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DEVELOPING HOUSING IN

RURAL COMMUNITIES: THE

ROLE OF RURAL HOUSING

ENABLERS

David Hedges, Cyngor Da

Walis George, Grŵp Cynefin

Barriers and Challenges

Affordability gap

Evidence of local need

Planning policies

Land supply

NIMBYs / NOTEs

Funding

Community sustainability

Enabling Factors

Local authority land

Delivery by Housing Associations

Social Housing Grant

Rural exception sites

Rural Housing Enablers!!!

Maes y Pandy, Llanuwchllyn

Castell y Gog, Dyffryn Ardudwy

Successful Delivery

5

Successful Delivery

Godre’r Coed, Dinas Mawddwy

Gors Fach, Gellilydan

Maes y Priordy, Llandderfel

Trem y Garn, Morfa Nefyn

Successful Delivery

7

Successful Delivery

Cysgod y Cwmwd, Llanbedrog

Congl Meinciau, Botwnnog

Successful Delivery

Pant yr Eithin, Harlech

Canolfan Fenter Congl Meinciau, Botwnnog

What is a Rural Housing Enabler?

Commonly acknowledged purpose: to work with rural communities to facilitate provision of housing that meets their needs.

Alongside this: a broker and bridge builder, bringing all those with a role in delivery together. It is at the earliest stages of providing affordable housing that RHEis seen as being most relevant: raising awareness, working with communities to identify needs and possible sites; increasing communities’ knowledge of the process; and dispelling myths.

As links between housing & community regeneration have become recognised, it appears RHEs purpose has expanded to assist the community find ways of improving its long-term sustainability. In such cases housing may be a consequence of the RHE’s involvement, but it may result in other community benefits.

Evaluation of RHEs in Wales

Research consultancy team:

Jo Lavis – Rural Housing Solutions

David Hedges – Cyngor Da

Cath Stubbings - Celandine Strategic Housing

Lin Cousins – Three Dragons

Research carried out 2013 - Published January 2014

Key Research Findings

RHEs successfully put in place the evidence &

community engagement - pre-requisites for delivery

of rural affordable housing. Their Input is valued by

LAs, HAs and communities.

Since 2004 RHEs helped deliver 186 affordable

homes in 6 areas, with 240 in the pipeline. 89% of

completions in Gwynedd, Monmouthshire and South

Powys - all areas where there has been a RHE in

post since 2009.

Key Research Findings

It is universally considered that the loss of an

existing RHE project would reduce the already low

levels of rural affordable housing delivery.

It is perceived that delivery is held back by a lack

of capital funding, limited site supply, out of date

local plans, planning policies that do not take

account of financial viability & a lack of strategic

leadership. All issues which can be influenced by but

are outside the direct control of RHEs.

Research Recommendations

Adopt delivery team approach to rural affordable

housing: HA, LA housing, planning policy and

development management staff & RHE

Greater RHE involvement in site appraisal including

viability, supported by training & adoption of rural

affordable housing viability toolkit.

Greater RHE formal involvement in formal ‘training’

events for local authority politicians, organised through

the WLGA.

Research Recommendations

Extend Welsh Government funding for RHEs until March 2015, with similar commitment by local partners. During this time consider putting in place funding arrangements not wholly dependent on grant.

Post March 2015 - those Steering Groups showing commitment to rural affordable housing delivery should have opportunity to bid into funding pot available for RHE posts, with Welsh Government funding representing a maximum 33% of costs.

Research Recommendations

In parallel, Welsh Government should work with

Steering Groups, WLGA & CHC to develop alternative

funding mechanisms - recognising links between

delivery & revenue for RHE posts & include

consideration of rurally targeted capital funding

programme.

Welsh Government should review with Steering Group

Chairs and the Rural Housing Strategic Group (RHSG)

the possibility of changing to a sub-regional approach

extending across LA boundaries, but with more than

one RHE covering the sub-region.

Research Recommendations

Steering Group arrangements

Welsh Government should work with RHSG to set

Terms of Reference for Steering Groups to include a

strategic influencing role at local & national level.

Signing up to these could be a condition of future

funding for the RHE post.

Steering Groups to agree roles & responsibilities

for all those involved in rural affordable housing

delivery, including RHEs, LAs and HAs.

Research Recommendations

Welsh Government

Introduce targeted rural affordable housing capital

programme - ideally over 3 years.

Review of Acceptable Cost Guidance - applied to

rural schemes.

Permit cross-subsidy in small rural communities

including on rural exception sites - especially in high

value areas

Research Recommendations

Welsh Government

Collect and publish data on delivery of affordable housing in rural communities & levels of ACG applied to rural schemes.

Agree with the RHSG core output & outcome targets - monitored by Steering Groups, included in LA monitoring returns to and collated by Welsh Government into a published annual report.

Explore with RHSG alternative practice being adopted across the UK particularly.

A Regional Approach?

Delivery across a wider geography i.e. North West

Wales

Focus on delivery of affordable housing and

community regeneration activity

Strengthen partnership working and accountability

Alternative funding model

Collaboration - Present

Conwy Gwynedd Ynys Môn/

Anglesey

Funders

Conwy CBC X

Gwynedd Council X

IoACC X

SNPA X X

Grŵp Cynefin X X X

North Wales Housing X

Cartrefi Conwy X

Welsh Government X X X

Accountable body / employer Grŵp Cynefin

Grŵp Cynefin

IoACC

Collaboration – In Future?

North West Wales

Funders

Conwy CBC X

Gwynedd Council X

IoACC X

SNPA X

Grŵp Cynefin X

North Wales Housing X

Cartrefi Conwy X

Welsh Government X

Accountable body / employer Grŵp Cynefin

No. of RHEs 3

Delivery

Retain core RHE role across 3 Counties

Research and develop alternative delivery models

Community Land Trusts

Revolving Land Bank

Low Cost Home Ownership models

More than housing

Platform for community regeneration initiatives

Wider social, economic and environmental benefits

Governance

Service Board

LAs x 3, SNPA, HAs x 3

Rural regeneration?

Social enterprise?

Agree Business Plan

Secure new income streams

Coordinate, support and scrutinise delivery:

outcomes and outputs

Funding

Estimated budget 2015-18 £432K

Local partners 60%

Welsh Govt. 29% in year 1

Fee income 11%+

Roof tax / development levy

Sell services into other LA areas?

Regeneration activity?

Alternative delivery models?

Implementation

Support from local partners

Awaiting Welsh Government response

Establish Shadow Service Board

Statement of Intent

Business Plan

Budget for 2015-16

Focus on delivery

DIOLCH / THANK YOU david.hedges@cyngorda.co.uk

walis.george@grwpcynefin.org