Consultation Point

Summary of Responses

General Policy Considerations

"The Government’s objectives are to ensure the provision of high quality, well designed housing which is affordable for all, is energy efficient and which supports the integration and regeneration of communities rather than dividing them.

Views are sought on this vision for housing policy."

Around 90 responses. Most are broadly supportive. The basic vision is shared, although a significant number of respondents suggest strengthening the emphasis on the link between housing and other parts of the social inclusion agenda, and in particular, placing greater emphasis on accessibility to ensure that the needs of the disabled and homeless are met. A number of responses also suggest further recognition of diversity in urban and rural areas is required and that targets and measures should be included.

"Views are sought on those housing policies and initiatives, which are most crucial to promoting social inclusion".

Around 95 responses, largely local authorities, housing associations and voluntary organisations. Most are generally supportive. The need for a holistic approach, covering housing, health, employment, social welfare and education, is emphasised.

"Views are sought on the most effective ways of using housing policies and programmes to foster community empowerment in Scotland".

Around 80 responses. Some respondents describe specific areas that should be looked at in order to achieve community empowerment e.g. improving housing advice, increasing the number of community based housing providers or land reform. Other respondents suggest that community capacity building is probably the best approach, and some respondents emphasise that community empowerment is about more than tenant participation.

Around 70 responses. General agreement that a balanced approach is required. General support for encouraging owner-occupation to create choice, but there is also a common view that additional good quality social housing for rent is needed. Mono-tenure estates generally seen to be damaging to social inclusion, but proposed solutions vary. Local authorities point to their efforts to promote mixed-tenure estates, whilst housing associations point to their focus on small developments leading to neighbourhood diversity. Common view that private rented sector needs to be considered as well.

"Views are sought on the need for housing policies which recognise the diversity of needs and resources across Scotland".

Around 65 responses. All agree the need to develop policies and initiatives that take on board the diversity of needs. Common themes include: the need for central policies which are flexible to local needs; a qualitative difference in needs between urban and rural areas; and recognition for the needs of different groups, for example, ethnic minorities and persons in need of community care. Many regard local authorities as being best placed to recognise and respond to local issues.

"Views are sought on the need to meet the investment requirements in Scotland by augmenting the resources provided by the taxpayer with complementary private sector funding and additional expenditure by private owners".

Around 75 responses. Most recognise the need to increase private investment, although some are concerned at the potential effect on availability of affordable rented accommodation. Varied ideas are put forward for attracting new private investment e.g. leasing stock from private developers. There is strong support for increasing the number of public/private partnerships along the lines of the housing association model and encouraging more local authority led mixed tenure developments. Financial institutions emphasise the need to ensure that lenders are confident about the soundness of investments, including the need to ensure effective management in new landlords and that they demonstrate commercial and financial expertise.

Most argue that private landlords and homeowners should remain responsible for maintenance of their property, but some support for incentives from the UK Government e.g. through taxation changes.

"There are three overarching principles which need to be woven throughout all policies and to apply to all levels of housing activity. These are:

Working in partnership;

Ensuring participation of tenants and local communities;

Harnessing the resources of the private sector to meet the objectives of the Government.

Views are sought on the importance of these three key principles".

Around 65 responses. General agreement that these are the right principles, although some respondents have reservations about the role of the private sector and some suggest that the principles should refer specifically to the need for high quality housing management services and stress the importance of the lead role of local authorities. There are also some requests for each principle to be expanded to provide a clearer definition of what is meant in each one and some suggestion that standards and targets should be attached to each principle.

Homelessness

"The scope of the proposed review of national and local policies on homelessness in Scotland".

"The best ways of improving the information available on the causes and nature of homelessness in Scotland to underpin the homelessness review".

Around 90 responses on the review and around 55 on the information requirements. Most respondents favoured a review although some argued that it should not prevent immediate action. Respondents considered that the review should be wide ranging, looking beyond the immediate causes of homelessness and taking hidden homelessness into account. The views of homeless people should be sought. Further research should be carried out and homelessness statistics made more meaningful.

"Views are sought on the role that foyers might play in tackling homelessness in Scotland, the scope for further expansion of the foyer concept and the extent to which this should be a priority in the allocation of resources".

Around 60 responses. Most argue it is too early to make meaningful judgement on the success of the movement in Scotland. Some concern is expressed that although foyers may be a solution in certain circumstances, they are only likely to be appropriate for a limited number of homeless persons.

Care in the Community

"Views are sought on whether in future greater priority should be given within existing programmes to provide adaptations to existing houses".

Around 80 responses. There is strong support for giving greater priority to adaptations because people want to stay in their communities, but frequent concern about the availability of resources to do so. Specific suggestions include streamlining of procedures for handling adaptations, development of a national register of adapted stock, targeting of advice and information at private sector tenants and homeowners.

"Views are sought on whether Care and Repair should continue to receive priority in the allocation of resources with a view to establishing Care and Repair projects, in due course, in all parts of Scotland".

Around 70 responses. Strong support for Care and Repair to continue to be a priority for public investment and for it to be extended across all of Scotland. Suggestions include ring fencing of funding and integration with social work services and health support services.

"The principle of making barrier free standards mandatory for all new housing".

Around 75 responses. Most local authority, housing association and tenant association respondents are supportive of the principle of making barrier-free standards mandatory, although it is accepted that this would not be possible on some sites. Other respondents express reservations on the grounds of cost and the technical difficulties of implementing barrier-free standards for all new housing.

"Views are sought on the need to increase the priority to be given to provide more flexible support rather than support which is tied to a specific housing project".

Around 75 responses. General welcome to the principle of support separate from specific projects, but concern at the availability of resources for the development of flexible support. Some respondents think that the emphasis should be on choice and that an increase in flexible support should not be at the expense of resources for supported accommodation for particular client groups.

Design and Planning

"How housing and housing design might benefit from a policy on architecture".

Around 70 responses. Some respondents are uncertain as to the purpose and objectives of a policy on architecture. The Mmajority recognise the social, economic and environmental benefits of good design in housing and the need to improve standards. M and many suggest particular initiatives to improve the quality of house design., However, although a number of respondents see current funding levels and regimes as barriers to good design. There is Ssome concern that such a policy could lead to centrally determined view on matters of style and taste, or that such a policy could be about the promotion of architects rather than architecture. .

"Any additional planning measures that may be required to ensure good quality housing for all".

Around 70 responses. A few specific suggestions for changes to the land use planning system, but most points made were more general: the importance of co-ordinating land use, housing and community planning; linking housing and infrastructure; ensuring new developments help to minimise travelling distances to centres of employment, shopping etc; use of brownfield sites; and ensuring an adequate supply of land for affordable housing.

Repair and Maintenance

"The need for additional powers for local authorities to help tackle below tolerable standard housing".

Around 70 responses. General view that existing powers are adequate and that a, but new national tolerable standard, including standard amenities and other varying criteria, is required.dditional resources should be made available for dealing with BTS housing Suggested additions include lead plumbing, freedom from persistent condensation and dampness and thermal efficiency. Announcement about the composition of the new Ttolerable Sstandard following the 1998 review awaited. Some suggestion that local authority resources for funding below tolerable standard housing should be ring fenced.

"The principle of proposals to bring in a test of resources for home improvement grants and the role of loans in supporting home improvement grants and on how the arrangements might work in practice".

Around 65 responses. Most agree that a test of resources should be introduced to enable targeting of assistance. Specific comments included the view that any means testing system should be simple and straightforward to operate and many argue that it should not apply to properties, particularly BTS properties, in multiple ownership. On the question of loans, many respondents noted that the existing underused loan facilities should be reviewed. However, some respondents noted that loans are not appropriate for the elderly and called for opportunities for equity sharing as an alternative. Local authorities are generally regarded as the appropriate bodies to administer loans.

"The case of giving local authorities more discretion in the amount of financial assistance provided to owners who are required by the local authority to undertake improvements or repairs to their houses".

Around 55 responses. Most argue thatSome suggest that the link between the service of improvement and repairs notices and automatic right to grant should be severed. General agreement that local authorities should have the discretion to vary percentages and limits to suit the applicant’s circumstances within national guidelines. Some respondents suggest that the existing grant system should be reviewed and the distinction between improvement and repairs grants removed to provide greater flexibility through a general refurbishment grant and a small or minor works grant. VAT on works of improvement and repair should be removed or reduced.

Home Ownership

"Views are sought on the proposed targeting of Scottish Homes’ assistance for owner-occupation".

Around 50 responses. There is general support for the rationalisation and simplification of schemes. Some respondents suggest that the priority should be to ensure that owner-occupation is sustainable rather than simply increasing owner-occupation.

"Views are sought on the need for further development of flexible tenure schemes in Scotland".

Around 65 responses. Respondents are generally supportive of the need to develop flexible tenure schemes, particularly mortgage rescue schemes. Some are concerned about the potential financial implications and the need for both private and public funding.

"The need for further changes to the Right to Buy scheme and on the type of changes that should be considered in more detail by the new Scottish Executive".

Around 80 responses. Considerable support for review, with minority call for outright abolition. Suggested changes include: reduction or phasing out of discounts; review of eligibility criteria; extending qualifying period; allowing sale at market value or at equivalent to outstanding loan debt. Many respondents comment on the need to ensure effective future maintenance of the stock after sales and some suggest that local authorities should be able to exclude certain properties in the light of local circumstances.

"Views are sought on ways of avoiding the problem of multiple surveys and valuation in Scotland and, in particular, on the proposal to require sellers to commission a survey and valuation and make this available to all prospective buyers".

Around 60 responses. Although many respondents are supportive in principle, some potential problems in implementation are noted, including the lack of a direct contractual relationship between buyer and surveyor and the fact that mortgagees and lenders may still require independent valuation surveys. Some respondents think that the problem of multiple surveys and valuations is only a localised one.

Housing and Development

"The best ways for ensuring that new housing investment and other local housing expenditure contributes to community economic development and, in particular, on effective ways to encourage and support contractors operating in disadvantaged communities to train and employ local people, using New Deal and other employment initiatives".

Around 55 responses. There is a Wwidespread view that housing associations can make a greater contribution than local authorities since the latter are constrained by annual budgets and contract compliance provisions. Some respondents suggestion that housing maintenance is more likely to lead to the creation of local sustainable employment than new build. Some respondents with practical experience document the barriers to creating employment/training opportunities. Suggestions for overcoming these include long-term contract periods to enable the gaining of skills and partnership working between housing associations, contractors and local economic development companies.

"The scope for encouraging housing associations to develop wider activities and the role this could play in helping to promote social inclusion".

Around 75 responses. General support in principle providing this is in line with the wishes and abilities of individual associations. Wider action should not be compulsory and care should be taken to ensure the key role of providing and managing houses not put at risk. This last point is particularly stressed by lenders. Some respondents suggest that legislation and changes to Scottish Homes regulations will be required. Local authorities stress the importance of housing associations operating within agreed local strategies and according to community plans.

Regulatory Issues

"The case for legislation in due course, to create a single social tenancy".

Around 90 responses. Widespread support for a new tenancy provided it does not lead to a diminution of rights for tenants or an extension of the Right to Buy. Support for existing good practice models.

"Whether establishing a single statutory system of regulation for all registered social landlords should be an early legislative priority for the new Scottish Parliament".

Around 70 responses. Nearly all favour a single statutory system in principle, with only one or two suggesting that the existing two-tier system of statutory and contractual regulation was is satisfactory. Some respondents qualify their support for a single regulator by suggesting that an independent body should undertake it and However, somesome local authorities and housing associations are critical of the current regulatory regime and suggest that the regulation of social landlords should be undertaken by an independent body.

"The need for new statutory provisions on allocations to safeguard access for particular groups".

Around 60 responses. Widespread recognition of need to review existing provisions although mixed views on the need for further statutory provisions which might apply to housing associations and other new social landlords. Common view that the opportunity should be taken to apply consistent standards and consider the requirements of other vulnerable groups as part of any new framework. Clear calls for a debate on how best to balance the allocation of houses according to housing need with the objective of creating balanced communities.

"The need for common housing registers to be established which would cover all community and social landlords in a local authority area".

Around 70 responses. Overall support in principle but acknowledgement of practical difficulties and resource implications. Majority view that registers should be mandatory to improve access to housing and the quality of information on housing need. Some opposition to any consequent promotion of common allocation policies.

Local Authority Staff

"The approach towards local authority staff affected by community ownership proposals".

Around 50 responses. General concern, particularly from local authorities and trade unions, about transfer arrangements and necessity for TUPE provisions to protect staff in event of move to new landlord organisation. Other respondents consider that DLO’s should not receive preferential treatment but be subject to competition. The specific proposals in the Green paper to allow DLOs to compete for contracts on equal terms with other contractors and to allow existing contracts to run for any remaining period after transfer are generally supported.

Development Work of Housing Associations

"The scope for strengthening the development work of housing associations and achieving greater value for money through such approaches".

Around 65 responses. General support for the principle. Concern to avoid pattern book developments of the past. Recognition of scope to co-operate or work in partnership, although housing associations are concerned about losing their individuality and some argue that Scottish Homes bureaucracy could be reduced. Some also point out that associations sharing services are not necessarily the most efficient or cost effective.

Policy and Funding Framework

"The potential for longer term changes to create a new unitary grant system for all providers of affordable rented housing".

Around 60 responses. General support in principle although housing associations and local authorities are both concerned at consequent balance of distribution. Housing associations keen to avoid dilution of funding of development programmes and local authorities stress the need for developments to follow their strategies and community plans. Rural interests point to the need for regional variation in allocation criteria.

"Views are sought on the proposal for a national strategic framework for housing in Scotland".

Around 75 responses. General support in principle on basis that it would provide impetus and coherence to housing policy. General agreement that focus should be an analytical framework in which local plans can develop, that it should set out needs and priorities consistent with local plans and that it should link to other initiatives in the social inclusion agenda. Many stress the need to avoid a prescriptive centralised bureaucratic model, and some emphasise that it should include targets and performance indicators and be tied to a financial framework. A range of specific topics are suggested for coverage, including housing quality, needs assessment, energy efficiency, homelessness and tenure analysis.

"Views are sought on the proposal for a Scottish Housing Advisory Panel".

Around 80 responses. Near unanimous support for a panel to give focus for policy development. No consensus on remit, but a recurring view that it should develop the national strategy. Although some respondents believe that it should have specified functions, such as holding ‘hearings’ into local plans and considering appeals against the regulator. An alternative view is that it should act as a forum for information gathering by the commissioning of research and drawing up a programme of expert speakers. The general view was that the main public agencies and representative bodies and tenants organisations, together with NGO experts, business and lead professional bodies should be members. Sub-groups are suggested including on rural affairs and racial equality.

"The proposal that local authorities should concentrate on their strategic role".

Around 75 responses. General agreement in principle. Respondents have varying views on whether this requires local authorities to give up their landlord role and whether they should take on Scottish Homes’ development funding role.

"Views are sought on the merits of establishing a single regulator with responsibility for housing associations, other community landlords and the housing functions of local authorities including their strategic role".

Around 65 responses. Although some respondents considered that a single regime would help to ensure consistency of standards and comparisons of performance, there was no consensus on the extension of the remit of the regulator to include local authorities. In particular, there was little support for the regulator to have oversight of local authorities strategic role. Many respondents thought that the regulator needed to adopt a positive rather than an overly prescriptive regime - disseminating best practice advice, taking account of diversity and encouraging creativity. No clear view is expressed about who the regulator should be, although many believe that the regulator and funder roles should be split.

"The proposal for a single local housing plan or strategy to implement regional and national priorities within each local authority area".

Around 50 responses. Widespread support to avoid the duplication of the current system. Most respondents support the view that local authorities should have lead responsibility. Some local authorities suggest plans should focus on local rather than regional or national priorities. Specific points include the view that plan should give more emphasis to private sector housing, and be better integrated with other local plans e.g. for community care, to provide a coherent local strategy.

"The best way of allocating resources to local authority areas taking account of national priorities".

Around 40 responses. General support for allocation being made with regard to national priorities and local housing plan and strong support for the development of needs and performance indicators to determine allocations. Differing views on Scottish Homes role at regional level, or whether resources should go direct to local authorities. A number of respondents suggest that resource allocation should be based on long-term strategies, not on short-term challenge funding initiatives and time-consuming bidding processes.

"The role of Scottish Homes Regions in delivering national priorities on behalf of the Scottish Executive".

Around 60 responses. Most local authorities argue that they should undertake resource allocation within the context of an overall statement of national priorities which is derived from local housing and community plans. Relatively few local authorities see any need for Scottish Homes to continue to be involved in resource allocation, particularly at the regional level. A number of housing associations also support local allocation of resources although those serving wider areas (e.g. providing specialist housing) saw the need for a regional perspective.

"The proposal for a single budget for public expenditure on housing".

Around 60 responses. Proposal generally welcomed and strong support for a ring fenced budget. However, there are differing views on the benefits of challenge funding. Some believe that it helps targeting whilst others consider that it is unnecessarily complicated and time consuming.

"Which of the main activities currently undertaken by Scottish Homes will be relevant to the future and how they should be undertaken at the national, regional or local level".

Around 55 responses. Wide range of views fairly evenly split between the sectors. General support for Scottish Homes to continue to carry out registration and monitoring role. Some disagreement about whether the policy/research role should be left with it or brought into the Scottish Executive, although general recognition that this role should continue in some form. Balance of opinion against Scottish Homes retaining responsibility for allocation of funds. General consensus that expertise in Scottish Homes should not be lost, but some suggestion that it could be re-deployed within the Executive or local authority.