase, to encouraging social landlords Housing Options approach, which has so to introduce common housing registers far been mainly targeted at preventing (CHRs) for those seeking social housing. homelessness and responding to those A CHR in each local authority area who present as homeless (see page 39). remains an essential starting point for People in this position are given expert improving fairness and access for assistance to assess their situation, to tenants. The evidence also shows that understand the choices open to them, choice-based letting schemes, where and to resolve their housing needs, in applicants choose which vacant many cases before the point of crisis is properties they wish to bid for, not only reached.
38 Homes fit for the 21st Century Prevention of Homelessness - North Ayrshire Council
North Ayrshire Council (NAC) The council reviewed its practice to ensure that the entire service looked at the was facing a challenge in prevention of homelessness first and terms of homelessness with identified the housing options available for increasing numbers of people that could lead to more sustainable outcomes. NAC continued its rent deposit households applying as guarantee service, developed its tenancy homeless, high levels of support service (with a particular focus on repeat homelessness and preventing homelessness among young people), and enhanced its outreach service. having to make extensive use of bed and breakfast This has led to decreasing homelessness applications and reduced repeat accommodation. homelessness rates. The council is no longer having to rely on bed and breakfast accommodation and is reducing its use of temporary accommodation. It is also able to do faster homelessness assessments and give a better service to homeless households.
Homes fit for the 21st Century 39 133 To help local authorities and their • access information and expert advice; partners develop this approach we discuss the different options available launched a £500,000 Housing Options • to them for housing; and enabling fund in June 2010. All 32 local authorities are taking a • be fully informed of the widest range collaborative and innovative approach, of choices before they face a housing working together through five “hubs”, crisis. committed to preventing homelessness and improving choice. 136 Households should be free to consider not just the tenures they are most aware I have been on lists for years and all I get is of, but also opportunities that are a letter once a year saying ‘do you still available in other tenures. For example, want to be on our list?’ Nothing ever some household needs are best met in the private rented sector rather than the comes up. social rented sector, particularly for Participant in a session organised by HUG – Action for Mental Health Group in Highlands those who live fairly mobile lives or need to be near specific education, employment or training opportunities. 134 The initial successes of the Housing However, the decision to move out of Options initiative demonstrate that much social housing will not be imposed; our more can be done to improve the use of aim is to give people more choice. existing stock, simply by ensuring that people have proper, realistic advice about the options open to them. This Shelter Scotland welcomes the wider use applies to those facing crises such as the of “housing options” approaches as a way prospect of homelessness, but it also of assessing an individual or family’s applies to people at various stages of life needs and considering the range of as their housing needs change and housing options and tenures available to develop. We now want to see a step them. change in the provision of information Shelter Scotland and advice through Housing Options approaches, or “housing health checks”, building on the work already underway. 137 We are also supporting other initiatives Advice and support will be made by social landlords to improve choice available not only to those at risk of and mobility for their tenants, or to free homelessness, but to people on housing up social lets. lists and to long-term tenants who want • We will continue to invest in the Open to look at their options. Market Shared Equity scheme, which in future will be targeted at social tenants 135 Through the five hubs, we will work with and also at other priority groups such councils, housing associations, the as members of the armed forces and private rented sector, the wider veterans. voluntary sector and advice agencies to ensure that people facing different • Many landlords offer incentive housing needs are able to: schemes to encourage social tenants who no longer need a large home to move to a smaller one.
40 Homes fit for the 21st Century • Others are working to make it easier New opportunities for social for tenants to access mutual exchange landlords schemes, to allow them to move within 141 As landlords for a wide range of tenants, the social housing sector, within or housing associations and councils are the beyond the local authority area. In front line for affordable housing future, the majority of social landlords provision. We will give them more should offer, or be part of, a house flexibility to deliver housing services in swap or exchange service. ways which best suit their communities. 138 On the other hand, we will not pursue the idea of a Scotland-wide common 142 Our vision is that housing associations housing register. Responses to the across Scotland will have the option to consultation argued that there were provide a wider range of housing and easier ways to achieve flexibility and related services for their communities, choice across local authority boundaries. which could include provision of Indeed, some of the Housing Options intermediate or private rented housing, hubs are already looking to develop their or homes for sale. Several housing own co-ordinated approaches, to better associations have already developed new match people with houses, including approaches, for example by setting up across authority boundaries. subsidiaries to own or manage properties for shared equity, intermediate rent or Supported Accommodation private rent (see page 42). However, many have found the requirements 139 Some of those at risk of homelessness, bureaucratic and unwieldy. In summer particularly young people but also 2011 we will consult on changing women fleeing domestic violence and legislation to make it easier for social some armed forces veterans, may require landlords to diversify their activities.38 supported accommodation to provide a The Scottish Housing Regulator and the range of services to improve health and Office of the Scottish Charity Regulator wellbeing, including employment support. will also issue joint guidance to make A consistent, national approach to the clear where restrictions apply to development of supported charitable housing associations, and accommodation for those at risk of where they do not. homelessness is long overdue and that is why we set up the Cross Sector Supported Accommodation Working Group, whose report is expected shortly.
140 The Group will make recommendations around provision of supported accommodation, funding models and 38 To achieve this it will be necessary to allow social developing approaches to employability, landlords to take income into account in determining and we will urgently consider and act on allocations. This will have virtually no effect on lets their recommendations. to social housing, which are based on other need factors and in practice are overwhelmingly targeted towards the poorest. But it will allow landlords to tailor intermediate or market rental provision to those able to afford them.
Homes fit for the 21st Century 41 Diversification – Dunedin Canmore Group, Edinburgh
Recognising the changing To address this, the Group increased its investment in intermediate rented housing demands for affordable through its subsidiary. People who would housing, the Dunedin have been first time buyers in the housing Canmore Group undertook a market have now been given the opportunity to rent. customer profiling assessment, in order to tailor The Group’s approach has proven very popular, with 210 intermediate rent services to meet current properties developed or under development. customer needs. Reduced The new tenants have been able to rent a mortgage availability has home from an established landlord at a competitive price in the market place. This increased the number of creates more choice for people in housing people looking for good need in Edinburgh and gives Dunedin quality rented housing, and Canmore Group a broader base and better mix of tenancies and owners in the there remains a continued community, while at the same time demand for shared protecting the affordability of the social rented stock that they have. ownership and shared equity products.
42 Homes fit for the 21st Century 143 While there was strong support during the Housing Discussion for retaining We would propose that where the person long-term secure tenancies, there was who wishes to succeed to the tenancy is a also recognition by many respondents family member or carer then the law that a wider range of tenancy options should be changed to add a requirement could facilitate choice and growth, that they have been resident at the particularly by removing the restrictions property for a defined period. on social landlords providing properties South Lanarkshire Council for intermediate rent.
We would not be in favour of any initiative We would like to see the debate about that reduces our tenancy rights and the housing needs going back to first tenancy rights of future tenants and feel principles, to: consider how housing strongly that the terms and conditions of allocations should work in different types the Scottish Secure Tenancy must apply to of communities; and find better ways of all social rented housing in the future. balancing individual need and community West Dunbartonshire Tenants and Residents need, particularly in areas that already Organisation have the highest levels of deprivation. Glasgow and West of Scotland Forum of Housing Associations /Employers in Voluntary Housing The Scottish Government may wish to review the limited tenancy periods 145 Therefore, in summer 2011, we will also currently available under short assured consult on other changes to legislation tenancy provisions to encourage renters which would give local authorities and to pursue housing in the intermediate housing associations more flexibility: rental market, facilitate tenancy sustainment and promote security of • by minimising the legislative tenure. constraints on landlords’ allocations Scottish Federation of Housing Associations policies, giving them the responsibility to determine their own approach to meeting need, but retaining the 144 Some respondents also highlighted requirement to provide settled particular parts of the current tenancy accommodation for the unintentionally regime that could be interpreted as homeless; unfair, in particular the automatic succession rights that can see a home • to limit succession rights, for example pass to a family member rather than to where succession would result in a someone else in greater need. Others home being underoccupied; called for a new look at allocations rules to ensure that landlords are able to judge • to widen the tenancies available for the match between an applicant and a intermediate rented housing; and community as well as a house. • to widen the circumstances in which Short Scottish Secure Tenancies (SSST) can be used, to cover for example:
Homes fit for the 21st Century 43 i. applicants who are housed the light of local circumstances and temporarily in overcrowded customer priorities. accommodation, while they await the availability of more suitable 149 The Charter will help to focus landlords’ housing; activities on what is important to their customers and it will provide the ii. tenants in properties with framework within which the new adaptations which they do not independent Scottish Housing Regulator need, until someone with specific will assess and report on landlords’ needs requires the property; performance. The Regulator’s report will iii. tenants with a history of anti-social enable tenants, other customers and behaviour but not covered by the landlords themselves, to identify where specific terms of the current services could be improved. Subject to the legislation; and possibly also approval of Parliament, the first Charter will come into force in April 2012.40 iv. all new social housing tenancies, as an initial tenancy during which Strengthening our communities landlords and tenants can make sure that the housing is most suited 150 UK Government changes to the benefit to the tenant’s needs and system will impact on the incomes of sustainable for the longer term. large numbers of people. Housing Benefit levels will be affected from April 2011 146 In the meantime, alongside this document and the consequences are particularly we will shortly publish an Allocations significant for younger single people and Guide for social landlords, making clear those who are long-term unemployed. the flexibilities that they already have. The impact will be greatest for those communities where large numbers of We will continue to work with social 147 people receive benefits. The choices for landlords and others to identify, share, those individuals and their landlords will and see how best to apply innovation be reduced, and whole areas could and good practice in housing become poorer and less economically management, through our learning and socially sustainable. networks.39 151 Energy prices have also risen sharply We will shortly be publishing a 148 and that can leave some poorer discussion document about the Scottish households with stark choices around Social Housing Charter. The Charter will how warm to keep their home and how set the outcomes – or results – that much of their income to spend on rent, landlords should be aiming to achieve for food and energy. their tenants, for homeless people and for other customers. It will not specify 152 Against this background, there is a the processes, actions or expenditure challenge to reduce geographic that landlords should use to achieve inequalities and make all of Scotland’s those outcomes; those will be business cities, towns, villages and decisions for the landlords themselves in
39 See: http://www.scotland.gov.uk/Topics/Built- 40 For further information on the Charter, see Environment/regeneration/pir/learningnetworks http://housingcharter.scotland.gov.uk/
44 Homes fit for the 21st Century neighbourhoods attractive places to live, our community engagement, capacity work and invest in. Housing policies building and asset-ownership policies. contribute directly to this goal, for example by promoting mixed-tenure 155 Research shows that there are also developments to support sustainable complex links between housing and other mixed communities. areas of life. Poor quality and insecure housing tenure can result in very negative outcomes for household I am much more interested in building members, including children and young communities. I don’t want to see areas with people, which makes it harder to ensure huge council / social housing and small that they have the best start in life and private housing estates. I would rather are ready to succeed. The Early Years have a good mixture… where communities Framework, published jointly by Scottish are strengthened and enabled. Government and COSLA in December Marilyne Kubath, Housing Discussion Website 2008, provides the strategic focus for policies to deliver that outcome. It 153 We are promoting strong, resilient and recognises that children and their supportive communities where people families do not live in isolation, but are take responsibility for their own actions members of communities. Creating and how they affect others. As a means strong and resilient communities that can to achieving this, in 2009 we joined with provide young children and their parents COSLA in publishing Promoting Positive with a supportive framework will include Outcomes,41 a new framework for the provision of an adequate supply of addressing antisocial behaviour through quality housing. more prevention, better partnership working, enhanced community 156 It is also clear that delivering improved engagement and improved outcomes for our youngest children is communication. Housing associations, not just about the provision of a warm tenants groups and other community and secure place to stay, important groups are now involved in implementing though that is. Housing officers and the framework, for example through the others who provide services for adults Participatory Budgeting Pilots in Fife (see have a key role to play in breaking the page 46), South Lanarkshire, North cycles of poverty, inequality and poor Lanarkshire, Shetland and Stirling. outcomes, by recognising and promoting the needs of children too. There are a 154 Support for our most deprived number of examples around Scotland of communities will continue through this close working between housing investing in regeneration, including officials and other professionals. For supporting the vital community work of example, the NHS Lothian Family Nurse housing associations through Wider Role Partnership test site in Edinburgh funding, which helps tackle poverty and provides support to first time teenage disadvantage in our neighbourhoods. We mothers and their partners, from an are also supporting the role communities early stage of the pregnancy. Part of this themselves play in regeneration through support is provided by housing officers, who are able to plan ahead for the 41 See: http://www.scotland.gov.uk/ housing needs of the family. Publications/2009/03/18112243/0
Homes fit for the 21st Century 45 “Community Gains” - Fife
In autumn 2009 the Scottish In Fife, the aim of the Community Gains project is to encourage and empower the Government and COSLA community of Glenrothes to identify and established a Participatory deliver priority services that will enhance the Budgeting Pilot exercise safety and wellbeing of individuals in the areas in which they live. across five Community Planning Partnership areas as Community Gains involved local projects bidding for a share of £30,000. More than part of the community 100 people came together at an event in empowerment agenda. August 2010 to hear about, and then vote on, the range of projects that the twelve bidding groups had put together. Each of the groups had three minutes to present their project to the audience, followed by one minute “speed dating” slots to convince voters that their project deserved support. Voting resulted in financial backing for eight of the twelve projects, with the others receiving support to seek alternative funding.
The successful projects ranged from the provision of notice boards to building an off-road bicycle track; from a sensory garden to community well-being. The groups now have until April 2011 to initiate their projects, and will be supported in this by council officers and partner agencies.
46 Homes fit for the 21st Century Energy Efficiency the Scottish Government can influence most, and we are providing support to 157 Climate Change is one of the most tackle fuel poverty through the energy serious challenges we face, and housing assistance package and the home must play its part in facing up to that insulation scheme. challenge. The targets set out in the Climate Change (Scotland) Act 2009 Improvements to existing housing require a 42% reduction in Scotland’s greenhouse gas emissions by 2020, and 160 We will continue to invest in good levels housing is currently responsible for of insulation and energy efficient heating around a quarter of our emissions. In systems. This will help people reduce fuel addition, our energy efficiency target bills, help tackle climate change, and requires a 12% reduction in our total encourage economic growth through final energy consumption by 2020. Our increased opportunities for the emerging approach to improving energy efficiency green industries. We have made real standards for new housing was set out in progress already, with 55% of houses now Part 1. Improvements to the existing rated as having a “good” energy efficiency 43 stock will also play a vital role in the standard and just 3% rated as “poor”. achievement of housing’s contribution to the overall target. High quality insulation and effective, efficient heating systems will greatly 158 Guidance is being prepared jointly by the assist in achieving quality homes. Creative Scottish Government and COSLA to design need not be expensive but needs provide advice to local councils on how to be visionary and at the same time to address climate change in their Local practical. Housing Strategies. This will help them meet the duties they have as public East Kilbride and District Housing Association bodies under the Climate Change (Scotland) Act 2009 and will set out the 161 Together with home owners and financial and other resources available to landlords, we will pursue the strategy assist them. and goals set out in our Energy Efficiency Action Plan44 (October, 2010) 159 Our measures to address energy and our Report on Proposals and Policies efficiency are also central to our (RPP) required by the Climate Change commitment to ensure that by November (Scotland) Act. The draft RPP45 (November 2016, so far as is reasonably practicable, 2010) highlights a range of proposals nobody is living in fuel poverty in and policies for reducing emissions from Scotland. In 2009, nearly a third of our homes and communities. These households were facing fuel poverty. 42 include: smart metering and better The three principal factors which billing, the energy company obligations, contribute to this problem are fuel prices; fuel poverty and insulation programmes incomes; and the energy efficiency of housing. The last of these is the factor 43 Scottish House Condition Survey 2009 – http://www.shcs.gov.uk 42 Approximately 33% of households were estimated to 44 See: http://www.scotland.gov.uk/ be spending more than 10% of their income on fuel. Publications/2010/10/07142301/0 Source – Scottish House Condition Survey 2009 – 45 See: http://www.scotland.gov.uk/ http://www.shcs.gov.uk Publications/2010/11/18104445/0
Homes fit for the 21st Century 47 and changes to building standards, insulation and air source heat pumps for together with a range of supporting and hard-to-treat homes. The EAP and area- enabling measures. Our Strategy for based Home Insulation Scheme will Sustainable Housing in Scotland will set continue in 2011/12 and will develop a out in more detail how we will take this more integrated approach to addressing forward. The RPP explains that a range of energy efficiency and fuel poverty.46 energy efficiency measures will need to be installed in many of Scotland’s homes Getting our fair share from UK-wide by 2020. Milestones include: schemes
• every home to have loft and cavity 164 Under the current devolution settlement, wall insulation, where this is cost- improving the quality of our homes also effective and technically feasible, plus depends crucially on policy measures to draught-proofing measures such as be implemented in Westminster and pipe lagging; delivered through the energy companies. These policies are subject to major • every home heated with gas central change post-2012 and we must both heating to have a highly efficient influence and respond to these revised boiler with appropriate controls; and policies.
at least 100,000 homes to have adopted • 165 For example, the UK Government is some form of individual or community supporting home energy efficiency renewable heat technology for space improvements by developing a Green and/or water heating. Deal Finance scheme. Although the 162 We will extend our area-based Home details are not yet clear, our expectation Insulation Scheme, offering energy is that under this scheme households will advice and free or low-cost insulation receive energy efficiency measures from measures, to a further 200,000 homes in participating providers and will pay back 2011-12, in addition to the 500,000 the costs over time through the savings houses already covered. And we will they make on their energy bills. This continue to work with private landlords presents substantial opportunities and to encourage them to take up the wide challenges to our housing sector and range of incentive schemes for energy major choices for individual tenants and efficiency measures. These include tax homeowners. breaks under the Landlord’s Energy We will work with energy companies and Saving Allowance, interest-free business 166 engage actively with the UK Government loans and a boiler scrappage scheme. to influence the design of these schemes 163 Our Energy Assistance Package (EAP) to ensure that Scotland, our economy focuses on energy efficiency improvements and our social and affordable housing for the fuel poor. The EAP can provide sectors, are able to benefit fully from energy efficiency advice: basic insulation these measures. measures that are wholly or partially funded by energy suppliers; more 46 The public can access help through the Home Energy Scotland helpline (0800 512 012), which offers expensive measures such as replacement information on all Scottish Government home energy boilers and central heating systems; and initiatives and help and expert advice on how to save advanced measures such as solid wall energy and money in the home.
48 Homes fit for the 21st Century Community and small-scale renewables Requirements for social landlords
167 Small-scale renewables and micro- 170 Achievement of the SHQS by 2015 will generation have a part to play in be an important first step in reducing reducing reliance on electricity emissions in the social housing sector, generation from fossil fuels (see page but we need to go further. We need 50). At the UK level, the framework for social landlords to lead the way in funding such installations began a new energy efficiency, retrofitting of phase in April 2010 with the renewables, fitting efficient heating introduction of Feed-in Tariffs, whereby systems and accessing sources of owners of micro-generation equipment funding. receive payments for the energy they generate. It is vital that we take Current SHQS is no longer fit for purpose advantage of the business opportunities and should be amended to reflect climate provided by this scheme, given the change legislation, and provide support potential for the up-front costs to be for landlords not able to achieve the recovered in relatively few years. The Renewable Heat Incentive (RHI) will standard. provide further opportunities when it is Glasgow City Council introduced by the UK Government later this year. 171 Following consultation with social landlords and other stakeholders, we will 168 We are working with the Scottish introduce a further regulated standard to Federation of Housing Associations to require better energy efficiency by 2020. scope out the potential for a programme We will work with landlords to define the of retrofitting or installing renewable new standard and how it will be energy products in their members’ monitored, and the degree of flexibility housing stock, generating future savings required for hard-to-treat properties. We and income through the Feed-in Tariff will define the new standard and issue scheme. We are also investigating the supporting guidance in 2012, to enable most efficient way of supporting this landlords to plan effectively for activity including attracting appropriate implementation by 2020. Financial loan funding. sustainability will be a key consideration. Regulatory powers To minimise the financial implications for landlords, we will help them to access It is vital that we see improvements to 169 existing and new funding from the energy efficiency in privately owned Scottish Government, UK Government homes, and we will continue to support and energy companies. In addition, we and encourage home owners and private are currently working with a number of landlords to take up energy efficiency local authorities to investigate the measures, including through energy feasibility of large scale contracts for company obligations and tax breaks. retrofitting solar photovoltaic panels in Under the Climate Change (Scotland) Act their social housing stock; and what role the Scottish Ministers are also the JESSICA47 investment model could empowered to make regulations to play in helping to finance this activity. require action by private owners, and we will set out our approach to this by the 47 See paragraph 70 end of March 2011.
Homes fit for the 21st Century 49 Retrofitting - Dumfries and Galloway Housing Partnership (DGHP) DGHP is a housing association Income from the Feed-in Tariff will be used by the association for further investment in with 10,200 homes, its housing stock. The photovoltaic panels approximately 20% of the will produce carbon free electricity. housing stock in the region. The fitting of the panels is part of a wider In 2010 DGHP installed refurbishment scheme that improves the 2 house overall energy rating from F to an 53m of photovoltaic panels estimated A, with consequent reductions on the rear pitched roofs of in lighting, heating & hot water costs for eight pre-World War One tenants and in excess of 80% savings of carbon dioxide emissions. houses at Municipal Terrace, Dumfries. DGHP has successfully entered this project for a number of awards. The lessons learned from this project are informing the Scottish Government’s work to support a wider programme of retrofit of renewables by housing associations.
50 Homes fit for the 21st Century 172 Furthermore, we will continue to work efficient homes and sustainable, well with the sector to identify, share, and see designed places, through our learning how best to apply innovation and good networks. 48 practice in creating quality, energy
48 For further information see: http://www.scotland.gov.uk/Topics/Built-Environment/ regeneration/pir/learningnetworks
Homes fit for the 21st Century 51 Actions We will work with the PRS Strategy Group to create a development strategy aimed at We will publish a report on the Scottish growing and improving the private rented Sustainable Communities Initiative sector. highlighting good practice in the design and development of sustainable places. We will create a more focused regulatory system for the private rented sector We will develop a Strategy for Sustainable targeted at those areas and landlords who Housing in Scotland in 2012. This will bring give tenants a poor deal and tarnish the together our policies - on climate change, image of the sector. energy efficiency, fuel poverty and planning and the built environment - that We will continue to demand that control contribute to the development of over Housing Benefit policy in Scotland be sustainable housing and communities. transferred to the Scottish Parliament, enabling us to take a different and more We will continue to invest in new social progressive approach to meet the needs of housing and to prioritise affordability. our people. We will consult on ways to remove the We will consult on how housing support, excessive features of the preserved right- required under our Housing (Scotland) Act to-buy. 2010, can best be provided by councils and We will shortly publish guidance to help their partners. landlords target their implementation of Through the five hubs, we will work with SHQS investment activity effectively, councils, housing associations, the private highlighting the opportunities for landlords rented sector, the wider voluntary sector to save up to £1 billion from their budgeted and advice agencies to ensure that people costs. facing different housing needs are able to We will work with house-builders, lenders access information and expert advice, (including credit unions) and the UK discuss the different options available to Government to help identify effective new them for housing; and be fully informed of forms of mortgage product which can the widest range of choices before they provide funds for responsible first time face a housing crisis. buyers without putting the banks at risk We will continue to invest in the Open through sub-prime lending. Market Shared Equity scheme, which in We will work with the Council of Mortgage future will be targeted at social tenants and Lenders and Homes for Scotland to explore also at other priority groups such as the extent to which the Scottish members of the armed forces and veterans. Government can support the development We will give housing associations and of mortgage indemnity schemes, and to councils more flexibility to deliver housing address the barriers to their wider use. services in ways which best suit their We will ensure that property owners are communities. aware of their responsibilities for the quality In summer 2011 we will consult on of their properties, and that they receive changing legislation to make it much easier appropriate support in fulfilling them. for social landlords to diversify their
52 Homes fit for the 21st Century activities. We will also consult on other The Energy Assistance Package and area changes to legislation which would give based Home Insulation Scheme will local authorities and housing associations continue in 2011/12 and will develop a more flexibility: more integrated approach to addressing energy efficiency and fuel poverty. The • by minimising the legislative Home Insulation Scheme will offer energy constraints on landlords’ allocations advice and free or low cost insulation policies, giving them the measures to a further 200,000 homes. responsibility to determine their own approach to meeting need, but We will work with energy companies and retaining the requirement to provide engage actively with the UK Government to settled accommodation for the influence the design of UK-wide energy unintentionally homeless; efficiency schemes, to ensure that • to limit succession rights, for Scotland, our economy and our social and example where succession would affordable housing sectors, are able to result in a home being benefit fully from these measures. underoccupied; We are working with the Scottish • to widen the tenancies available for Federation of Housing Associations to intermediate rented housing; and scope out the potential for a programme of retrofitting or installing renewable energy • to widen the circumstances in which products in their members’ housing stock. Short Scottish Secure Tenancies (SSST) can be used. We will continue to support and encourage home owners and private landlords to take We will shortly publish a discussion up energy efficiency measures, including document about the Scottish Social through energy company obligations and Housing Charter. The Charter will set the tax breaks. Under the Climate Change outcomes – or results – that landlords (Scotland) Act, the Scottish Ministers are should be aiming to achieve for their also empowered to make regulations to tenants, for homeless people and for other require action by private owners, and we customers. will set out our approach to this by the end Support for our most deprived communities of March 2011. will continue through investing in Following consultation with social landlords regeneration, including supporting the vital and other stakeholders, we will introduce a community work of housing associations further regulated standard to require through Wider Role funding. better energy efficiency in the social We will continue to invest in good levels of housing sector by 2020. We will work with insulation and energy efficient heating landlords to define the new standard and systems. how it will be monitored, and the degree of flexibility required for hard-to-treat We will pursue the strategy and goals set properties. We will define the new standard out in our Energy Efficiency Action Plan and issue supporting guidance in 2012. and our Report on Proposals and Policies (RPP).
Homes fit for the 21st Century 53 Homes Fit for the 21st Century The Scottish Government’s Strategy and Action Plan for Housing in the Next Decade: 2011-2020
© Crown copyright 2011
ISBN: 978-0-7559-9920-0
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APS Group Scotland DPPAS11134 (02/11)
www.scotland.gov.uk
The housing and homelessness charity
City of Edinburgh
There are growing signs of affordable housing shortages in the City of Edinburgh area. In City of Edinburgh there were 37,065 social rented sector homes in 2012-2013. Right to Buy resulted in the loss of 3,536 affordable homes between 2002-2003 and 2013-2014. There were 970 households living in temporary accommodation on 31st December 2014, including 387 children in 233 families. There were 3,930 households assessed as homeless in 2013-14, down from 4,172 in 2012-2013. The total number of households on the main council housing list, which includes the transfer list, was 24,909 in March 2014. 50% of occupied properties in Edinburgh currently fail the Scottish Housing Quality Standard. 26% of households are in the private rented sector - double the Scottish average of 13%. City of Edinburgh needs more affordable homes.
Data sources
Operation of the Homeless Persons legislation in Scotland: 2013-14, June 2014, Scottish Government Operation of the Homeless Persons legislation in Scotland: Quarterly Update: July - September 2014, published January 2015, Scottish Government Housing Statistics for Scotland 2014: Key trends summary, August 2014, Scottish Government. Annual Performance and Statistical Return: 2012-13, Scottish Housing Regulator. Scottish House Condition Survey Local Authority Analysis 2011 - 2013,Scottish Government. Scottish Household Survey Local Authority Analysis 2013, published February 2015, Scottish Government
The housing and homelessness charity
National housing statistics Contents
Where do these figures come from? How many homes are there in Scotland? How many homes are being built in Scotland? How many public sector homes are there? How many people are on council waiting lists in Scotland? How many homes are lost through Right to Buy? Poor housing conditions People living in overcrowded housing conditions Average prices and rent levels in Scotland Due to serious disrepair and a lack of affordable new homes, Scotland is currently facing a housing crisis. But how bad is the situation? Read the latest facts and figures here.
Where do these figures come from?
These figures, except where noted, are taken from the Scottish Government's Housing Statistics for Scotland, Housing and Regeneration datasets. How many homes are there in Scotland?
In Scotland there are approximately:[1] 1.46 million owner-occupied homes 368,000 privately rented homes 277,000 homes rented from housing associations 318,000 homes rented from local authorities. According to the 2011 census, there are 37,000 second and holiday homes in Scotland, comprising 1 per cent of the total housing stock
There are currently 23,000 long term private sector empty homes across Scotland.
How many homes are being built in Scotland?
In 2012-13 there were:
9,849 dwellings built by the private sector 3,244 dwellings built by housing associations 963 dwellings built by local authorities. In 2013-14 there were:
10,729 dwellings built by the private sector 2,911 dwellings built by housing associations 1,140 dwellings built by local authorities How many public sector homes are there?
At 31 March 2014 there were 317,572 local authority homes in Scotland. Over half (55 per cent) of public sector housing in Scotland is flats. On the 31 March 2014 there were 6,556 vacant local authority dwellings. How many people are on council waiting lists in Scotland?
At 31 March 2014, there were 179,954 households on local authority housing lists across Scotland. Of these, 150,500 households were on waiting lists and 29,500 were on transfer lists. How many homes are lost through Right to Buy? In 2013-14 1,292 local authority dwellings were sold through Right to Buy. Over the past 10 years there have been over 53,000 homes lost from the social rented sector through the Right to Buy. Poor housing conditions
Over 1 in 10 households (around 13 per cent) in Scotland are affected by dampness or condensation (or both). 940,000 households (39% of all households) are in fuel poverty in Scotland. A total of 43 per cent of Scotland's social housing currently falls beneath the new Scottish Housing Quality Standard. Source: Scottish House Condition Survey Data 2013 (2014)
People living in overcrowded housing conditions
73,000 households are overcrowded in Scotland. This represents 3 per cent of the total number of households in Scotland. Source: Scottish House Condition Survey Data 2013 (2014)
Average prices and rent levels in Scotland
The average house price in Scotland has increased from £103,641 in 2003 to £181,289 in 2013, an increase of 75 per cent. The average weekly Local Authority rent in Scotland has risen from £40.94 in 2002-2003 to £61.20 in 2013- 14, an increase of 49 per cent. For more information please contact Shelter Scotland on 0344 515 2444. [1]The distinction between private stock into the privately rented and owner occupied stock is done by the Scottish Government based on a variety of sources. For more information on this distinction see the Scottish Government's Housing Statistics for Scotland, Housing and Regeneration datasets.
SUN PIPES
The sun pipes detailed in the plans were positioned to simply demonstrate that the sun pipes would be installed and used correctly, as part of our development.
The supporting drawing also included in the supporting documentation, shows that the sun pipes will fit in and will be installed so that day light will be provided into the proposed rooms. The exact position of the sun pipes would be determined at build stage. The reason the sun pipes were included in this manner, was to aid ease of being able to view the proposed plans, as sun pipes are only 1 of the overall proposal. If planning wanted exact positions/ sizes for the external sun pipes, they never once asked me to provide this. They had plenty of opportunity to do so.
This is just another example of no common sense being applied, by planning.
In short, all 8 sun tunnels will be installed in a position so they will provide the best level of day light.
The councils refusal to include these 3 x sun pipes have drastically affected out lighting calculations.
I requested the council to address this issue, along with other misconceptions relating to our lighting report. The council refused to do so.
END.