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Rethinking Housing: The Case for Developing Smaller Homes

The decline in one-bedroom home construction has raised questions about housing strategies. With approximately 49% of tenants relying on housing benefits, Kingdom Housing Association explores the role of smaller homes in addressing stagnant movement within communities. Despite increased recognition of demographic changes and housing needs, the development of one-bed properties remains controversial and may be insufficient as a long-term solution. This discussion will delve into housing mix decisions, the impact of welfare reforms, and the potential necessity for flexible designs.

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Rethinking Housing: The Case for Developing 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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