Memorandum submitted by the Simon Community
Northern Ireland
1. INTRODUCTION
Simon Community welcomes the opportunity to
be able to contribute to Northern Ireland Affairs Committee Social
Housing Enquiry.
The Simon Community is a provider of emergency
accommodation, foyer accommodation, leaving care facilities and
community services throughout Northern Ireland. We accommodate
approximately 1,000 people a year and provide services for up
to 200 people within the community.
The Simon Community is in a unique position
as a major provider of temporary accommodation for homeless people
in Northern Ireland to comment on the issues associated with social
housing provision.
2. THE RISING
DEMAND FOR
SOCIAL HOUSING
2.1 Economic Factors
Many underlying issues contribute to the rising
demand for social housing within Northern Ireland. Barker (2003)
outlines in the Review of Housing Supply that housing and access
to housing is inextricably linked to economic welfare. While economic
conditions in Northern Ireland are buoyant and beneficial for
some a sizeable portion of the population have particular difficulties
with exclusion issues including high unemployment.
— N.I. has an unemployment rate of
6.3% as compared to the mean in the rest of the UK of 4.9% (January
2004).
— N.I. has one of the highest rates
of economic inactivity in the UK with 28.4% of those of working
age being inactive as compared to a mean of 21.5% in the rest
of the UK.
The incidence of poverty in Northern Ireland
excludes individuals from availing of the owner occupier markets
due to financial inaccessibility. Bare Necessities (2004), a report
on social exclusion in NI, reports that:
— 13.6% of all households had no adult
in the household in paid work.
— 21% of all households are composed
of retired people.
— 14% of households had no workers
due to sickness or disability.
Exclusion from the labour market means exclusion
from owner occupation, particularly when average house prices
in NI are estimated to be around £94,028.
2.2 Owner Occupation
Simon Community's experience in accommodating
on average 1,000 people per year illustrates how dependent homeless
individuals are on the safety net of social housing provision.
Approximately 53% of our population are under 25 and therefore
have not yet established the financial stability to avail of owner
occupation. Many have complex needs and have not got the skills
or qualifications to participate in this sector of housing. Not
only must these individuals be given access to housing which meets
their financial status, but also be supported once they move into
independent accommodation.
For the future there is a concern that the population's
ability to avail of market driven approaches to housing provision
will be curtailed due to the possible constriction of the public
services following the review of public administration and the
continued decline of Northern Ireland's manufacturing base.
2.3 Need
The increased demand for social housing may
be demonstrated by figures released in 2003:
— 40,453 households on social rented
sector waiting list (DSD).
— 448 people deleted from the Waiting
list in 2002-03 (DSD).
— 16,426 households presenting as homeless
(DSD).
— 31,600 dwellings deemed unfit, which
is 4.9% of the housing stock (Housing Condition Survey 2001).
The changing demographic patterns of the Northern
Ireland population has had an influence on need. Single person
households grew from 23% (120,000) in 1991 to 27% (171,500) of
total households in 2001. Increased fragmentation of existing
households through relationship and family break up, as reflected
in the homelessness figures, also present particular challenges
for the provision of appropriate accommodation.
2.4 Private Rented Sector
The private rented sector comprises of 6.4%
of the overall housing stock. However, the failure of Housing
Benefit to meet the full costs of rents, and the lack of a consistent
discretionary grant system particularly for single individuals
does exclude some of availing of this market. Simon Community
is increasingly finding that men separated from their children
are particularly disadvantaged in this respect as they are unable
to afford accommodation that facilitates shared custody or access
to their children.
3. THE CONTINUING
DECLINE IN
THE SUPPLY
OF SOCIAL
HOUSING
3.1 House Sales scheme
The drain of the public housing stock through
the House Sales Scheme has meant that 25,963 dwellings have been
sold by NIHE since 1998. This compares to 7,894 new dwellings
that have been completed by Housing Associations and the NIHE
during that time. NIHE estimated that 5,000 dwellings will be
sold each year for the foreseeable future. Simon Community are
particularly concerned that the proposed House Sales Scheme for
Housing Association tenants will add to the decline of availability
of public sector housing to vulnerable and excluded households.
3.2 Geography
The level of empty properties is misleading
due to the fact that many of these properties are undesirable
and unsuitable for many households. Many Simon Community residents'
report being offered accommodation in areas, which will expose
them to influences and factors, which may have led them into homelessness
in the first place. There is a need for a more strategic approach
to this issue. It is the view of the Simon Community that an overall
Housing Strategy may facilitate this process.
3.3 New Build Programme
It is a concern that Housing Associations have
not yet been able to deliver on the targets set for the completion
of new dwellings for a myriad of reasons that are outside their
control including securing land, competition with private developers
and delays in the planing process. The Simon Community is also
concerned that the current system to coordinate the type of accommodation
being built is not fully taking into account the changing demographic
patterns of smaller households, the needs of single people and
the needs of reconstituted families. An overall Regional Housing
Strategy may assist with this process.
3.4 Net stock Model
The Simon Community are concerned that the recent
review of the Net Stock Model has only decided that it is appropriate
to build 1,750 social housing dwellings per year considering the
anticipated continued drain of NIHE stock, and the proposed House
Sales Scheme for Housing Association tenants contained in the
Housing (2003) Order.
3.5 Private sector
It is clear that the housing associations are
finding it very difficult to compete with private developers for
land. Market forces, unless particular state intervention is applied
will determine that this trend will continue. The question must
be asked if the private sector could have a greater role in contributing
to policies that could achieve a greater tenancy mix. Section
106 of the Town and Country Planning Act 1990 is being used in
GB with varying amounts of success to assist in the building of
social rented stock for key worker groups.
4. THE QUALITY
OF HOUSING
STOCK
The NIHE have recently expanded the use of the
private rented market to provide temporary accommodation for those
who are assessed as Full Duty Applicants under the housing legislation.
8.7% of the private rented stock is regarded as unfit. This is
significantly higher than the rest of the housing stock. Care
must be given to the selection and inspection of the properties
used for temporary accommodation.
It is the experience of the Simon Community
that housing quality can have a deleterious effect on mental and
physical health. This is particularly the case for those mothers
and fathers that we work with who have been separated from their
children due to child protection issues or family break up. The
quality of housing for those homeless people who are being resettled
in the community and are trying to facilitate access or shared
care arrangements is particularly important.
March 2004
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