developing housing in rural communities: the role of … · existing rhe project would reduce the...
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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
