AFFORDABLE HOUSING Robin Nairn Finance Director and Deputy Chief Executive Housing., Albyn Housing, Inverness. Introduction Housing is a key issue in all communities. In the rural sector it has a particular resonance because the choice of affordable housing can be very limited for those in traditional rural land based industries. Unlike those in the urban situation they are not as free to move to somewhere else and to commute. The paper identifies many of the key issues related to rural housing and illustrates both what housing associations are able to do to help and where there are opportunities for the Churches to work with housing associations to help with this key issue. In the presentation the following issues will be examined, aaffordable housing, homelessness in the Highlands, rural v. urban, shared ownership and shared equity, non housing issues and how can the church help? About You Have You been Homeless Do you know any one who has been Homeless Do You live in a Tied Property Know about Housing Associations Work with Housing Associations Scottish Context Scottish Government Issue Housing Benefit UK Government 2001 Housing Act best European Housing Legislation 2012 Homeless Target zero
Scottish Housing Quality Standards Scottish Housing Regulator Housing Associations or Registered Social Landlords Approximately 200 in Scotland 70% are Registered Charities 95% are registered with Financial Services Authority (FSA) same rules as Building Societies Committee Members are Unpaid Some Tenants are on Committee Albyn Formed 1973 British Alcan and Nigg Expansion Mid 1985 into Highlands Largest RSL in Highland One of the top 20 in Scotland Operates in Highland and Moray (low) We see ourselves as a Social Enterprise We operate in over 70 Communities (Inverness is 1) Albyn Figures 2500 properties for Rent 200 properties as Shared Ownership - reducing 2008-09 over 30m spent on new properties 2008-09 over 19m Grants for new properties 2008-09 Loan finance of 6m 2008-09 - 167 properties completed for rent 2008-09 - 85 properties built for LIFT Insurance value of property in excess of 300m Albyn s Ethos Serving our Tenants Serving the Communities Supporting the Communities Not just housing Homeless in Highland What is Homelessness?
Roofless very small percentage Unsecure accommodation Overcrowding Bad conditions Homelessness is hidden! Causes of Homeless Partnership breakdown over 50% Children in Care Family breakdown Chaotic Lifestyles very low Tied Housing It could happen to anyone! Highland Situation Operate a Common Housing Register (CHR) Over 12,000 applicants (households) Total number of Social Housing Properties 18,000 Total number lets 2008-09 less than 1000 Highland council s priorities Allarburn, Kiltarlity
Rural v. Urban Scottish Housing Benefit 45% Rural 75% Urban Size of Development less than 8 Rural over 14 Urban Potential Sites v. limited Rural Infrastructure Costs Availability of Land Planning Public Transport Reliance of the Car Connections Broadband Speeds Scottish Housing Quality Standards Energy Efficiency SAP ratings - Electric 60, Gas 50 Urban 95% on Gas less than 40% Rural Current Position Highland Council Target is 500 affordable homes per year Highland Target Albyn Approvals Albyn Completions Albyn Grant 2007-08 421 302 240 15.0 m 2008-09 525 188 245 19.0 m 2009-10 567 162 253 14.5 m 2010-11 391 80 200 8.0m 2011-12 250 80 80 8.0m Current Position Highland Council Target is 500 affordable homes per year Shieldaig Phase 2 Torridon Phase 2 Shared Ownership Part owed part rent 25%, 50%, 75% Tranches Built over 600 properties over last 25 years
Sold outright over 400 No Longer the scheme of Choice Church of Scotland Retired Minister used it SHARED EQUITY LIFT: (Low cost Initiative for First Time buyers) Owner maximise Mortgage Loan Scottish Govt grants the rest of Purchase price Takes an proportion of the equity in the property When property sold takes the equity portion back Equity owned by Owner between 80% and 51% Successful in Highland Inner Moray Firth Strong marketing AHS and Cairn HA Independent Financial Advisors Limited need Deposit SHARED EQUITY - LIFT - Market Same as previous but open market Passport issued detailing maximum grant amount Find property Buy property Done over 80 plus this year Now 13 March do not know if continued after 1 Apr Albyn Community Benefit In the past Village Halls, Bicycle re-cycling, After School support Financial Inclusion Steering Group IT Equipment Bishop s Projects Albyn Future Current Issue Employment Issues Beachwood Village Student Accommodation pan Highland Getting Ready for Work Social Clauses in Procurement
How can the Church Help? 1.00 Membership of the Housing Association Lobby the Local Councils, MSPs and MP Committee Membership dependent on Skills Can Housing Association help with your Projects Consider Property and Land disposals Keep Homelessness Sunday Invite a Speaker? Applecross From this To this.. Conclusion Much traditional rural housing is not of a high standard and there are real issues of affordability for young people and younger families. This is a major area where the church can be active with others in advocating the need for change and in providing support in the planning process.
THE HOSTED POST OFFICE Nancy Davidson, Church of Scotland, Tannadice (Post Offices) Introduction Recent years have seen the closure of a number of rural post offices. The formula used by the Post Office to consider whether a post office should be retained was inherently weighted against rural places as a result of their limited populations. There is general agreement that Post Offices have a value to rural communities which goes beyond the mere provision of Post Office services. A change to the rules governing the running of Post Offices which accompanied the programme of Post Office closures has meant that a range of organisations, including churches have become hosts to Post Office facilities. This paper highlights the role of the Church of Scotland in Tannadice in taking over the hosting of the local Post Office. The Tannadice experience 2008-2010 Tannadice Village The Church as Post office
The Key Issues: Setting up a Business in Church Buildings Establish lines of Communication Check Insurance Check with LA re Rates and possible change of use What can we do? Use any existing services Get to know the people involved Keep your ear to the ground and react If you have a shop encourage it to Sell stamps Install an ATM Install a Pay Point terminal. Help people get on line Opportunities for the Church to work with the Retail Sector. Tor Justad The Co-operative Group, Inverness Introduction The church has not commonly been involved with business interests but as community and social enterprise businesses become more prevalent and active this raises a range of new opportunities. In addition the withdrawal of services from the rural sector has opened opportunities for working with organisations to replace services which would otherwise be lost. Community Shops The Co-operative movement has a long history of working with others in the provision of services. In the city there are few remaining community owned stores but in rural areas many more remain as there is less competition. In rural Scotland there are 21 community owned stores. These commonly provide a life line for
communities as they go where no other organisation will. Community stores owned and run by local bodies and provide jobs for local residents. The Co-op Group can work with local venues of this type to supply them with goods at a preferential rate. Ventures of this type can attract Government Grants. Typically they are found in communities of 70-850 people and between 4 and 25 miles from the next nearest shop. The commonest model would have a mix of full time management and part time staff and result in an annual turnover of 140-900k. In some places such as the islands they are vital to the survival of a tourist industry as they supply holiday homes. Working with such organisations is a significant element in the business of the Co-op. The key requirements for success seem to be the presence of people with a real interest, the existence of a real market for the goods and the ability to have a welcoming venture. How can the Churches get involved? Churches can be involved by lobbying local politicians and authorities, through working as part of the community and through supporting the social and ethical principles upon which the Co-op business is based. From place to place Ninian Stuart, Falkland Estate, Fife Introduction In a church context pilgrimage has a long and valued history. It can involve long journeys or merely a local perambulation to experience some of the elements of God s creation. The Falkland estate in Fife has been both the end point of longer journeys and the subject of local perambulation for some years. This presentation highlights some of the things which can be found in place of historic journeying. The palace as it is today
A ruined chapel which remains a place of man led spirituality and contrasts with the moving water. Water is a major feature of this place but so are space and the temple of decision which reminds us of the temporary impact and presence of so much of our striving.
Scale is always an important element in landscape while paths give us a sense of direction and allow us to reflect without having to wonder just where we are going. Words set in the landscape can give us reason to stop and a different element for our reflections.