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!!!
Successful Delivery Maes y Pandy, Llanuwchllyn Castell y Gog, Dyffryn Ardudwy
Successful Delivery Godre r Coed, Dinas Mawddwy Gors Fach, Gellilydan 5
Successful Delivery Maes y Priordy, Llandderfel Trem y Garn, Morfa Nefyn
Successful Delivery Congl Meinciau, Botwnnog Cysgod y Cwmwd, Llanbedrog 7
Successful Delivery Canolfan Fenter Congl Meinciau, Botwnnog Pant yr Eithin, Harlech
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 Funders Conwy CBC Gwynedd Council IoACC SNPA X X Conwy Gwynedd Ynys Môn/ Anglesey Grŵp Cynefin X X X North Wales Housing Cartrefi Conwy Welsh Government X X X Accountable body / employer Grŵp Cynefin Grŵp Cynefin IoACC X X X X X
Collaboration In Future? North West Wales Conwy CBC Gwynedd Council IoACC Funders SNPA Grŵp Cynefin North Wales Housing Cartrefi Conwy Welsh Government Accountable body / employer X X X X X X X X 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