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Council Housing to the Rescue

Council Housing to the Rescue. Phil Roberts and Russell Shortland - NKDC. Contents. The NK District Background to investment Future programme Build standards Developments. North Kesteven. 356 sq miles 107,800 population 3,834 Council homes SHMA – 40,000 properties 40% affordable.

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Council Housing to the Rescue

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  1. Council Housing to the Rescue Phil Roberts and Russell Shortland - NKDC

  2. Contents • The NK District • Background to investment • Future programme • Build standards • Developments

  3. North Kesteven 356 sq miles 107,800 population 3,834 Council homes SHMA – 40,000 properties 40% affordable 100 Flourishing Communities

  4. Background to investment • Council house building fell in the 1980s & 90s • 88,530 in 1980 • 130 in 2004 • Housing finance regime discouraged building • Growth of the enabling role supported by Government funding through Housing Corporation/Homes and Community Agency • NK’s support for enabling roles through Section 106 agreements plus making free land available • Investment in stock – achievement of decent homes standard

  5. Background to investment • Council remained committed to strong policy direction on affordable housing and sustainability • Led to development of straw house programme in 2009 • exemplar scheme • Local Authority New Build Rounds in 2009-11 • Strong position to bid – identified sites and straw house programme • 35 properties • £1.8m grant – remainder HRA • code 4 standard • Later under continuous market engagement programme 11 further properties

  6. Background to investment • All properties completed within deadlines • Approximately within budget • Factors in this success • Right people on board • Identified the sites – knew what would work and where • Long term investment in the Council stock – funding available • Ready to go – straw houses • Prepared to work quickly • Political will

  7. NK’s future programme • HRA self financing – March 2012 • Housing Subsidy system • Notional accounting practice to redistribute housing funding • For NK - £4m annual net payment • Self Financing • Ends the subsidy approach • One off payment - £57m • Debt financed through repayment • Plus £9.6m borrowing headroom • Significantly better off under this approach – by year 30 - £7.7m per annum

  8. Subsidy v self financing

  9. NK’s future programme • Housing needs continue to outstrip supply for affordable housing • Limited HCA investment in the District currently • Building Council housing is a key theme in the corporate plan • Self financing opportunity • Agreed priorities and a standard for existing properties with tenants • Calculated required capital programme over 30 years compared with funding available (including headroom) • 10 year £46m new build programme – 300 plus properties

  10. NK’s future programme • Key issues: • Site availability • Sites identified – 170 properties • Surplus public sector land • Regeneration opportunities • Section 106 obligations • Own land • New build standards • Fabric First

  11. NK’s future programme • VFM • Affordable rents – funding back into affordable housing • Agreed to reinvest RTB receipts as well • Viability assessments – impact on HRA • Procurement – finding cheaper alternatives • Staffing resources • Reviewed structures – new responsibilities and posts

  12. The challenge: Building economically viable properties that reduce the need for space and water heating Straw Bale Houses in NK

  13. Code 4 Houses 2009-2012 • 42 Code 4 houses built on 9 sites • All properties heated with Air Source Heat Pumps • High specification • Architecturally Imaginative • Well received in the communities

  14. Tenant and end user consultation said…… • The Emerging “Fabric First” standard • Occupants wanted ... • NO Unnecessary items …………………. • INCLUDE • Even better insulation ! • Gas heating • Triple glazing • Better storage • Improved layouts • Over bath showers in houses (wet rooms in bungalows) • Remote water service isolation • External storage (Garden Sheds ?) • Bigger bedrooms • So………………………

  15. SureStop Remote water isolation We listened…. Over bath showers Light and rad in storage Improved Storage (+5%) Bigger bedrooms Better layouts with furniture design

  16. The technical bit ……………………………. • Walls -  U value  0.18 W/m2K (building reg 0.28) • Ground Floor  -  U value  0.15 W/m2K (building reg .22) • Roof - U Value -  U value  0.11 W/m2K (building reg 0.16) • Window   -  U value  1.40 W/m2K (building reg 1.6) • Doors               -   U value 1.40 W/m2K (building reg 1.8) • Air Permeability      less than 5 m3/hr/m2 (building reg 15) • To summarise, on average over a 25% improvement on current Building Regulation standards.

  17. Our Air Test Results

  18. Current Developments • 6 flats – Hutson Drive North Hykeham – Started this week. • 26 Mixed units – Mareham Lane Sleaford – Planning application submitted 1st March 2013 • 13 Mixed units – Northfield Road Ruskington – Planning application submitted 25th March

  19. Mareham Lane Sleaford

  20. Billinghay 2012/13

  21. Completed 15th March 2013 (four month build)

  22. Any questions?

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