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Should We Be Building Smaller Homes?

Should We Be Building Smaller Homes?. Bill Banks, Kingdom Housing Association b.banks@kingdomhousing.org.uk Thursday 13 March 2014. Introduction – The Brief. Most providers stopped developing 1 bed homes; Is this The answer to our problem of people not being able to move on?

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Should We Be Building Smaller Homes?

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  1. Should We Be Building Smaller Homes? Bill Banks, Kingdom Housing Association b.banks@kingdomhousing.org.uk Thursday 13 March 2014

  2. Introduction – The Brief Most providers stopped developing 1 bed homes; Is this • The answer to our problem of people not being able to move on? • Are we rethinking our approach? • Is it just giving in to an ill-conceived policy?

  3. Kingdom • Fife based • Established in 1978 • Historic involvement providing for single people • Approx. 3600 properties in management • General needs and supported provision • Approx. 49%of tenants on full or part housing benefit • Actively developing

  4. Profile • Stock Size • Stock Type • Welfare Reform Impact

  5. Our Position • Very few over last 15 years • Not a sustainable housing option • Higher turnover / voids • High management and maintenance cost • Less versatile / personal needs / aspirations • Low demand

  6. What's Changed • Under occupancy charges • Demographics • Energy costs • Perceived demand • Landlord risks / arrears levels • Kingdom – 211 units on site (10%, 1 bed)

  7. Quick Survey • 16 Housing Associations • 4 Local Authorities • Historically; Similar to Kingdom’s approach

  8. Are You Now Developing 1 Bed Properties • Yes (95%) • Small proportion • Meets the needs of target groups • As many as possible • Varies > 75%

  9. What Influenced Decision on Housing Mix • Existing stock profile • Tenure • Location (Urban / Rural) • Size / Type / Site • Client group • Housing needs assessment • Waiting lists (43% single people on CHR) • Council influence / policy

  10. Has Bedroom Tax Influenced Your Approach • No / Not Significantly (25%) • Yes (75%)

  11. Is It The Answer To The Problem • Yes – 1bed properties are not a problem, short or long term • Yes – to recognise demographic changes • Yes – but limited supply • Yes – in short term • No – kneejerk reaction & short term fix • No – not sustainable • No – political change & uncertainty • No – people still don’t want them

  12. If Developing One Bed Properties • Size does matter • Cautious approach • Flexible / adaptable design • Balanced and integrated • Consider the management issues • Assess the longer term risks

  13. Other Factors • Development programme lead in time • Should be recognised as part of your Housing Strategy (best use of stock) • Advice, assistance and support • Consider your Allocations Policy • Incentives and assistance to move • Universal credit will be a bigger problem • Viability (subsidy levels)

  14. Is It The Answer To The Problem • Yes • Probably • Perhaps • No • It depends

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