APPENDIX 3
Memorandum submitted by the Northern Ireland
Housing Council
The Northern Ireland Housing Council as you
may know was established in 1971 by the same statute as the Northern
Ireland Housing Executive and has sought to maintain a local government
influence in the development and implementation of fair and equitable
housing policies and strategies across Northern Ireland through
its advisory, consultative and representational roles.
Members have developed a constructive and productive
working relationship with the Northern Ireland Housing Executive
as the strategic regional housing authority. The Housing Council
notes the organisation's significant contribution to other key
government objectives through its programme activity. Members
support the need for a sustained level of investment in housing
in Northern Ireland to meet specific housing, and wider governmental
objectives, and to protect existing investment.
The Northern Ireland Housing Council values
the significant contribution of the Housing Association movement
to specialist housing provision and special needs groups in particular.
Concerns have been noted however in relation to the delivery of
the newbuild programme.
On the basis that the Sub-Committee will receive
a comprehensive submission from others involved in the provision
of housing services in Northern Ireland, the Housing Council will
concentrate its submission on the key areas of concern debated
by Members since the suspension of the Northern Ireland Assembly
in October 2002.
DEMAND FOR
SOCIAL HOUSING
— Members, are concerned at the current
levels of Housing stress including Homelessness. The Housing Executive's
Homelessness Review and Strategy addressing these matters is welcomed.
— It is agreed that there exists a
need for greater inter agency working to deal with Homelessness
issues including matters relating to mental health etc.
— Concern exists that the Housing Selection
Scheme may provide opportunities for applicants to "jump
the queue" even where they have been rendered homeless due
to their own anti social behaviour. The additional powers now
available to the social landlords are welcomed.
— Members have recorded concern at
the geographical concentration of housing need, particularly in
the greater Belfast area. The Housing strategies in place to tackle
this in areas such as North Belfast, Greater Shankill and West
Belfast are welcomed.
— The Housing Council is concerned
at the continued growth in single person households (accounting
for 44% of the overall social housing waiting list) set beside
the level of accommodation available for use by single people.
There is a need for creative solutions to address this demand.
— Members are concerned that potential
housing applicants in rural areas do not come forward readily
and welcome the Housing Executive's programme to identify latent
demand. It is noted that this programme has already resulted in
the planning of 12 new social housing schemes and the registration
of over 100 new households, in rural locations.
— The Housing Council has noted the
concentration of "difficult to let" properties in certain
locations and the progress being made through estate strategies
to turn around these difficult areas eg Model Farm Estate, Downpatrick.
The development of these estate strategies to tackle the underlying
issues should be encouraged.
— It is noted that while the issue
of Affordability is not as great in Northern Ireland as in Dublin
or London, there appear to be hotspots which may impact on social
housing demand. The research to be undertaken by the Housing Executive
on affordability, particularly in relation to first time buyers,
is welcomed.
SUPPLY OF
SOCIAL HOUSING
— It is noted that housing need in
the social sector is in the main addressed through around 8,000
relets each year. This figure however has proved insufficient
to meet overall housing stress.
— The contribution made to housing
supply through the social newbuild programme is noted and the
Housing Council welcomes the efforts made by the Department for
Social Development to improve the delivery mechanisms. Members
remain concerned that actual social newbuild delivery is out of
sync with the Housing Executive's stated need of 1,750 new social
units per year. Greater progress would be welcomed on the management
and streamlining of the newbuild delivery network. The Housing
Council has met with Ministers and Department for Social Development
officials to express concerns about the newbuild programme and
awaits the outcomes of the measures put in place by the Department
for Social Development and the Northern Ireland Housing Executive.
This is an area which the Housing Council will continue to scrutinise
closely.
— The Housing Council appreciates the
effect the House Sales Scheme has in increasing low cost home
ownership in Northern Ireland and understands that the majority
of houses sold would not be available for social renting, in other
words, the vast majority of tenants who purchase their homes remain
in the properties as owner occupiers. There is a need however
to maintain a balance between House Sales and affordability and
an appropriate supply of social housing for waiting list applicants.
Members note the need for greater housing choice eg relets, low
cost home ownership and a well managed private sector. Also noted
is the capacity of are wide strategies to increase housing supply
social housing to rent and low cost home ownership.
— The growing Private Rented market
can make a significant contribution to the reduction of waiting
lists. Members have noted the Housing Executive's proposed Private
Rented Sector strategy and the adverse effect Housing Benefit
has on driving up rents in the sector. While outside the scope
of the legislative framework, Members note the influence Housing
Benefit legislation could have on ensuring better housing standards
in the private sector by providing leverage to seek improvements.
— The Housing Council looks forward
to the implementation of the Government's Neighbourhood Renewal
Strategy and the positive contribution it could have in tackling
deprivation throughout Northern Ireland.
QUALITY OF
HOUSING STOCK
— Members support the need for adequate
funding for improving and maintaining existing housing stock.
It is noted that 3,300 properties fall into unfitness each year
and that almost one third of all dwellings failed the Decent Homes
Standard applicable in England against thermal comfort criteria.
The wide use of solid fuel in Northern Ireland means higher heating
costs for residents. The need for sustained investment is underscored
by these statistics and the Housing Council would welcome the
opportunity to take part in the debate as to whether the Decent
Homes Standards should apply in Northern Ireland.
— The Housing Executive's new grants
scheme is noted and Members welcome the impact grants have had
in bringing properties back into use in the private sector.
— Members note the unacceptable timescales
for carrying out occupational therapist assessments for housing
adaptations and the impact this has on the ability of applicants
to remain in their own homes longer, or to remain in the owner/occupied
sector. The Housing Council also accepts the budgetary implications
resulting from improvements in the delivery of this service.
— The Housing Council welcomes the
work of the Housing Executive on heating system replacements to
its stock and the opportunities for improvements within the private
sector provided by the Department for Social Development's Warm
Homes Scheme.
In summary, the Northern Ireland Housing Council
recognises and values the contribution and commitment of the Housing
Executive and the Housing Association movement to meeting the
housing needs of the people of Northern Ireland. Members support
fully the provision of sustained and adequate funding to enable
the appropriate solutions to Northern Ireland's housing challenges.
The Housing Council, like the Department for Social Development
Committee, has sought to tailor housing policies and strategies,
to meet needs in Northern Ireland rather than to replicate those
implemented elsewhere and will continue to do so in partnership
with the statutory authorities.
It is noted that some of the issues raised may
be the subject of substantial . discussion in their own right
and the Housing Council is available to provide further evidence
and to participate in further debate if required. Members look
forward to receiving details of your findings and recommendations.
18 March 2004
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