Social Rented Sector
3.40 The 2005 review of demand for social rented housing in the City indicates a continuing decline from the estimated 114,000 households in 2004. A range of demand estimates was identified, the most likely scenario resulting in estimates of 103,000 households in 2012 and 99,000 households in 2016. There is a close fit between these demand outcomes and the stock projections based on GHA’s Business Plan and the current investment plans for the other Registered Social Landlords (RSLs).
3.41 It is anticipated that, between 2004 and 2016, approximately 21,000 dwellings will be demolished and 13,500 new dwellings provided. With just over 1,400 units built in the last two years, there remains a requirement to find land for approximately 12,000 units in the right locations for the GHA/RSLs’ reprovisioning programme and the RSLs’ core new build programme.
3.42 In general, the existing supply of sites identified for social rented housing is closely linked to short-term funding programmes, and has tended to reflect the new build programme over a 3-year period only. The supply is increasing, however, and the 2006 capacity of over 5,000 units will support higher social rented completion rates than recently achieved.
3.43 It would be unrealistic to expect that, at this stage, a full, site-specific, ten-year new build programme could be identified. An assessment of additional sources of land, however, suggests that, potentially, sufficient sites could be identified to meet social rented demand in full.
3.44 The most significant source of additional housing land is the demolition programme itself. Although final decisions have still to be made on much of the specific stock to be demolished, a broad area-based allocation has been identified. A significant proportion of the demolitions will be in the eight priority areas of major restructuring identified by the GHA. These are: Gallowgate; Sighthill; Laurieston; East Govan/Ibrox; Shawbridge; Maryhill, North Toryglen and Red Road (see PROPOSALS MAP). Masterplans have been prepared, or are in preparation, for the redevelopment of each of these areas in consultation with the local communities. Subject to preparation in accordance with the Plan, and approval by the Council, these will be considered as supplementary development guidance and will constitute significant material considerations in the determination of planning applications (see paragraph 2.25).
3.45 Across the City, virtually all of the social housing demolitions will be flatted stock, the majority multi-storey, whereas replacement stock will provide more of a range of house types. As a result, the housing sites created by the demolition programme, while providing a significant source of additional land, will not, on their own, be sufficient to meet the shortfall.
3.46 The full development capacity of the priority areas for major restructuring has still to be established. An initial assessment, however, (excluding Laurieston - which is in the 2006 supply) would suggest a potential capacity of approximately 6,500 houses, of which 2,500 could be developed for the social rented sector. Beyond the priority areas, the potential capacity on other possible demolition areas is estimated at approximately 3,000 houses. Assuming the proportion developed for social renting proved to be similar to the other sources, these latter demolition areas could deliver a further 1,000 houses.
3.47 Another significant source of additional housing land is the programme of school closures related to the Pre-12 Schools Programme, which have a potential capacity of about 3,500 houses. An initial assessment of the former school sites most likely to be developed for social rented housing suggests a potential capacity of almost 1,000 houses. The Council will also consider, in appropriate circumstances, the use for housing of other Council land that falls vacant.
3.48 As Figure 3.9 shows, the additional sources identified above could, in total, provide sites with a capacity of approximately 13,000 houses. These sites are additional to those identified to meet the projected demand for private housing identified in the JSP. In overall terms, therefore, the combined sources of supply provide the potential to meet the requirements in both private and social rented sectors in full.
|
2004-2006 Social Rented Completions |
|
1,400 |
|
2006 Social Rented Housing Land Supply |
|
5,100 |
|
Other Supply Sources |
Total Capacity |
Social Rented Capacity |
|
Demolition Areas – Major Restructuring Priority Areas |
6,500 |
2,500 |
|
Demolition Areas – Other |
3,000 |
1,000 |
|
Former School Sites |
3,500 |
1,000 |
|
Total |
13,000 |
4,500 |
|
Total Social Rented Supply – All Sources |
|
11,000 |
|
2004-2016 Social Rented New Build Requirements |
|
13,500 |
Figure 3.9 Sources of Supply for Social Rented Housing
3.49 For the social rented sector, the additional sources of supply could provide approximately 4,500 houses. As illustrated in Figure 3.9, the overall provision, from 2004 onwards, amounts to 11,000 houses, representing over 80% of the housing that will be required by 2016. It is anticipated that these sources will be augmented by other land in Council ownership suitably located for social rented housing, and other windfall sites identified through the RSLs’ Strategy and Development Funding Plans process.
3.50 As part of ongoing work related to the Community-based Housing Association’s (CBHA) Re-provisioning Programme, a parallel assessment exercise also confirmed that there were sufficient sites (current and potential) to satisfy both the GHA and CBHA Re-provisioning and Core Development Funding Programmes’ requirements. As indicated in the CBHA Re-provisioning Programme Implementation Plan (approved by the Council in June 2006), land supply availability is continually monitored and reviewed to ensure an adequate supply of sites for these essential investment programmes.
3.51 While much work remains to ensure delivery of the full social rented programme, the scale of the existing and emerging land supply in Glasgow provides confidence that, not only can the social rented housing targets be met, but that there will also be a degree of choice and flexibility in the locations in which the new housing is provided.
The City Council will work with the GHA, other RSLs and the private sector to secure the requisite number and appropriate location of sites to satisfy the social rented sector housing requirements.
Residential Environments and Design
3.52 Greater emphasis has been placed on housing design and other housing quality issues in recent Scottish Government advice and policy. Designing Places: A Policy Statement for Scotland was published in 2001 (see Strategic Development Policy STRAT 1), followed by Planning Advice Note (PAN) 67: Housing Quality in 2003, PAN 76: New Residential Streets in 2005 and PAN 77: Designing Safer Places in 2006. Scottish Planning Policy also puts greater emphasis on creating high-quality residential environments.
3.53 This emphasis on design and environmental quality reflects a wider recognition that quality of place (e.g. the distinctive identities and sense of place created by the City’s Conservation Areas) has become a critical factor affecting an area’s economic prospects. This is particularly important given the role of cities as drivers of economic growth.
3.54 In many parts of the City, the opportunity exists to create or re-establish a sense of place (as has been the case in the Gorbals), e.g. in the Community Growth Areas (see paragraphs 3.28-3.39) and Clyde Gateway. The creation of distinctive spatial identities in such areas can help foster pride in a neighbourhood and increase its attractiveness as a place in which to live. In addition, it is recognised that well-designed, constructed, and laid-out homes and residential environments can help minimise environmental impacts (including emissions of CO2), deliver environmental benefits and enhanced safety, deter crime and anti-social behaviour and promote healthier lifestyles.
3.55 In support of the Vision, the Plan aims to ensure that, not only is housing of the desired quality, tenure, size and mix provided for in residential development on large sites and areas of significant change (see definition in policy RES 1: Residential Density), but that the other qualities which make sustainable neighbourhoods are ‘designed in’ from the outset and that, where appropriate, provision has been made by the developer for their delivery. These can, for example, include local shops, health facilities, places of worship, greenspace, allotments, enhanced biodiversity and access to public transport.
3.56 The specific nature, density and mix of these developments, and the facilities they will be expected to deliver, will be informed by the design process (see strategic policy STRAT 1: Design and Sustainable Development and policies DES 1: Development Design Principles, DES 2: Sustainable Design and Construction, RES 1: Residential Density and TRANS 2 Development Locational Requirements), and will be delivered through the production and implementation of masterplans or local development frameworks, as appropriate. Policy RES 2: Residential Layouts, sets out additional detail regarding the layout of new residential developments, with a view to providing attractive environments with a high level of residential amenity and which minimise environmental impact. Policy RES 6: Residential Development in Lanes and Gardens, seeks to ensure that such development does not result in overdevelopment and that residential amenity for existing and future residents is of a high quality.
The City Council will ensure that new housebuilding, in both the private and social rented sectors, will reflect the requirements of STRAT 1: Design and Sustainable Development and the other related design policies of the Plan, in order to help deliver successful, sustainable places.
Affordable Housing
3.57 PAN 74: Affordable Housing provides advice on affordable housing and makes provision for quotas to be introduced into local development plans, where appropriate. This has to be justified by a housing needs assessment set out in the Local Housing Strategy (LHS). The LHS has identified a decline in the number and percentage of “affordable” (defined as up to three years average earnings) house sales in the City since 2001. In line with the other UK cities, this appears to be an issue of particular relevance to those parts of the City where average house prices are significantly above the City average. Affordable housing, however, would appear to be in good supply in many other areas.
3.58 The LHS identifies a number of other actions to alleviate the issue of affordability in “hotspot” areas. These include the funding of Low Cost Home Ownership, use of the new Homestake scheme and the promotion of mixed tenure developments. Where appropriate, these mechanisms will be introduced in Glasgow.
The City Council will continue to review the affordable housing issue within the context of the Local Housing Strategy.
Accessibility in Housing
3.59 The LHS identifies a shortage of accessible housing for disabled people in Glasgow. Many older and disabled people either have an unacceptable wait for a suitable, purpose-designed, house or are required to undertake expensive adaptations when household needs change. Many existing homes, in all tenures, are not physically capable of accommodating the needs of disabled people, whether as residents or visitors.
3.60 In relation to social housing, the LHS has developed targets for the provision of new accessible housing and promotes the development of housing for varying needs (lifetime homes standards). Access now needs to be improved in all tenures. The building regulations now apply the lifetime homes principles to all new homes. To improve the supply of housing specifically suitable for wheelchair users, a quota of homes for wheelchair users, or readily adaptable to be so, will be required within all larger new developments (see policy RES 4: Barrier Free Homes).
Travellers and Travelling Showpeople
3.61 The City currently has a number of traveller and travelling showpeople sites. Through the LHS, the Council has a statutory duty to plan and provide for the needs of Travellers. The Council also recognises the need to accommodate travelling showpeople and their site-specific needs. In 2007, the Council participated in the 'Accommodation Needs Assessment of Gypsies/Travellers in West Central Scotland' study. The study covered 11 local authority areas in West Central Scotland and suggested there was a need for sites, although not necessarily in Glasgow.
The City Council, together with neighbouring local authorities, will continue to work with travellers and travelling showpeople to determine their accommodation needs.
Existing Residential Areas
3.62 Much of the City’s housing stock lies within established residential areas of the City (see Stable Areas, paragraphs 8.25-8.28). Many development applications submitted to the Council for consideration relate to the use, conversion or alteration of the City’s existing housing stock (including for care in the community developments, day care nurseries, guest houses and commercial uses in dwellings) or for non-residential development within these areas. To protect existing residential amenity and to ensure such development meets high standards of design, layout, etc, policies and guidance are provided in Parts 3 and 4 of the Plan (see policies RES 5: Conversion and Subdivision to Residential Use, RES 8: Short-Stay Serviced Apartments, RES 10: Multiple Occupancy, RES 11: Commercial Uses in Residential Property, RES 12: Non Residential Development within Residential Areas, RES 13: Day Care Nurseries, RES 14: Care in the Community Developments, RES 15: Guest Houses, RES 16: Alterations to Dwellings and Gardens, DES 10: External Fittings to Buildings and SC 11: Food, Drink and Entertainment Uses and development guide DG/RES 1: Alterations to Dwellings and Gardens).
Multiple Occupancy (MO)
3.63 Multiple occupancy provides a suitable form of accommodation for many people. Within the City, there are particular concentrations of MOs within the West End and the City Centre. These can give rise to environmental and amenity problems as a result of increased activity, noise and pressure on local facilities, including car parking. In addition to the requirement for planning consent, an MO also requires to be licensed under the terms of the Civic Government (Scotland) Act (Licensing of Houses in Multiple Occupation) Order 2000 (see policy RES 10: Multiple Occupancy). The role of purpose built student housing is recognised, and generally supported by the Plan, as a means of increasing housing diversity and as a balance to the pressure for MO use in traditional accommodation.
The City Council will continue to monitor the prevalence of MOs and their local impact, and seek to continue to protect local amenity.