A Housing Discussion A discussion, not a consultation A call for ideas and views Discussion phase largely complete by end of August, but…. …don’t wait until then to contribute Join the discussion today, tomorrow and again next week Website will be regularly updated to reflect what people are saying

The Economic Downturn has had short-term and long-term impacts Housing both cause & casualty Mortgages restricted More repossessions Reduced capacity of construction sector Impacts of Recession Economic Recovery Plan Accelerated Capital Expenditure Open Market Shared Equity Extension Home Owner Support Fund Legal Protections Longer-term Implications Effect on public spending Need to prioritise public expenditure on housing Fundamental questions about housing in the economy

Scottish Government spending is set to fall dramatically 13 years £25 billion

The Challenges Ahead Rising population - 375k more people by 2033 Smaller households too – overall 19,000 more households per annum Ageing population 2012 Homelessness Target 2015 Housing Quality Target 2016 Fuel Poverty Target 2020 Climate Change Target Quality houses in quality places Long housing lists Affordability of housing (e.g. 25% deposits) Capacity of the construction sector

5 Key Themes for Discussion Need Affordable Supply Housing Options Quality and Place Performance

Who should we be supporting in what way?

Where should we target our support? A focus on regeneration, homelessness or affordability would lead to very different regional priorities Regeneration % of data zones in LA in SIMD bottom 15% Homelessness pressure to 2012 (Waugh model) Affordability LQ house prices to LQ income

Rank these in order of importance Maximising house building across all tenures More social homes for rent More shared equity to support home ownership Better housing options for disabled people and the infirm Keeping social rents low Reducing carbon emissions

Which existing products offer best vfm? Grant typeDuration (yrs)Average Scottish Government support per unit New supply? HAG60+£70KYes Council House Building Incentive 60+£30kYes Rural Housing for Rent (pilot) 30£60kYes Intermediate rent (MMR) 30£45kYes NSSE (RSL) Can be sold on but receipts recycled to SG £55kYes NSSE (developer)£23kYes OMSEP (60% - 80%)£35kNo OMSEP (70% - 90%£28k-£33kNo NHT guarantee5-10£2k-£4kYes

Which new models have most potential? Council House Building Leverage Models –National Housing Trust –Local Partnership Models Shared Equity Co-operative Models Infrastructure Loan Fund Planning Agreements Competitive Bidding Landlord Actions –Cost reduction –Sharing services and rationalisation –Increasing revenue New Sources of Finance –EIB –Bond Funding –Institutional Investment –Housing Investment Bank –Equity Release Cross-Subsidy Reducing Barriers to Investment

Improving Choice: Housing Options More housing products = more choice and complexity Advisory/Options approach - Preventing homelessness (e.g. N Ayrshire) - Tackling housing lists (e.g. Perth and Kinross) - Reviewing housing circumstances ….and we need to continue to make progress on Common Housing Registers and improve the mobility/choice of social tenants……

Preserving social rented stock

Making better use of the existing stock How could we encourage people to downsize when their circumstances change?

Housing and support for independent living How to plan for an 84% increase in people living beyond 75, by 2033? How to deliver better choice and fairer opportunities for disabled people? How to maintain and develop vital support, adaptations and care and repair services? Who pays? What role for volunteers and social enterprises? How to make public services work better together?

Are Rents Fair? And Private Rents are roughly twice as high as social rents

Who is the Social Rented Sector for? Tenure by Income Decile Group Should a tenancy be for life if circumstances change?

Steady progress on housing quality… Number of households Passing and Failing the Scottish Housing Quality Standard

But more needed…particularly in the private sector National Home Energy Rating (NHER) by Tenure An estimated £16bn of investment is required to achieve a 42% reduction in CO2 emissions.

Successful Places Places for communities which will last Good placemaking key to sustainable lifestyles and good health What have we learned about mixed-tenure developments and good design? As part of the Economic Recovery Plan, the Government has acted to ease cashflow pressures on developers. How do we continue to develop and fund well-designed communities during the downturn?

Initial design After design development Designing Streets – Polnoon Exemplar Successful Places: Polnoon Exemplar What’s stopping more developments of this quality happening?

We all need to up our game and work together Government Landlords (private and social) Lenders Institutional Investors Developers Households and individuals ……what would you do differently?

Best way is on-line You can post comments or tweet at any time Or you can or write to us at: OR Housing Policy Debate, Scottish Government, 1H Victoria Quay, Edinburgh, EH6 6QQ How can I join in?