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Causeway Coast and Glens
Housing Investment Plan
2015-2019
Contents
3 Foreword
5 Executive Summary
11 Introduction
15 Theme one - Identify and meet housing need and demand
23 Theme two - Improving people’s homes
31 Theme three - Transforming people’s lives
39 Theme four - Enabling sustainable neighbourhoods
49 Theme five - Delivering quality services
51 Governance
53 Appendix one - Social housing development programme
56 Appendix two - Maintenance programme and grants information
60 Appendix three - Social housing waiting list details
69 Appendix four - Housing Executive stock data
75 Appendix five - Contact details
76 Appendix six - Glossary
This document is available in alternative formats. Contact:
Strategic Planning Team, Corporate Planning,
The Housing Centre, 2 Adelaide Street, Belfast BT2 8PB
Tel: 03448 920 900
Fax: (028) 9031 8775
Textphone: 0845 6504381
Email: corporate.planning@nihe.gov.uk
www.nihe.gov.uk
All mapping material within the document is crown copyright and is reproduced with permission of Land and Property Services under
delegated authority from the Controller of Her Majesty’s Stationery Office, © Crown copyright and Database rights NIMA ES&LA209.3.
1
Causeway Coast and Glens
Housing Investment Plan
2015-2019
ACHIEVEMENTS
2014/15 has been an exceptional year for the Housing Executive. Over this period:
• Our core landlord services of response maintenance exceeded targets in terms of
tenant satisfaction and completion rates;
• Over 28,000 of our homes were included in our largest planned maintenance
programme for many years, which saw expenditure of £100 million;
• Working alongside housing associations we saw 2,013 new homes started last
year;
• Over £200 million has been channelled into Regional Services, helping
vulnerable people across Northern Ireland, including £10 million on tackling
homelessness and £72 million has been administered through the Supporting
People programme;
• 19,138 private sector grants were approved, including a spend of £15 million
on fuel poverty schemes and £13.5 million was spent on grants for private
homeowners;
• £667 million in housing benefit has also been administered in the last year to
167,000 customers.
In May, the organisation secured the Investors in People ‘Silver Award’
accreditation. The organisation has also recently been informed that it has been re-
credited Customer Service Excellence (CSE) with overall customer satisfaction levels
for the current year running above 88%.
The Housing Executive has met all of its key targets for 2014/15. Importantly,
we have delivered positive outcomes for customers across the range of Housing
Executive functions in both Landlord and Regional Services. The Housing Executive
is well placed to continue to deliver much needed investment and services to people
in Northern Ireland in the years ahead.
2
Foreword
Welcome to the Housing Executive’s in collaboration with a wide range of
first Housing Investment Plan (HIP) for partners. Crucially, the work of the
your District which is intended to initiate Regional Services Division also provides
discussion on delivering improved the Department for Social Development
housing outcomes. As a Community (DSD) and other central government
Planning partner, the Housing Executive departments with expertise and
looks forward to working with our knowledge through local understanding
partners in delivering better services for and experience.
all citizens in the District.
Put simply, the Housing Executive has to
The Housing Executive’s ‘Journey to maintain a balance between delivering
Excellence’ aims to deliver top class good housing and ensuring the long-term
regeneration and housing solutions that future of all neighbourhoods in Northern
meet the needs of our communities Ireland. To do the first of these tasks
and partners now and in the future. It is without the other would be to fail to
essential that we give equal attention to maximise the use of public resources.
the people, property and place aspects of This wider mission, set out in the
the business. introduction, is at the core of the Regional
Services Division, will require innovation
Although the Housing Executive has
in terms of both what we do and how we
a responsibility for the entirety of the
do it.
homes and sustainable place agenda,
the Landlord Services Division has a
particular responsibility for managing
its social housing stock. The Regional
Services Division within the Housing
Executive has the major responsibility
for ensuring the effective delivery of the Donald Hoodless
people, property and place programme Chairman
3
Causeway Coast and Glens
Housing Investment Plan
2015-2019
Geography of Causeway Coast and Glens Borough
Causeway Coast and Glens Borough is divided into seven district electoral areas.
4
Executive Summary
Introduction The population of the council area
is growing (approximately 142,000).
This HIP will be the ‘comprehensive
Unemployment is comparable to the NI
conversation piece’ for the housing
average.
element of community planning, involving
consultation from a range of stakeholders The council area lies substantially
in the sector. It is intended the HIP will within the Coleraine Housing Market
initiate further discussion amongst Area, whose key housing issues are
partners to shape the future of housing in affordability, private rented sector
Causeway Coast and Glens. growth, fuel poverty, public expenditure
cuts, and the growth in the number of
The HIP will be renewed every four years.
elderly citizens.
In the intervening years, the Housing
Executive will publish an annual update Theme One:
and performance report. Identify and meet housing need and
demand
The vision of the HIP is to deliver
sustainable communities, living in Performance outcomes:
dwellings of a decent standard and in
1. Identify new housing requirements
sufficient numbers to meet local needs
2. Increase the supply of affordable
in both urban and rural areas. Its longer
renting to meet the needs of
strategic vision encompasses a 10-year
communities
period.
3. Assist home ownership
The HIP contains five themes, with a - The Population is projected to
number of related outcomes on which increase to 145,198 by 2023,
performance will be measured annually. and older people will represent
The five themes are: approximately a fifth of the
population (20.3%);
1) Identify and meet housing need and - DOE Land Availability Report for
demand 2013 shows a potential capacity
2) Improving peoples’ homes for 13,858 additional dwellings
3) Transforming peoples’ lives in the council area, which is
4) Enabling sustainable neighbourhoods sufficient at current building
5) Delivering quality services rates. Household formation is
The HIP has taken account of the currently less than previously
Programme for Government, NI Housing projected;
Strategy, Regional Development Strategy, - A new Causeway Coast and
Sustainable Development Strategy Glens Local Development Plan
for Northern Ireland, Planning Reform, will identify and zone new
Reform of Local Government, and the housing land;
Social Housing Reform Programme. - DSD has established a Housing
Supply Forum, as recommended
The HIP will assist the community plan to by the NI Housing Strategy. It is
target public resources more effectively. to report with recommendations
The Housing Executive budget for the and actions in 2015/16;
council area is projected to be £21.8m in - Census 2011 demonstrates the
2015/16. continued popularity of home
ownership. It also highlights
5
Causeway Coast and Glens
Housing Investment Plan
2015-2019
the significance of the private - Latent demand tests will be
rented sector, which increased by carried out in selected areas to
143% between 2001 and 2011 establish hidden social housing
across Causeway Coast and need;
Glens. Private sector sales have - The Housing Executive publishes
also increased despite tighter the Unmet Need Prospectus each
mortgage lending conditions and year on its website to inform
negative equity; housing associations where there
- Low income households is a shortage of programmed
are faring worst in terms sites to meet the projected social
of accessing the property housing need;
ladder, however the demand - The Housing Executive
for intermediate housing is undertakes site identification
increasing, with 37 approvals in studies for locations of unmet
the council area in 2014/15; need. A number of these studies
- There are 7,187 registered have been carried out across
tenancies in the council area, Causeway Coast and Glens at the
according to the Landlord following locations: Portstewart,
Registration Scheme. Portrush, Cushendall, Cushendun/
Approximately 6,110 private Knocknacarry, Artikelly/
tenants in the council area are Bellarena/Drumavalley, and
receiving private housing benefit; Greysteel. Further studies are
- There are 674 registered scheduled to commence in the
HMO (Houses in Multiple coming year;
Occupation) in the council - The Housing Executive, in
area, all in compliance with the partnership with DSD and others,
HMO regulations. New HMO is devising a Delivery Strategy for
legislation is currently being the Social Housing Development
drafted; Programme, to be implemented
- Projected new-build social in 2016;
housing need is 528 units over - Welfare Reforms are likely to
the five-year period 2014-19. increase the demand for smaller
The areas of greatest need social housing units.
are Coleraine town, Portrush,
Theme Two:
Portstewart, Ballycastle and
Improving people’s homes
Ballymoney town. 72% of those
in housing stress include singles, Performance outcomes:
the elderly and small adult
4. Improve the quality of the
households;
housing stock
- There were a total of 12 new-
5. Develop low carbon homes and
build social housing units
completed Causeway Coast and reduce fuel poverty
Glens, at sites in Coleraine and - Unfitness rates have generally
Ballycastle. At March 2015, there fallen across the council area
were 109 general needs units on between 2001 and 2011, but
site across the borough including there have been increases
developments in Coleraine, in unfitness since 2006. Less
Dungiven and Portballintrae; disposable income and reduced
6
public expenditure are the main Maintenance Investment
causes; Strategy continues to deliver
- Unfitness rates are generally improvements to its housing
higher in older properties, vacant stock despite reductions in public
properties, and in isolated rural funding. An Asset Management
areas; Strategy is to be developed for
- The number of homes meeting the period 2016-2021;
the Decent Homes Standard is - Funding for improvements to
increasing in the council area, Housing Executive homes is
with the improvement of thermal partly raised by rental income
comfort; from tenants. DSD has set a
- In the context of reduced grant target to transfer 2,000 Housing
aid to private homeowners Executive homes to housing
(including landlords) DSD will associations.
introduce a pilot loans scheme
Theme Three:
in 2015/16 to reduce unfitness
Transforming people’s lives
levels in private homes;
- The Housing Executive is Performance outcomes:
Northern Ireland’s Home Energy
6. Provide suitable accommodation
Conservation Authority. It
and support services for vulnerable
identifies, promotes and monitors
residents
home energy efficiency through
Housing Condition Surveys; 7. Homelessness is prevented or
- In 2011, home energy efficiency addressed effectively
had improved by over 22% on the - The Housing Executive will
1996 baseline figure for Northern provide housing related support
Ireland; services to address social
- Approximately 54% of homes exclusion through its supporting
in the council area are in fuel people programme;
poverty; - It is projected that older
- Under the Affordable Warmth persons will make up 20.3%
Scheme, the council is expected of the population of Causeway
to deliver 1,000 completed Coast and Glens by 2023. As
household surveys annually to a result the Housing Executive
the Housing Executive, up to has commissioned research to
March 2017; determine the level of housing
- The Boiler Replacement Scheme need among older people;
has received approval to run one - Smartmove Housing are
more year (2015/16) with funding delivering a private rented sector
of £2m for Northern Ireland; access scheme across Northern
- The Northern Ireland Building Ireland;
Regulations legislative - The third Travellers
amendments in February 2014 Accommodation Needs
mean that by 2020 there will be assessment was carried out
a new regulatory requirement across Northern Ireland in
for all new buildings to be nearly 2013/14 and is being used to
zero-energy buildings; plan future accommodation
- The Housing Executive’s schemes;
7
Causeway Coast and Glens
Housing Investment Plan
2015-2019
- It is forecast that the need for centres throughout the area;
adaptations will continue to - The Housing Executive will
rise. The Housing Executive’s continue with information sharing
Adaptations Service is therefore protocols with other agencies
key to sustaining independent and participate in Anti-Social
living; Behaviour (ASB) interagency
- In 2014/15, 100 disabled forums;
facilities grants were approved in - The Housing Executive will
the Causeway Coast and Glens support government in the
area through our private sector delivery of housing related
grants scheme; strands of the Together Building
- Over the last five years, 224 a United Community (TBUC)
major adaptations for Housing strategy;
Executive tenants were - The Housing Executive continues
completed within the Causeway to implement the Race Relations
Coast and Glens area at a cost of policy;
£3.58m. - A new BRIC 2 programme has
been approved and will run over
Theme Four:
a three year period (2015/18)
Enabling sustainable
based in 76 estates across
neighbourhoods
Northern Ireland;
Performance outcomes: - The Housing Executive will
continue to facilitate the Tenant
8. Regenerate neighbourhoods
Scrutiny Panel in Causeway.
9. Create safer and cohesive
communities Theme Five:
Delivering quality services
- Within the Causeway Coast
and Glens area deprivation is Performance outcome:
most prevalent in social housing
10. Deliver better services
estates;
- The Housing Executive will - The Housing Executive’s
continue to work with local areas Causeway Area is made up of
identified under the ‘Areas at four local offices at Coleraine,
Risk’ programme; Limavady, Ballycastle and
- The Housing Executive will Ballymoney, with responsibility
work with DSD to bring long for 6,710 tenancies;
term empty homes back into - In 2014/15 the Area Office
use for social renting through successfully achieved all
the delivery of an ‘Empty Homes performance targets;
Action Plan’; - 99.76% of rent was collected;
- The Housing Executive has - Rent arrears decreased by £29k;
developed a ‘Social Enterprise - Voids were 0.42% at March
Strategy’ promoting social 2015;
enterprise within its estates; - Customer engagement involved
- The Housing Executive will over 24,000 customers calling at
ensure that affordable housing the local offices and over 30,000
matters are identified in telephone calls received.
masterplans for town and village
8Population 2013 141,699
Population 2023 145,198
New Build Completions On site
£8.25m 12 124
in 2014/15 in 2014/15 at March 2015
Housing need Housing stress Allocations
528 1,286 467
2014/19 March 2015 in 2014/15
There are Owner Occupied 68%
53,722 Private Rented 16%
homes in the district
Social rented 13%
Ave house price Ave house price NI
£136k £140k
2014/15 2014/15
9Causeway Coast and Glens Housing Investment Plan 2015-2019
Introduction
Introduction approach. The housing vision for the Themes and Outcomes
Causeway Coast and Glens is one
The Housing Executive is a statutory THEME ONE
where:
partner in community planning under Identify and meet housing need
the Local Government Act (Northern
Ireland) 2014. The Act requires each
… housing plays its part and demand
council to provide a framework within in creating a peaceful, 1. Identify new housing
which councils, departments, statutory requirements.
bodies and other relevant agencies inclusive, prosperous and 2. Increase the supply of affordable
and sectors can work together. This fair society … renting to meet the needs of
Housing Investment Plan (HIP) has communities.
been developed as a ‘Comprehensive This vision for Borough seeks to deliver
Conversation piece’ for the housing 3. Assist home ownership.
sustainable communities, living in
sector informed by a range of dwellings of a decent standard and in THEME TWO
stakeholders. As the strategic housing sufficient numbers to meet local needs Improving people’s homes
authority, the Housing Executive in both urban and rural areas. 4. Improve the quality of the housing
has prepared the HIP to inform the
Themes and outcomes stock.
community planning partnership on the
state of the housing market, housing The HIP framework is structured around 5. Develop low carbon homes and
needs, policy priorities and public sector five themes that reflect the objectives of reduce fuel poverty.
investment proposals for the Causeway the Housing Executive. The themes also THEME THREE
Coast and Glens Borough between 2015 embrace those of the Northern Ireland Transforming people’s lives
and 2019. A longer ten-year horizon is Sustainable Development Strategy,
also considered. 6. Provide suitable accommodation
which puts cohesive communities
and support services for
The HIP will be renewed every four at the heart of housing development
vulnerable residents.
years. In the intervening years, the constructed within environmental
Housing Executive will publish an annual limits. Success for housing providers 7. Homelessness is prevented or is
update and report on the performance is about measuring the impact of their addressed effectively.
of proposals set out in the HIP as interventions against policy and strategy THEME FOUR
well as incorporating new initiatives recommendations; therefore, under each Enabling sustainable
as necessary. The HIP is not a fixed theme, a number of outcomes have been neighbourhoods
plan. It is a living document, subject identified. The themes and outcomes are
to consultation, annual monitoring and noted in the adjacent box. 8. Regenerate neighbourhoods.
review in the light of priorities and Under themes one to four, the report 9. Create safer and cohesive
funding. examines the challenges facing the communities.
The HIP also fulfils the Housing Causeway Coast and Glens housing THEME FIVE
Executive’s statutory obligations under market and identifies strategies to Delivering Quality Services
the 1981 Housing Order to consult with address imbalances. While work
under these themes is undertaken 10. Deliver better services.
councils on its performance and future
plans on an annual basis. across both regional and landlord
aspects of the Housing executive’s
Vision business, a fifth theme, ‘Delivering
The housing sector throughout Northern quality services’ relates entirely to
Ireland faces a number of challenges the landlord function, which has
in the current economic climate but is responsibility for approximately 90,000
committed to working in a way that tenants’ homes. The report sets out
goes beyond a simple ‘bricks and mortar’ investment performance for 2014/15
11Causeway Coast and Glens
Housing Investment Plan
2015-2019
Strategic Policy Context and programmes to achieve the HIP’s operates. These strategies are discussed
outcomes for the period 2015 to 2019. further within the HIP.
1. Programme for Government; The HIP will also consider the long-term Resources
2. Northern Ireland Housing Strategy aspirations (10 years) and targets for
the local area. Detailed information of In Northern Ireland, there is a practical
(Facing the Future 2012-17);
actions and proposals are set out in requirement for stakeholders in the
3. Planning reform and the Regional the Appendices. All statistics in this housing market to work together to
Development Strategy; deliver effective and efficient housing
document refer to Causeway Coast
and related neighbourhood services,
4. Sustainable Development and Glens Borough Council area unless
guided by the community. Many
Strategy for Northern Ireland; otherwise stated. The Housing Executive,
examples of strong partnership already
as a statutory community planning operate in the sector, across private,
5. Welfare Reform Act;
partner and in consultation with key public and voluntary agencies.
6. Reform of Local Government; stakeholders will publish annual updates
on the HIP to inform the community The recent introduction of the
7. Social Housing Reform Programme. community planning legislation offers
planning process.
the Housing Executive an exciting
Shaping the HIP opportunity to collaborate with the 11
The HIP has been developed within the new councils, statutory partners and
context of the Northern Ireland policy the community and voluntary sector
framework. The key documents and over the next year in the production of
a community plan. Community planning
strategies, listed left, set the financial,
will seek to target limited public sector
legal and policy parameters within
resources more effectively by working in
which the housing industry currently
collaboration with others.
Table 1: Actual/Projected Public Sector Housing Spend
Actual spend £m Projected spend £m
Activity areas 2014/15 2015/16
Capital improvement work 0.60 1.36
Planned maintenance work 6.71 11.09
Response maintenance* 3.57 3.52
Private Sector Grants 1.02 0.91
Warm Homes/Affordable Warmth 0.81 **
Supporting People 3.82 3.95
Investment in New Build*** 8.25 ****
Grounds Maintenance 0.94 0.99
Total 25.72 21.81
Source: Northern Ireland Housing Executive
* Includes minor disabled person adaptations, redecoration and displacement grants.
** Warm Homes spend is demand led and cannot be projected at district level.
*** Investment in new build is the total cost of schemes starting in the programme
year but which may be spent over more than one year. The amount includes Housing
Association Grant (HAG) and housing association funding.
**** The total cost of units in the gross SHDP for 2015/16 has not been finalised.
12Causeway Coast and Glens HMA Area Causeway Coast and Glens HMA Key Issues
• House prices have become more
affordable. However, tighter
lending to both developers and
prospective buyers is likely to lead
to the continuation of low rates of
private housing construction;
• There has been significant growth
in the size of the private rented
sector since 2001;
• In parts of Causeway’s north
coast, housing associations
have been unable to compete
financially with the private sector
housing market, leading to areas
of consistent social housing need,
such as Portrush and Portstewart;
• House conditions are likely
to deteriorate with a lack of
Source: NIHE
available private sector grant
funding for housing and reduced
The total public sector projected housing to a larger proportion of retirees the disposable income;
investment within the Causeway Coast economic inactivity rate is higher than • Fuel poverty will remain an issue;
and Glens Borough in 2015/16 is £21.8 adjacent areas. • An ageing society will have
million, not including new-build and the implications in terms of the
The borough’s North Coast is a valuable
Affordable Warmth scheme which are demand for housing adaptations,
tourism asset which has also made
both demand-led. Expenditure is set out specialist housing and personal or
the borough an attractive place to
in Table 1. nursing care;
live. Apartments and holiday home
Area profile developments also characterise many • Public expenditure cuts in
Causeway Coast and Glens comprises of the coastal towns and villages, Northern Ireland suggest that they
the northern part of counties Derry/ which impact on local housing markets. will have implications across the
Londonderry and Antrim, including The property crash of 2008 also had HMAs for the next decade and
Rathlin Island. The borough population reverberations on supply in the local possibly beyond.
is approximately 140,000, half of whom property market.
live in its seven towns. The housing context for the borough
The largest centre of commercial and mostly sits within the Housing
economic activity is the university town Executive’s Coleraine Housing Market
of Coleraine. The borough has a mixed Assessment (HMA) area as shown in the
economic base centred on the service map above. Housing markets are often
industry, manufacturing, construction not coterminous with local government
and primary or primary-related industries district boundaries, and therefore there
(mainly agriculture). Unemployment and is a need for adjoining councils to
claimant counts are comparable to the cooperate to address any potential land
Northern Ireland average, however due use requirements.
13Causeway Coast and Glens Housing Investment Plan 2015-2019 14
THEME ONE
Identify and meet housing
need and demand
Challenges and opportunities housing growth indicators, currently Key Issues
underway by DRD. The DOE’s Northern
Changing economic conditions, tenure • An increasing population;
Ireland Housing Land Availability Report
trends and household numbers and
for 2013 (Planning NI: 2014) shows • The forecasted rate of new
types will influence housing market
potential capacity for 13,858 additional household formation has
dynamics and the requirement for new
dwellings in Causeway Coast and Glens significantly reduced;
housing. Analysis of these changes will
which is sufficient at current build rates.
allow us to determine the scale and • Requirement for smaller units
A new Local Development Plan for the
mix of housing provision and affordable particularly from existing elderly
borough will identify and zone land for
housing provision needed in any given households;
new housing.
area. Research and market intelligence
• Reduction in the level of new
guide the Housing Executive’s plans and DSD established a Housing Supply
programmes, and support other decision- housing starts;
Forum in January 2014, made up of key
makers by identifying housing need stakeholders, to consider how to improve • Negative equity levels in NI
and demand across Northern Ireland. housing supply in a sustainable way, as highest in UK;
Key issues relating to housing in the recommended by the Housing Strategy • Demand is rising for private
Causeway Coast and Glens are outlined ‘Facing the Future’. A final report with rented accommodation;
right. recommendations and agreed actions is
• Consistent need for additional
due to be published in 2015/16.
Changing demographics, particularly in social housing;
age profile and average household size, The 2011 census demonstrates • Potential for Welfare Reform
are important factors when considering the continued popularity of home
to impact on the social housing
numbers and design of new housing. The ownership. The private rented sector is
requirement.
Causeway Coast and Glens population an increasingly important sector in the
continues to grow modestly, with an district, with numbers rising by 143%
increasingly aging population and smaller between 2001 and 2011. Census 2011 Residential planning applications and
households. It is projected that by 2023 showed that the social rented stock in new build starts
older people will represent 20.3% of the the District (7,145 units) has fallen by
population in the borough. 23% compared to the 2001 figure.
The rate of new house building is Owner occupied housing sector 700
approximately half of the annualised
The private housing market is now
requirement (947) as set out in the
showing signs of recovery as the number 600
Regional Development Strategy 2035
of house sales in Causeway Coast and
(RDS). However, this may be revised
Glens has increased from 1,050 in 2010
downwards following a review of 500
to 1,620 in 2014 (LPS), and is the highest
400
Table 2: Demographic Trends
Demographics Mid-Year Estimate Mid-Year Estimate Projected 300
2003 2013 2023
Children 29,895 (22.3%) 28,542 (20.1%) 28,347 (19.5%) 200
Working age 86,270 (64.3%) 90,056 (63.6%) 87,359 (60.2%)
10/11 11/12 12/13 13/14 14/15
Older people 17,987 (13.4%) 23,101 (16.3%) 29,492 (20.3%)
Total Population 134,152 141,699 145,198 U New build starts
Households n/a 54,346 56,851 U Residential planning applications
Ave Household Size n/a 2.57 2.51 Source: LPS and DOE Statistics Branch
Source: NISRA
15Causeway Coast and Glens
Housing Investment Plan
2015-2019
% households in owner occupation, annual number of sales since 2007. The including a scheme at Coastguard Road,
private rented sector and social housing average house price for Causeway Coast Portballintrae.
and Glens increased to £136k in 2014,
Private rented housing sector
100 £4k below the Northern Ireland average.
Popular locations are the main towns and Census information has shown a
large villages of the borough. significant increase in private renting
from 2001 to 2011, and local estate
80 The desirability of the north coast has
agents report a continued demand and
also resulted in pockets of unaffordability,
high turnover for rental accommodation
where site values are comparatively
across the borough. The shortage of
60 high. The area is popular for retirees and
supply to meet demand has begun to
second homes increasing demand and
impact on rents in most urban areas.
limiting availability of homes for sale
Buy-to-Let investors are now prominent
and private rental accommodation in
40 buyers of housing who will add to the
some north coast areas. Finding ways
private rented housing stock. The stock
to increase access to housing for local
for private rental has also been affected
people should be a priority in order
by the popularity of tourism in the area.
20 to sustain communities and services,
Some landlords prefer to rent houses
particularly where locals are routinely
as more lucrative short term holiday
1991 2001 2011 1991 2001 2011 priced out of the market.
lets particularly in coastal towns and
Causeway Coast & Glens NI Despite lower house prices and low villages.
interest rates, negative equity and tighter
U OO U PRS U Social There is also some evidence that
bank lending practices have constrained
properties which could not be sold in the
Source: Census the housing market. The mortgage
property market crash ended up in the
administration company HML estimated
rental sector by accident. With the slight
Average house prices and new build starts in 2013, that more than 68,000 mortgages
upturn in sales in the past one to two
advanced since 2005 (41% of the NI
years, some of these dwellings could
200,000 total) were now in negative equity; an
exit the rental sector.
increase from 44,000 (28%) in 2011. The
700
DSD Housing Repossessions Taskforce However, it is expected that the
2015, report that Northern Ireland’s popularity of the rental sector will
600 repossession rate is likely to continue to continue to grow with the increase in
outstrip other UK regions. temporary and contract employment,
growing social housing waiting lists,
http://www.dsdni.gov.uk/housing-
500 mortgage restrictions, and negative
150,000 repossessions-taskforce-final-report.pdf
equity issues.
Low-income households can find difficulty
The DSD’s Landlord Registration Scheme
400 accessing the owner occupied market
identified 7,187 tenancies registered for
creating demand for intermediate
Causeway Coast and Glens in March
housing. The Housing Executive
300 2015. This registration scheme will
estimates intermediate housing demand
provide evidence to assist monitoring
for Causeway Coast and Glens at
and regulation of the sector. The
approximately 129 units per annum for
2010 2011 2012 2013 2014 current DSD led review of the role and
the 2013 to 2023 period. Co-ownership
regulation of the private rented sector,
approved 37 applications in 2014/15
due to complete in spring 2016, will
U Private new build starts for the borough. DSD are currently
provide further analysis.
U Ave house price U NI ave house price piloting a number of initiatives to deliver
affordable housing with the potential to Housing benefit continues to play a vital
Source: LPS & University of Ulster be rolled out across Northern Ireland, role in supporting the private rented
16sector. At March 2015, 6,110 private Social housing sector
tenants in Causeway Coast and Glens
Social housing need has remained
were in receipt of housing benefit.
consistent in certain areas of the
Research completed by Sheffield Hallam
University in 2013 and stakeholder borough between 2010 and 2015. The
feedback indicates that Welfare Reform 5-year (2014/19) projected housing need
measures have had no significant is 528 units with the greatest areas of
impacts, including tenant or landlord need being Coleraine town, Portrush,
movements in or out of the sector. There Portstewart, Ballycastle and Ballymoney
are also some reports that despite the town.
availability of discretionary housing Single, elderly and small adult
payments some tenants are having households comprised almost 72% of New private housing scheme at Drenagh
difficulty in making up the difference the borough’s waiting list in housing
between the housing benefit allowance Park, Limavady.
stress. Future housing mix in new-build
(LHA) and the rent. Therefore, anecdotal - Recipient of NHBC Pride in the Job
developments will need to cater for
evidence suggests some young people Award, 2014.
these household groups along with
opt to live at home. any potential changes associated with
The Housing Executive is funding Welfare Reform.
Waiting Lists and Housing Needs trends
Smartmove Housing to deliver a private The Housing Executive continues to
rented sector access scheme as part of for Causeway Coast and Glens
undertake latent demand tests in rural
a housing options approach, to expand areas to assess hidden demand, in
peoples housing choice and to prevent 3000
consultation with local community
and/or reduce homelessness by using
representatives. Housing needs for
good quality, affordable property in
supported and traveller accommodation 2500
the private rented sector. The scheme
is dealt with under Theme Three:
provides support, information and
Transforming people’s lives.
effective advice to clients by helping
them to live independently and sustain 2000
Historically, most of the social housing
their tenancy. has been delivered by housing
As household groups continue to reduce associations on Housing Executive land 1500
in size, houses in multiple occupation across the borough. This included land
(HMO) will continue to play a greater in Dungiven, Ballykelly, Cloughmills,
role in the housing market, particularly Coleraine town, Portballintrae and 1000
for single households aged under 35. Ballycastle. During 2014/15, 12 units
There are currently an estimated 5,240 were completed, comprising seven in
HMOs in Northern Ireland, and of those Ballycastle and five in Coleraine town. 500
registered, 674 are in the Causeway At March 2015, there were 109 general
needs units on-site including 60 in 100 2
Coast and Glens area. There are an
additional 49 properties identified as Coleraine town, 19 in Dungiven and 14 2011 2012 2013 2014 2015
potential HMOs in the borough that will in Portballintrae.
U Total applicants U Housing stress
be inspected for compliance. DSD is There is a consistent high need for
currently drafting new HMO legislation, additional social housing in Portstewart U Allocations
which may introduce a Licensing and Portrush, with the local exceptions
Scheme with a new definition for Source: NIHE
of Dhu Varren and Glenmanus areas of
HMOs and new regulatory standards.
Portrush where there is a high turnover.
It is expected this legislation will be
The relatively high cost of development
introduced within the current Assembly
land in these towns has impeded
timeframe.
housing associations from acquiring
land where the need is. To advise
17Causeway Coast and Glens
Housing Investment Plan
2015-2019
housing associations and developers on at the following locations: Portstewart,
locations where there is a shortage of Portrush, Cushendall, Cushendun/
programmed development sites to meet Knocknacarry, Artikelly/Bellarena/
the projected social housing need the Drumavalley, and Greysteel. Further
Housing Executive publishes an Unmet studies are scheduled to commence in
Need Prospectus, found on the following the coming year.
link:
Delivery
http://www.nihe.gov.uk/unmet_social_
There is a need for additional housing
housing_need_prospectus.pdf
across all tenures. Outcome 1 details
To further assist in this process the action to identify housing need across
Housing Executive undertakes site tenures. Outcome 2 reports the
identification studies for locations of provision of affordable rented housing
unmet need. These studies investigate in Causeway Coast and Glens. Outcome
potential sites; engage landowners 3 looks at ways to support increasing
and provide these details to housing numbers of households entering the
associations for investigation/ owner occupied market. All figures
acquisition. A number of these studies relate to the Causeway Coast and Glens
Social housing at Hass Road, Dungiven have been carried out across borough area unless otherwise stated.
(Phase 1 completed and Phase 2 under
construction)
CASE STUDY 1
Refurbishment of Empty Social Housing at Ballysally
In the past year, Choice Housing (formerly Oaklee, Trinity and Ulidia)
refurbished ten homes at Mossvale Park, Ballysally. Choice Housing is now
refurbishing an additional 15 homes at Mossvale Park/Glendara Drive as part
of the Housing Executive’s commitment to regenerate Ballysally - an area of
high deprivation.
Ballysally was built on the outskirts of Coleraine between 1971 and 1981.
Initially the estate was reasonably popular, but by the 1980s it could not
compete with the private sector, and the lack of demand was exacerbated
by poor design and layout of some areas within the estate. The situation
deteriorated in the 1990s with community tensions and anti-social behaviour.
The Housing Executive found it difficult to fully let all the properties in the
estate. By 2002, 10% of the total stock of 881 dwellings was unoccupied.
The Housing Executive began a demolition and refurbishment programme
as part of its estate strategy. As part of this, 25 properties owned by SHAC
Housing Association and managed by Choice Housing Association were Extensive refurbishment of social housing at
identified for refurbishment. Previously, only five of the properties were Mossvale Park, Ballysally
inhabited, but were in a bad state of repair and 20 of the homes were empty.
The long term strategy for Ballysally is finally paying dividends, and the signs of urban blight have now been reversed. The estate
now has a healthy waiting list and only one void property was recorded in March 2015. The strategy demonstrates the success of
working in partnership. The refurbishment is also bringing much-needed social homes back into use, and supports the community in
rejuvenating the estate as part of the Neighbourhood Renewal Programme.
18OUTCOME 1
IDENTIFY NEW HOUSING REQUIREMENTS
Performance 2014/15 Plans for 2015/19 Ten Year Outlook
NIHE Net Stock Model DRD will review Housing Growth Determine new housing
identified a social Indicators for local development requirements for local
housing requirement plans as part of the ongoing development planning
for 2,000 social units review of the RDS; through collaborative
per annum for NI; working between
NIHE will update the Net Stock
Housing Executive,
In 2014 there were Model (NSM) in 2015 following
DSD, NISRA and DRD;
380 new build housing the 2015 review of household
starts (LPS) in the projections by NISRA. The NSM NIHE will deliver
borough, well below will also be updated in 2017 and updated objective
the Housing Growth 2019; assessments
Indicator of 947 units of affordable
NIHE will carry out a 5-year social
per annum; housing (social and
housing need assessment for the
intermediate) need by
Latent demand tests district for 2017/22;
household type;
were carried out
NIHE will inform council of
for Rathlin, Armoy, NIHE’s Housing Market
affordable housing need for
Balnamore, Kilrea, Assessment will
production of local development
Rasharkin and provide an evidence
and community plan;
Cloughmills; based cross tenure
NIHE will review Housing Market trend analysis of the
NIHE assessed
Geographies for NI and deliver local housing market
demand for
Housing Market Assessments to supplement housing
intermediate housing
across NI; need assessment
in the borough at
NIHE will carry out latent demand to inform local
129 units per annum
tests in rural areas to identify development and
between 2013/23;
need; community planning;
NIHE studies to
examine sites for NIHE will annually assess demand Continuously evaluate
for intermediate housing for the and update housing
social housing were
district; need assessment
completed for six
methodologies to
locations in the During 2015/16, site identification ensure they are
borough. studies will be carried out by NIHE validated and based on
at Articlave and Rathlin. best practice.
19Causeway Coast and Glens
Housing Investment Plan
2015-2019
OUTCOME 2
INCREASE THE SUPPLY OF AFFORDABLE RENTING TO MEET THE NEEDS OF
COMMUNITIES
Performance 2014/15 Plans for 2015/19 Ten Year Outlook
NIHE committed £4.139m DSD approved a gross, 3-year Housing and planning
Housing Association (2015/18) SHDP that includes authorities will
Grant (HAG) to part fund 32 schemes with 413 units for introduce effective
the new development the borough;
of 80 new homes in five policies to identify
general needs schemes. The gross SHDP 2015/16 for land for mixed tenure
HAs supplemented HAG the borough has 15 schemes and shared housing
with private funding providing 140 units with 12 development through
commitment of £3.333m; confirmed one-bed units; the community
The new homes will 15 social housing units (Phase planning and
provide a mix of house 2) are to be extensively development plan
types and sizes including refurbished at Mossvale Pk./ processes;
18 one-bed units;
Glendara Drive, Ballysally;
At 1/4/2015, there were Maximise public
14 new-build/acquisition/ NIHE will work with funding in the
refurbishment schemes council to identify sites for procurement and
on-site, to provide 109 social housing in the local
delivery of affordable
additional social dwellings, development plan;
housing;
including 22 one-bed units; NIHE with DSD and HAs will
10 social housing units formulate a Delivery Strategy Introduce developer
have been extensively for the SHDP ready for contributions for
refurbished (Phase 1) at implementation in April 2016; social housing;
Mossvale Park, Ballysally,
adding to the social DOE and DSD will publish PPS Monitor and evaluate
housing stock; 22 ‘Affordable Housing’; the performance of
DSD’s Landlord DSD will continue to the private rented
Registration scheme implement landlord sector to assess
commenced. At April 2015, registration and tenancy effectiveness in
there were 7,187 tenancies deposit schemes and analyse meeting affordable
registered in the district; the data received; housing need;
NIHE processed 5,056 new DSD will complete a
social and private housing Introduce effective
benefit claims; fundamental review of the regulation for the
private rented sector in 2016; private rented sector
NIHE average processing
time (22.4 days) for new NIHE plan to process new to maintain physical
public and private housing public and private housing and management
benefit claims was benefit claims within the 25 standards.
within the 25 day target day target and housing benefit
and 6.7 days for claim claim amendments within 8
amendments was also days;
within the 8 day target;
NIHE have made £450k
NIHE funded the available to fund Smartmove
Smartmove private private rented sector access
rented sector access
scheme across NI for scheme across NI for 2015/16.
approximately £110k.
20OUTCOME 3
ASSIST HOME OWNERSHIP
Performance 2014/15 Plans for 2015/19 Ten Year Outlook
38 NIHE properties NIHE and housing associations will Deliver mixed
were sold to tenants; implement the House Sales and Equity tenure housing
Sharing Scheme; schemes in
Co-ownership Housing
communities
Association approved DSD has committed funding of £15m
through planning;
37 applications for the to Co-ownership for 2015/16 with a
district; target of 300 approvals for NI; Introduce a
developer
NIHE agreed three DSD will pilot a number of initiatives
contribution to
surplus sites across using the Affordable Housing Fund
increase the supply
Northern Ireland to across Northern Ireland to deliver
of intermediate
pilot intermediate affordable housing. These include:
housing;
housing schemes
1. £19m to provide up to 600
using the Affordable Deliver finance
affordable homes;
Housing Fund. This models to make
2. £5m to date in Financial
includes a site at better use of
Transactions Capital (FTC) funding
Coastguard Road, funding for
for a Rent to Purchase scheme
Portballintrae. intermediate
(being delivered by Co-Ownership);
housing;
3. £9.2m in FTC funding to an Empty
Homes scheme (being delivered by Deliver a range
Clanmil); of intermediate
4. developing intermediate housing housing
on surplus NIHE land (Clanmil and products, such as
APEX). intermediate rent;
DDOE and DSD will work to finalise Deliver a self-build
PPS 22 ‘Affordable Housing’ to affordable housing
facilitate intermediate housing; model.
NIHE with HAs will investigate
potential for community self-build
products for home ownership.
21Causeway Coast and Glens Housing Investment Plan 2015-2019
THEME TWO
Improving people’s homes
Challenges and opportunities The 2011 HCS also found that a high Key Issues
level of the most vulnerable households
The condition and environmental • Unfitness is recorded at 4.3% of
are residing within the oldest properties
performance of housing across all dwellings in Causeway Coast and
and will continue to rely on some form
tenures is directly related to wellbeing, Glens;
of assistance to maintain their homes.
physical and mental health, household
income, and educational and economic The Housing Executive provides grants • Grant funding for house
prospects, and is therefore an to private sector landlords and owner improvements across all tenures
important strand of housing investment. occupiers to assist them to maintain is reducing;
Investment should particularly benefit their properties and prevent them • Households living in dwellings
lower income households. This section from falling into unfitness or disrepair. with lower energy efficient ratings
considers the condition of the Causeway However, discretionary grant funding are most likely to be vulnerable
Coast and Glens housing stock and has reduced to £1.4m for 2015/16 people including older people or
outlines the various strategies to across Northern Ireland. Therefore, the those on low incomes;
address unfitness, disrepair and energy objective to reduce unfitness in private
inefficiency. housing will require more innovative • The cost of fuel and low incomes
ways of maximising outcomes within remain important determinants
Housing conditions of whether a household is in
the funding available. DSD’s “Review of
Between 2006 and 2011, the unfitness Support for Repair and Improvement in fuel poverty. Other issues linked
rate for the average Causeway the Private Housing Sector” consultation to fuel poverty include older
Coast and Glens area increased document reports that a pilot loans dwellings, households in isolated
from 3% to 4.3%. The main causes scheme will be introduced in 2015/16. rural locations, households
of rising unfitness levels have been headed by older persons and
identified as reduced grant funding unemployment.
and decreased consumer spending on
housing maintenance. The Northern Unfitness rates % Decent Homes Standards %
Ireland Housing Market Review 2014
also highlighted a link between the 100
increasing level of unfitness and a rise
in the rate of vacancies, particularly in 12
isolated rural areas. The graph adjacent
shows unfitness between 2001 and 90
2011 in the former boroughs/districts
of Ballymoney, Coleraine, Limavady and 8
Moyle. Moyle experienced the most
improvement to 2011. 80
A decent home considers a wider range 4
of indicators beyond unfitness and is one
that meets modern standards in terms
of fitness, structure, energy efficiency 70
and facilities. The 2011 House Condition 0
Survey (HCS) estimated that an average 2001 2006 2011 2001 2006 2011
of 8.6% of dwellings in the Causeway
Coast and Glens area were recorded as U NI U Ballymoney U Coleraine U NI U Ballymoney U Coleraine
failing Decent Home Standards. U Limavady U Moyle U Limavady U Moyle
Source: House Condition Survey Source: House Condition Survey
23Causeway Coast and Glens
Housing Investment Plan
2015-2019
Fuel Poverty Rates % Table 3: Household heating costs
Housecoal Electricity Standard Oil (Kerosene) Firmus First
55 (£) Domestic Tariff Litre 2000 kWh
50 Kg 1 Unit (Pence) (Pence) (Pence)
% Change 40.8% 57% 71% 48%
50
Source: NIHE
45
Energy efficiency this objective will remain a challenge, as
this price trend is unlikely to be lasting
The Housing Executive has a key
40 role under the 1995 Home Energy In tackling fuel poverty, the Warm
Conservation Act to identify, promote Homes Scheme has seen £150m
and monitor progress of energy invested in Northern Ireland across
35 efficiency throughout all tenures in the 120,000 properties since 2001. The
residential sector in Northern Ireland. Housing Executive has now developed
The last House Condition Survey (HCS) the Affordable Warmth Scheme to
carried out in 2011, recorded a 22.5% replace the Warm Homes Scheme.
30
improvement in the energy efficiency Aimed at helping to alleviate fuel
of the occupied housing stock in poverty in targeted vulnerable
Northern Ireland between 1996 and households in the owner-occupied
25 2011. Evidence would suggest that the and private rented sectors, the key
Northern Ireland figures are broadly objectives of the scheme are:
2001 2006 2011
representative of Causeway Coast and
U Ballymoney 1. to deliver energy efficiency measures
U NI U Coleraine Glens.
to 9,000 households annually by 31
U Limavady U Moyle Considerable progress has been made to March 2017;
Source: House Condition Survey date in upgrading the energy efficiency 2. each new council is expected to
of all housing stock across all tenures in deliver 1,000 completed Affordable
Northern Ireland. However, fuel poverty Warmth surveys to the Housing
remains an issue, mainly due to high Executive annually.
fuel prices and low household incomes.
In Northern Ireland, the Boiler
In Northern Ireland, there is a high level
Replacement Scheme has helped more
of dependency on home heating oil with
than 17,500 households to upgrade their
68% of households continuing to rely
central heating boilers. The scheme
on kerosene to heat their homes. Table
has received approval to run for one
3 shows the increase in the cost of key
more year with funding for £2m. Bryson
sources of energy between April 2007
House has also engaged to develop
and July 2014.
a network of oil buying clubs across
DSD’s vision of eradicating fuel poverty Northern Ireland to deliver better value
remains a challenge in Causeway for tenants.
Coast and Glens, given that between
The Northern Ireland Building
an average of 54% of households were
Regulations legislative amendments in
classified as being in fuel poverty in
February 2014 mean that by 2020 there
2011 (HCS 2011). This is greater than the
will a new regulatory requirement for all
Northern Ireland figure of 42%. Despite
new buildings to be nearly zero-energy
the fall in oil and gas prices in early 2015,
buildings.
24Housing Executive Maintenance term priorities for investment in stock,
Investment Strategy as well as establishing an initial 5 Year
In its aim to achieve the Decent Homes Investment Plan to cover the period 2016-
Standards for all its tenants by 2020/21, 2021. The overall approach to effective
the Housing Executive’s Landlord asset management is designed to ensure
Services first delivered its Maintenance delivery and maintenance of better
Investment Strategy in 2004. The homes for the long term, and is illustrated
reduction in capital funding from 2008/09, below.
meant the strategy was revised in 2011 An interim investment programme has
to adopt programme priorities of kitchen been developed for the 2015/16 period,
replacements and heating upgrading which will reintroduce a programme
as the optimum approach to achieving of capital improvements across the
Decent Homes Standards within the Housing Executive stock. For further
budgets available. In the interim, the information on scheme details please
Programme for Government introduced a see Appendix 2.
target of all social housing having double-
The Housing Executive’s Stock Transfer
glazing installed by 2015.
Programme is also being undertaken
In taking forward a future investment in response to the Minister’s target
strategy, the Housing Executive’s to transfer 2,000 homes to housing
Landlord Services and the DSD jointly associations. The programme will
commissioned an independent stock be based on estates where there are
condition survey of the Housing demonstrable and significant investment
Executive’s properties in summer 2014. needs. Tenants will decide on transfer
The findings from this will be used to proposals for their estate through
develop a new Asset Management a Tenant Ballot. Tranche one of the
Strategy. The Strategy will set out long- programme has been confirmed and
ASSET 5 Year Improvements to achieve Decent
MANAGEMENT Investment Plan Homes Standard.
STRATEGY
Including key
elements Multi-Storey Comprehensive review of
Strategy investment need options for all
multi-storey blocks.
Cyclical Servicing of heating systems,
Maintenance grounds maintenance, updating of
Programmes smoke alarms, etc.
Efficient day to day All tenant reported repairs plus
repairs service change of tenancy needs.
25Causeway Coast and Glens
Housing Investment Plan
2015-2019
four estates have been selected. None work on their dwellings. For 2015/16,
of the first tranche of estates are in the the Housing Executive’s average rent
Causeway Coast and Glens area. charge increased by £3.08 per week,
raising it to £66.60, excluding rates.
Housing association stock
Housing Executive rents are lower
Most housing association properties than housing associations in Northern
were constructed during the past twenty Ireland, and around £20 a week less
to thirty years and have been built to than the average rent for similar local
lifetime home standards. Each housing authority accommodation in England.
association prepares maintenance
Delivery
programmes for its own stock however,
housing associations report that the Improving housing conditions for new
New double glazing installed in Housing majority of their dwellings are in good and existing housing stock will lead
Executive homes in Ballymoney in the condition and the programme for planned to better living conditions, bringing
past year maintenance work is therefore limited. immediate and longer term social,
economic and environmental benefits.
Social housing rents
Investment in the energy efficiency
DSD, under the Social Housing Reform of a home affects health, household
Programme, is developing a rent policy expenditure and the environment. Listed
for social housing in Northern Ireland overleaf are investment and actions
which will determine future social to help achieve the two outcomes
housing rent charges when completed. associated with Theme 2; ‘improve
Rents collected provide funding to allow the quality of the housing stock’ and
the social housing landlords (including ‘develop low carbon homes and reduce
the Housing Executive Landlord fuel poverty’.
Services) to carry out programmes of
26CASE STUDY 2
Tackling Fuel Poverty in Causeway
Fuel poverty affects over half of homes in the Causeway Coast and Glens area, which
exceeds the Northern Ireland average. Tackling fuel poverty requires both immediate
and longer term actions, but mostly affects older houses with inadequate insulation or
inefficient heating systems.
In the past year the Housing Executive invested £0.65m in its housing stock in the
former Moyle district through heating replacement work. Similar work has also been
carried out in the former boroughs of Ballymoney, Limavady and Coleraine. This forms
part of an overall investment of £32.4 million in heating installations to 6,000 of its
homes across Northern Ireland.
In the area covered by the Ballycastle Office, 111 homes have had their heating
upgraded to a more energy efficient system, offering assistance to some of the most
affected homes.
Working in partnership with H&A Mechanical Services Ltd, we started our upgrade
heating systems to ‘A’ rated boilers in April 2014 and it has now been completed in
properties stretching from Bushmills to Cushendall. This will prove more cost effective
to run and support the Housing Executive’s commitment to reduce fuel poverty in
Northern Ireland.
A tenant at Carnduff Park, Ballycastle, pictured with Housing Executive
manager Breige Mullaghan and Noeleen Connolly from the Housing Executive’s
Ballycastle office
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