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Council Housing to the Rescue
Phil Roberts and Russell Shortland - NKDC
Contents
• The NK District• Background to investment• Future programme• Build standards• Developments
356 sq miles
107,800 population
3,834 Council homes
SHMA – 40,000 properties
40% affordable
100 Flourishing
Communities
North Kesteven
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
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
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
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
Subsidy v self financing
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
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
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
Straw Bale Houses in NK
This is a North Kesteven District Council Servicestraw
The challenge: Building
economically viable
properties that reduce the need for
space and water heating
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
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………………………
We listened….
Improved Storage (+5%)
Better layouts with furniture design
Biggerbedrooms
Light and radin storage
Over bathshowers
SureStopRemote water
isolation
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.
Our Air Test Results
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
Mareham Lane Sleaford
Billinghay 2012/13
Completed 15th March 2013 (four month build)
Any questions?