Newry, Mourne and Down - Housing Investment Plan 2015-2019
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Newry, Mourne and Down
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
59 Appendix three Social housing waiting list details
64 Appendix four Housing Executive stock data
67 Appendix five Contact details
68 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 Stationary Office, © Crown copyright and Database rights NIMA ES&LA209.3.
1
Newry, Mourne and Down
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 were supported through private sector grants 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 Mr Donald Hoodless
for ensuring the effective delivery of the Chairman
people, property and place programme
3
Newry, Mourne and Down
Housing Investment Plan
2015-2019
Geography of Newry, Mourne and Down District
Newry, Mourne and Down District is divided into seven district electoral areas.
4
Executive Summary
Introduction The Housing Executive budget for the
council area is projected to be £13.77m in
This Housing Investment Plan (HIP) will be
2015/16.
the ‘comprehensive conversation piece’
for the housing element of community
planning, involving consultation from a Population of the council area is growing
range of stakeholders in the sector. It (approximately 174,829). Unemployment
is intended the HIP will initiate further is less than the Northern Ireland average.
discussion amongst partners to shape the
future of housing in Newry, Mourne The council area lies within Newry and
and Down. Belfast Metropolitan Housing Market
Areas, whose key housing issues are
The HIP will be renewed every four years. affordability, private rented sector
In the intervening years, the Housing growth, fuel poverty, public expenditure
Executive will publish an annual update cuts, and the growth in the number of
and performance report. elderly citizens.
The vision of the HIP is to deliver Theme One:
sustainable communities, living in Identify and meet housing need and
dwellings of a decent standard and in demand
sufficient numbers to meet local needs
Performance outcomes:
in both urban and rural areas. Its longer
1. Identify new housing requirements;
strategic vision encompasses a ten
2. Increase the supply of affordable
year period.
renting to meet the needs of
communities;
The HIP contains five themes, with a
3. Assist home ownership;
number of related outcomes whose
performance will be measured annually. - The population is projected to
The five themes are: increase to 189,202 by 2023, and
older people will represent over a
(1) Identify and meet housing need and sixth of the population (17.3%);
demand; - DOE Land Availability Report for
(2) Improving peoples’ homes; 2013 shows a potential capacity
(3) Transforming peoples’ lives; for 13,762 additional dwellings
(4) Enabling sustainable neighbourhoods; in the council area, which is
(5) Delivering quality services. sufficient at current building rates;
- A new Newry, Mourne and Down
The HIP has taken account of the Local Development Plan will
Programme for Government, NI Housing identify and zone new housing land;
Strategy, Regional Development Strategy, - DSD has established a Housing
Sustainable Development Strategy Supply Forum, as recommended
for Northern Ireland, Planning Reform, by the NI Housing Strategy. It is to
Reform of Local Government, and the report with recommendations and
Social Housing Reform Programme. actions in 2015/16;
- Census 2011 demonstrates the
The HIP will assist the community plan to continued desire of residents
target public resources more effectively. to own their own home. It also
5
Newry, Mourne and Down
Housing Investment Plan
2015-2019
highlights the significance of Newcastle, Newry City and
the private rented sector, which Crossmaglen;
increased by 173% between - Latent demand tests will be carried
2001 and 2011 across Newry, out in selected areas to establish
Mourne and Down. Private hidden social housing need;
sector sales have also increased, - The Housing Executive publishes
despite tighter mortgage lending the Unmet Need Prospectus each
conditions and negative equity; year on its website to inform
- Low income households are faring housing associations where there
worst in terms of accessing the is a shortage of programmed
property ladder. The demand for sites to meet the projected social
intermediate housing is increasing housing need;
at 222 units per annum for the - The Housing Executive undertakes
2013 to 2023 period; site identification studies for
- There are 6,668 registered locations of unmet need. A
tenancies in the council area, number of these studies have
according to the Landlord been carried out across Newry,
Registration Scheme. In total, Mourne and Down at the
7,210 private tenants in the following locations: Ballynahinch,
council area are receiving private Castlewellan and Strangford.
housing benefit; Studies at Killyleagh, Killough,
- There are 104 registered HMO Clough (Dundrum), Mayobridge,
(Houses in Multiple Occupation) in Newtowncloghogue and
the council area, all in compliance Saintfield are currently underway.
with the HMO regulations. New Further studies are scheduled to
legislation is currently being commence in the coming year;
drafted; - The Housing Executive, in
- Projected new-build social partnership with DSD and others,
housing need is 1,563 units over is devising a Delivery Strategy for
the five-year period 2014-19. The the Social Housing Development
areas of greatest need are Newry Programme, to be implemented
City, Warrenpoint, Newcastle, in 2016;
Downpatrick, Castlewellan, - Welfare Reforms are likely to
Ballynahinch, Bessbrook, and increase the demand for smaller
Rostrevor; social housing units.
- There were 135 social housing
units completed across Newry, Theme Two:
Mourne and Down and included Improving people’s homes
development at Downpatrick, Performance outcomes:
Newcastle, Newry City, 4. Improve the quality of the housing
Warrenpoint, Bessbrook, Forkhill, stock;
Mayobridge and Mullaghbawn. At 5. Develop low carbon homes and
March 2015, there were 106 units reduce fuel poverty;
on site across the Newry, Mourne - Unfitness rates have been
and Down District including reducing in Newry and Mourne
developments in Downpatrick, between 2001 and 2011. In
Saintfield, Ballynahinch, Down however there has been
6
an increase in unfitness from to its housing stock despite
2.7% in 2006 to 4% in 2011. Less reductions in public funding. An
disposable income and reduced Asset Management Strategy is
public expenditure are the main to be developed for the period
causes. Unfitness is higher in older 2016-2021;
properties, vacant properties, and in - Funding for improvements to
isolated rural areas; Housing Executive properties is
- The number of homes meeting partly raised by rental income from
the Decent Homes standard is tenants. DSD has set a target to
increasing in the council area. transfer 2,000 Housing Executive
Thermal comfort is the main homes to housing associations
reason for failure; across Northern Ireland.
- In the context of reduced grant aid
to private homeowners (including Theme Three:
landlords) DSD will introduce a pilot Transforming people’s lives
loans scheme in 2015/16 to reduce
unfitness levels in private homes; Performance outcomes:
- The Housing Executive is 6. Provide suitable accommodation
Northern Ireland’s Home Energy and support services for vulnerable
Conservation Authority. It residents;
identifies, promotes and monitors 7. Homelessness is prevented or
home energy efficiency and carries addressed effectively;
out Housing Condition Surveys; - The Housing Executive will
- In 2011, home energy efficiency had provide housing related support
improved by over 22% on the 1996 services to tackle social exclusion
baseline figure for Northern Ireland; through its supporting people
- Approximately 45% of homes in the programme;
council area are in fuel poverty; - It is projected that older persons
- The Affordable Warmth Scheme will make up 17.3% of the
is expected to deliver 1,000 population of Newry, Mourne
completed household surveys and Down by 2023. As a result,
annually to the Housing Executive the Housing Executive have
up to March 2017; commissioned research to
- The Boiler Replacement Scheme determine the level of housing
has received approval to run for one need among older people;
more year (2015/16) with funding of - Smartmove Housing is delivering
£2m for Northern Ireland; a private rented sector access
- The Northern Ireland Building scheme across Northern 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 for across Northern Ireland in
all new buildings to nearly zero- 2013/14 and is being used to plan
energy buildings; future accommodation schemes;
- The Housing Executive’s - It is forecast that the need for
Maintenance Investment Strategy adaptations will continue to
continues to deliver improvements rise. The Housing Executive
7
Newry, Mourne and Down
Housing Investment Plan
2015-2019
Adaptations Service is therefore key delivery of housing related strands
to sustaining independent living; of the Together Building a United
- In 2014/15, 110 disabled facilities Community (TBUC) strategy;
grants were approved in the Newry, - The Housing Executive continue
Mourne and Down area through our to implement the Race
private sector grants scheme; Relations Policy;
- Over the last five years, the - A new BRIC 2 programme has been
Housing Executive carried out 205 approved and will run over a three
adaptations for tenants at a cost year period (2015/18) based in 76
of £3.23m in Newry, Mourne and estates across Northern Ireland;
Down. - The Housing Executive will
continue to facilitate the local
Theme Four: Tenant Scrutiny Panel.
Enabling sustainable
neighbourhoods Theme Five:
Performance outcomes: Delivering quality services
8. Regenerate neighbourhoods; Performance outcome:
9. Create safer and cohesive 10. Deliver better services;
communities;
- Newry, Mourne and Down Area
- Within the Newry, Mourne and is made up of two local offices at
Down area deprivation is most Newry City and Downpatrick town
prevalent in social housing estates; with responsibility for 5,373 tenants;
- The Housing Executive will continue - The 2014/15 year recorded that
to work with local areas identified the Area Office successfully
under the ‘Areas at Risk’ programme achieved all performance targets;
and Neighbourhood Renewal; - 99.82% of rent was collected;
- The Housing Executive will work - Arrears decreased by £60k;
with DSD to bring long term - Voids were 0.43% at March 2015;
empty homes back into use for - Customer engagement involved
social renting through the delivery over 22,202 customers calling at
of an ‘Empty Homes Action Plan’; the offices and over 22,924 phone
- The Housing Executive has calls received.
developed a ‘Social Enterprise
Strategy’ promoting social
enterprise within its estates;
- The Housing Executive will ensure
that affordable housing matters
are identified in masterplans
for town and village centres
throughout the area;
- The Housing Executive will
continue with information sharing
protocols with other agencies and
participate in anti-social behaviour
(ASB) interagency forums;
- The Housing Executive will
support government in the
8Population 2013 174,829
Population 2023 189,202
New Build Completions On site
£3.54m 135 106
in 2014/15 in 2014/15 at March 2015
Housing need Housing stress Allocations
1,563 2,151 513
2014/19 at March 2015 in 2014/15
There are Owner Occupied 71%
66,143 Private Rented 17%
homes in the district
Social rented 10%
Ave house price Ave house price NI
£132k £140k
2014/15 2014/15
9Newry, Mourne and Down Housing Investment Plan 2015-2019
Introduction
Introduction “housing plays its part Themes and Outcomes
The Housing Executive is a statutory
partner in community planning under
in creating a peaceful, THEME ONE
Identify and meet housing need
the Local Government Act (Northern inclusive, prosperous and and demand
Ireland) 2014. The Act requires each
council to provide a framework within fair society” 1. Identify new housing
which councils, departments, statutory requirements;
This vision for Newry, Mourne and Down
bodies and other relevant agencies and
District seeks to deliver sustainable 2. Increase the supply of affordable
sectors can work together. This Housing
Investment Plan (HIP) has been developed communities, living in dwellings of renting to meet the needs of
as a ‘Comprehensive Conversation piece’ a decent standard and in sufficient communities;
for the housing sector informed by a range numbers to meet local needs in both
3. Assist home ownership;
of stakeholders. As the strategic housing urban and rural areas.
authority, the Housing Executive has THEME TWO
Themes and outcomes
prepared the HIP to inform the community Improving people’s homes
planning partnership on the state of the The HIP framework is structured around
4. Improve the quality of the housing
housing market, housing needs, policy five themes that reflect the objectives of
stock;
priorities and public sector investment the Housing Executive. The themes also
proposals for Newry, Mourne and Down embrace those of the Northern Ireland 5. Develop low carbon homes and
District between 2015 and 2019. A longer Sustainable Development Strategy, reduce fuel poverty;
ten-year horizon is also considered. which puts cohesive communities THEME THREE
The HIP will be renewed every four at the heart of housing development Transforming people’s lives
years. In the intervening years, the constructed within environmental
limits. Success for housing providers 6. Provide suitable accommodation
Housing Executive will publish an annual
update and report on the performance is about measuring the impact of their and support services for
of proposals set out in the HIP as well interventions against policy and strategy vulnerable residents;
as incorporating initiatives as necessary. recommendations; therefore, under each 7. Homelessness is prevented or is
The HIP is not a fixed plan. It is a living theme, a number of outcomes have been addressed effectively;
document, subject to consultation, identified. The themes and outcomes are
annual monitoring or even fundamental THEME FOUR
noted in the adjacent box:
review in the light of major change in Enabling sustainable
the policy and/or fiscal context. Under themes one to four, the report neighbourhoods
examines the challenges facing the
The HIP also fulfils the Housing 8. Regenerate neighbourhoods;
Newry, Mourne and Down housing
Executive’s statutory obligations under market and identifies strategies to 9. Create safer and cohesive
the 1981 Housing Order to consult with address imbalances. While work communities;
councils on its performance and future
under these themes is undertaken
plans on an annual basis. THEME FIVE
across both regional and landlord
Delivering quality services
Vision aspects of the Housing Executive’s
The housing sector throughout Northern business, a fifth theme, ‘Delivering 10. Deliver better services.
Ireland faces a number of challenges Quality Services’ relates entirely
in the current economic climate but is to the landlord function, which has
committed to working in a way that responsibility for approximately 90,000
goes beyond a simple ‘bricks and mortar’ tenants’ homes. The report sets out
approach. The housing vision for Newry, investment performance for 2014/15
Mourne and Down District is one where: and programmes to achieve the HIP’s
outcomes for the period 2015 to 2019.
The HIP will also consider the long-term
11Newry, Mourne and Down
Housing Investment Plan
2015-2019
Strategic Policy Context aspirations (10 years) and targets for Resources
the local area. Detailed information of
1. Programme for Government; In Northern Ireland, there is a practical
actions and proposals are set out in requirement for stakeholders in the
2. Northern Ireland Housing Strategy the Appendices. All statistics in this housing market to work with others, in
(Facing the Future 2012-17); document refer to Newry, Mourne order to deliver effective and efficient
and Down District Council area housing and related neighbourhood
3. Planning reform and the Regional unless otherwise stated. The Housing
Development Strategy; services, guided and unified by
Executive, as a statutory community considering the community’s wider
4. Sustainable Development planning partner and in consultation needs. It is encouraging to note, that
Strategy for Northern Ireland; with key stakeholders will publish many examples of strong partnership
annual updates on the HIP to inform the already operate in the sector, across
5. Welfare Reform Act;
community planning process. private, public and voluntary agencies.
7. Reform of Local Government;
Shaping the HIP The recent introduction of community
8. Social Housing Reform planning legislation offers the Housing
The HIP has been developed within the
Programme. Executive an exciting opportunity to
context of the Northern Ireland policy
collaborate with the 11 new councils,
framework. The key documents and
statutory partners and the community
strategies, listed left, set the financial,
and voluntary sector over the next year
legal and policy parameters within
in the production of a community plan.
which the housing industry currently
Community planning will seek to target
operates. These strategies are discussed
limited public sector resources more
further within the HIP. effectively by working in 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 0.17 0.88
Planned maintenance work 5.16 2.66
Response maintenance* 2.80 2.58
Private Sector Grants 1.43 1.46
Grounds Maintenance 0.34 0.38
Warm Homes** 0.55 ----
Supporting People 5.96 5.81
Investment in New Build*** 3.54 ****
Total 19.95 13.77
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.
12Belfast and Newry (HMA) Areas Both HMAs present an assessment
of the housing market conditions
throughout the area and provide a robust
evidence base, which highlights the
pressures within and between housing
tenures in Newry, Mourne and Down.
The HMA identified the following key
issues as listed in the box below. These
remain relevant in the current housing
market.
Housing Market Analysis Key Issues
• House prices have become more
affordable. However, tighter
lending is likely to lead to the
continuation of low rates of
private housing construction;
• There has been significant growth
Source: Housing Executive in the size of the private rented
sector since 2001;
The total Housing Executive projected The district has a growing population • House conditions are likely
investment within Newry, Mourne and of approximately 174,829 and is the to deteriorate with a lack of
Down District in 2015/16 is £13.77 3rd largest council in Northern Ireland, available private sector grant
million. Housing expenditure is set out making up approximately 11% of the funding for housing and reduced
in Table 1. total land area. The district is a mixture disposable income;
of city, towns, villages and rural areas • Fuel poverty will remain an issue;
Area profile
and although the economy has fared
Newry, Mourne and Down District is an • Public expenditure cuts in
well in recent years, it continues to have
attractive location for business. Newry Northern Ireland suggest that they
a significant number of areas of social
City is strategically placed on the A1/ will have implications across the
deprivation. Newry, Mourne and Down
Newry HMA for the next decade
M1 Belfast to Dublin corridor and has the joint second highest rate of and possibly beyond;
Downpatrick is in close proximity to unemployment in Northern Ireland
Belfast. The district is well served with a at 5.59%. • The growth in older people will
strong retail offering and a diverse range have implications in terms of the
The housing context for the Newry, demand for housing adaptations,
of service industries, manufacturing
Mourne and Down District council area specialist housing and personal or
and agri-food businesses. The district is
crosses two Housing Market Areas: nursing care.
renowned for its scenic beauty, bounded
Belfast and Newry (as shown in the
on the east by Strangford Lough and
map above). Housing markets are often
Carlingford Lough, on the west by
not coterminous with local government
Slieve Gullion and Slieve Croob, with
district boundaries, therefore, there is a
the Mountains of Mourne at the centre
need for councils to cooperate with their
making it an attractive place to live and
neighbouring councils to address any
work.
potential land use requirements.
13Newry, Mourne and Down Housing Investment Plan 2015-2019 14
THEME ONE
Identify and meet housing
need and demand
Challenges and opportunities of 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 13,762 additional household formation has
dynamics and the requirement for new
dwellings in Newry, Mourne and Down significantly reduced;
housing. Analysis of these changes will
District which is sufficient at current • Requirement for smaller units
allow us to determine the scale and
build rates. A new Newry, Mourne and particularly from existing elderly
mix of housing provision and affordable
Down Local Development Plan will households;
housing provision needed in any given
identify and zone land for new housing.
area. Research and market intelligence • Reduction in the level of new
guide the Housing Executives plans and DSD established a Housing Supply housing starts;
programmes, and support other decision- Forum in January 2014, made up of • Negative equity levels in NI
makers by identifying housing need and key stakeholders, to consider how to highest in UK;
demand across Northern Ireland. Key improve housing supply in a sustainable
way, as recommended by the Housing • Demand is rising for private
issues relating to housing in the Newry,
Strategy ‘Facing the Future’. A final rented accommodation;
Mourne and Down District are outlined
right: report with recommendations and • Continuing growing need for
agreed actions is due to be published in additional social housing;
Changing demographics, particularly 2015/16. • Potential for Welfare Reform
in age profile and average household
The 2011 census demonstrates the to impact on the social housing
size, are important factors when
continued desire of residents to own requirement.
considering numbers and design of new
housing. The Newry, Mourne and Down their own home. The private rented
population continues to grow, with an sector is an increasingly important Residential planning applications and
increasingly aging populace and smaller sector in the district, with numbers new build starts
households. It is projected that by 2023 rising by 173% between 2001 and 2011.
older people will represent 17.3% of the Census 2011 showed that the social
population in the district. rented stock in the District (6,185 units)
1200
has fallen by 25% compared to the 2001
The rate of new house building falls figure.
below the requirement (1,224) as set out 1000
in the Regional Development Strategy
2035 (RDS). However, this may be 800
revised downwards following a review
600
Table 2: Demographic Trends
Demographics Mid-Year Estimate Mid-Year Estimate Projected 400
2003 2013 2023
Children 38,945 (24.9%) 39,517 (22.6%) 42,095 (22.2%) 200
Working age 98,233 (62.8%) 110,791 (63.4%) 114,418 (60.5%)
10/11 11/12 12/13 13/14 14/15*
Older people 19,217 (12.3%) 24,521 (14.0%) 32,689 (17.3%)
Total Population 156,395 174,829 189,202 U New build Starts
Households n/a 63,429 69,520 U Residential Planning Applications
Ave Household Size n/a 2.73 2.69 Source: LPS and DOE Statistics Branch
Source: NISRA * Residential Planning Applications for
2014/15 are for Quarters 1-3 only.
15Newry, Mourne and Down
Housing Investment Plan
2015-2019
% households in owner occupation, Owner occupied housing sector Private rented housing sector
private rented sector and social housing
The private housing market is now The private rented sector across
100 showing signs of recovery as the number Newry, Mourne and Down has seen
of house sales in Newry, Mourne and an unprecedented increase in its
Down has increased from 679 in 2010 to tenure share between 2001 and 2011.
1,456 in 2014 (LPS), and is the highest Local estate agents report that there
80 annual number of sales during the 2010 is strong demand for private rental
2014 period. The average house price accommodation across the district.
for Newry, Mourne and Down District Rising levels of temporary employment,
60 stabilised at £132k in 2014, approximately growing social housing waiting lists,
£10k below the Northern Ireland average. lending restrictions and high levels of
Popular locations in the district include negative equity will ensure that the
40 Newcastle, Downpatrick, Newry City, private rented sector continues to play
Warrenpoint, Bessbrook, Camlough, an important role in the district.
Ballynahinch, Saintfield and Strangford.
There is potential for volatility in the
20 Despite lower house prices and low private rented sector with large numbers
interest rates, negative equity and of new properties in the tenure, which
1991 2001 2011 1991 2001 2011 rigorous bank lending practices have could not be sold following the housing
constrained the housing market. The market collapse. The risk of large-scale
Newry, Mourne & Down NI mortgage administration company HML disinvestment is however seen as low,
U OO U PRS U Social estimated in 2013, that more than 68,000 with continued demand for private
mortgages advanced since 2005 (41% renting from potential first-time buyers
Source: NISRA of the NI total) were now in negative unable to afford their first home and
equity; an increase from 44,000 (28%) in ‘mortgage prisoners’ with negative
Average house prices and private 2011. The DSD Housing Repossessions equity. Recently, local estate agents
new build starts Taskforce 2015, report that Northern report a return of the ‘buy to let’ investor
Ireland’s repossession rate is likely to to the housing market.
200,000 1000
continue to outstrip other UK regions.
The DSD’s Landlord Registration Scheme
http://www.dsdni.gov.uk/housing identified 6,668 private tenancies
800 repossessions-taskforce-final-report.pdf. registered for Newry, Mourne and Down
Low income households can find difficulty District in March 2015. This registration
600 accessing the owner occupied market scheme will provide evidence to assist
creating demand for intermediate monitoring and regulation of the sector.
150,000 housing. The Housing Executive estimate The current DSD led review of the role
400 intermediate housing demand for and regulation of the private rented
Newry, Mourne and Down District at sector, due to complete in spring 2016,
approximately 222 units per annum for will provide further analysis.
200 the 2013 to 2023 period. Co-ownership
Housing benefit continues to play a
approved 70 applications in 2014/15
vital role in supporting the private
for the Newry, Mourne and Down
rented sector. At March 2015, 7,210
area, reflecting the opportunities this
private tenants in Newry, Mourne
2010 2011 2012 2013 2014 scheme provides in the current housing
and Down were in receipt of housing
market environment. In addition, DSD is
benefit. Research completed by
U Private new build starts piloting a number of initiatives to deliver
Sheffield Hallam University in 2013 and
affordable housing with the potential to
U Ave house price U NI ave house price stakeholder feedback indicates that
be rolled out across Northern Ireland.
housing benefit changes emanating from
Source: LPS and University of Ulster Welfare Reform measures have had
16a limited impact, with little evidence Newcastle, Downpatrick, Castlewellan,
of mass tenant/landlord movement Ballynahinch, Bessbrook, and Rostrevor.
out of the sector. However, anecdotal Single, elderly and small adult
evidence would suggest that despite households comprised approximately
the availability of discretionary housing 62% of the Newry, Mourne and Down
payments some tenants are now waiting list in housing stress. Future
struggling to make up the difference housing mix in new build developments
between housing benefit allowance and will need to cater for these household
rental charge. groups along with any potential changes
The Housing Executive is funding associated with Welfare Reform.
Smartmove Housing to deliver a Private The Housing Executive continues to Private sector development, Saintfield
Rented Sector Access Scheme as part of undertake latent demand tests in
a housing options approach, to expand rural areas across Northern Ireland to
people’s housing choice and to prevent assess hidden demand, in consultation
and/or reduce homelessness by using with local community representatives. Waiting Lists and Housing Needs trends
good quality, affordable property in Housing needs for Supported and for Newry, Mourne & Down
the private rented sector. The scheme Traveller accommodation is dealt with
provides support, information and under Theme Three: Transforming
effective advice to clients by helping people’s lives. 4000
them to live independently and sustain
Historically, much of social housing need
their tenancy.
in Newry, Mourne and Down has been 3500
As household groups continue to reduce delivered by housing associations on
in size, Houses in Multiple Occupation Housing Executive land in Newry City,
(HMO) will continue to play a greater Bessbrook, Downpatrick, Ballynahinch 3000
role in the housing market, particularly and Ardglass. During 2014/15, 135
for single households aged under 35. units where completed across Newry,
There are currently an estimated 5,240 Mourne and Down District and included 2500
HMOs in Northern Ireland, of which developments at Downpatrick, Newry
168 are located in Newry, Mourne City, Warrenpoint, Bessbrook, Forkhill,
and Down District. Of those identified 2000
Mayobridge and Mullaghbawn. At
HMOs in Newry, Mourne and Down, March 2015, there were 106 units
104 have been registered as complying on site across the Newry, Mourne 1500
with regulations. DSD is currently and Down area including schemes in
drafting new HMO legislation, which Newry City, Downpatrick, Saintfield,
may introduce a Licensing Scheme with Ballynahinch, Newcastle and Ardglass. 1000
a new definition for HMOs and new
regulatory standards. It is expected this Increasingly, housing need is emerging
legislation will be introduced within the in locations where the Housing 500
current Assembly timeframe. Executive does not own land such as
Warrenpoint, Rostrevor, Camlough, 2010 2011 2012 2013 2014 2015
Social housing sector Strangford, Saintfield, Crossgar,
Killough, Clough and Drumaness. U Total applicants U Housing stress
Housing need for Newry, Mourne and
Down District remained at a consistently Housing associations report difficulties U Allocations
high level between 2010 and 2015. The in obtaining sites in areas of housing
5-year (2014/19) projected housing need need throughout Northern Ireland. This Source: Housing Executive
for the district identified a requirement results in housing associations having
for 1,563 units with the areas of greatest to acquire sites on the open market.
need being in Newry City, Warrenpoint, To advise housing associations and
17Newry, Mourne and Down
Housing Investment Plan
2015-2019
developers on locations where there is and Strangford. Studies at Killyleagh,
a shortage of programmed development Killough, Clough (Dundrum), Mayobridge,
sites to meet the projected social Newtowncloghogue and Saintfield are
housing need the Housing Executive currently underway. Further studies are
publishes an Unmet Need Prospectus, scheduled to start in the coming year.
found on the following link:
Delivery
http://www.nihe.gov.uk/unmet_social_
Due to Newry, Mourne and Down’s
Housing development at Barrack Street, housing_need_prospectus.pdf.
popular location and growing
Newry City (Choice Housing) To further assist in this process, the population, there is a need for additional
Housing Executive undertakes site housing across all tenures. Outcome 1
identification studies for locations of details action to identify housing need
unmet need. These studies investigate across tenures. Outcome 2 reports the
potential sites; engage landowners provision of affordable rented housing
and provide these details to housing in Newry, Mourne and Down. Outcome
associations for investigation/ 3 looks at ways to support increasing
acquisition. A number of these studies numbers of households entering the
have been carried out across Newry, owner occupied market. All figures
Mourne and Down at the following relate to the Newry, Mourne and Down
Housing development at John Street, locations: Ballynahinch, Castlewellan District unless otherwise stated.
Downpatrick (Ark Housing)
CASE STUDY 1
Clanmil Housing Scheme at Father Cullen Park, Bessbrook.
Bessbrook has consistently demonstrated a high social housing need requirement due to the village’s close proximity to Newry City.
The Housing Executive land at Father Cullen Park, was considered ideal for development. It was decided that the site could provide
housing for general needs housing, people with learning disabilities and travellers. Helm Housing Association was nominated
to take forward a scheme for Learning Disabilities, while Clanmil Housing agreed to
develop the Travellers and General Housing schemes.
Clanmil Housing engaged with Helm Housing in the preparation of a concept plan
during 2007/08. Together with the Planning Service they worked through a number of
local objectives, constraints and land ownership issues to achieve planning permission
for the development of 56 general needs units and six traveller units. The scheme
completed in January 2015.
The name of the scheme, Dobson’s Way which reflects the site’s location close to
Dobson’s Pond, was suggested by pupils of St Paul’s High School. Clanmil welcomed
the first tenants in June 2014 with the remaining homes handed over in phases during
the summer period. The homes were built to the Code for Sustainable Homes high Dobsons Way, Bessbrook
energy efficiency standard and to the Lifetime Homes and Secured by Design standards,
which ensure added security and flexibility for adaptation.
Lorna Brown, who moved into a new home in Dobson’s Way commented “We are
absolutely delighted with our lovely new home. It’s really bright and modern and is just
perfect for us, particularly for Conor with his wheelchair. I’ve had a chance to meet
most of my new neighbours and we’re all really excited about our new homes. We just
can’t wait to get settled in.”
In total Clanmil invested around £7.75m to deliver the new homes, with £4.11m in grant
aid and over £3.64m in private finance.
18OUTCOME ONE
IDENTIFY NEW HOUSING REQUIREMENTS
Performance 2014/15 Plans for 2015/19 Ten Year Outlook
For Quarters 1-3 DRD will review Housing Determine new housing
2014/15, there were Growth Indicators for local requirements for local
676 new build housing development plans as part of the development planning
starts (LPS), well below ongoing review of the Regional through collaborative
the Housing Growth Development Strategy; working between
Indicator of 1,224 units Housing Executive,
NIHE will update the NSM in
per annum; DSD, NISRA and DRD;
2015 following the 2015 review of
NIHE Net Stock Model household projections by NISRA. NIHE will deliver
(NSM) identified a social The NSM will also be updated in updated objective
housing requirement for 2017 and 2019; assessments
2,000 social units per of affordable
NIHE will carry out a 5-year
annum for NI; housing (social and
(2017/22) social housing need
intermediate housing)
Latent Demand Testing assessment for the district;
need by household
was carried out in
NIHE will inform council of type;
Ballymartin, Cullyhanna
affordable housing need for
and Lurganare over the NIHE’s Housing Market
production of local development
past year. No hidden Assessment will
and community plan;
demand for social provide an evidence
housing was uncovered. NIHE will review Housing Market based cross tenure
There was a further test Geographies for NI and deliver trend analysis of the
in Annsborough, results HMAs across NI; local housing market
pending; NIHE will analyse the results to supplement housing
need assessment
NIHE assessed demand of a latent demand test in
to inform local
for intermediate housing Annsborough and report on hidden
development and
at 222 units per annum demand for rural housing;
community planning;
between 2013/23; NIHE will annually assess demand
for intermediate housing for the Continuously evaluate
NIHE studies to
district; and update housing
examine sites for
need assessment
social housing started Site identification studies will methodologies to
in Newry, Mourne and be carried out by NIHE at Newry ensure they are
Down at: Killyleagh, City, Newcastle, Warrenpoint, validated and based on
Killough, Clough Rostrevor and Camlough. best practice.
(Dundrum), Mayobridge,
Newtowncloghogue,
Ballynahinch, Saintfield
and Castlewellan.
19Newry, Mourne and Down
Housing Investment Plan
2015-2019
OUTCOME TWO
INCREASE THE SUPPLY OF AFFORDABLE RENTING TO MEET THE NEEDS OF
COMMUNITIES
Performance 2014/15 Plans for 2015/19 Ten Year Outlook
NIHE committed £1.708m DSD approved a gross, 3-year Housing and planning
Housing Association Grant (2015/18) SHDP that includes authorities will
(HAG) in Newry, Mourne 43 schemes with 729 units for introduce effective
and Down to part fund the the district; policies to identify
development of 36 new land for mixed tenure
NIHE will work with council
general needs homes. and shared housing
to deliver social housing sites
HAs supplemented HAG development through
identified in the extant area
with private funding the community
plan;
commitment of £1.829m; planning and
NIHE will work with development planning
The new homes will
council to identify sites for processes;
provide a mix of house
social housing in the local
types and sizes; Maximise public
development plan;
funding in the
At 31st March 2015, there
NIHE with DSD and HAs will procurement and
were 12 schemes on site,
formulate a Delivery Strategy delivery of affordable
to provide 106 additional
for the SHDP ready for housing;
social dwellings in the
implementation in April 2016;
district; Introduce developer
DOE and DSD will publish PPS contributions for
DSD’s Landlord
22 ‘Affordable Housing’; social housing;
Registration scheme
commenced. At April 2015, DSD will continue to Monitor and evaluate
there were, 6,668 private implement landlord the performance of
tenancies registered in the registration and tenancy the private rented
district; deposit schemes and analyse sector to assess
the data received; effectiveness in
NIHE processed 7,897 new
meeting affordable
social and private housing DSD will complete a
fundamental review of the housing need;
benefit claims;
private rented sector in 2016; Introduce effective
NIHE average processing
NIHE plan to process new regulation for the
time (22.8 days) for new
private rented sector
public and private housing public and private housing
benefit claims within the 25 to maintain physical
benefit claims was
day target and housing benefit and management
within the 25 day target
claim amendments within 8 standards.
and 6.3 days for claim
amendments was also days;
within the 8 day target; NIHE has made £450k
NIHE funded the available to fund Smartmove
Smartmove private private rented sector access
rented sector access scheme across NI for 2015/16.
scheme across NI for
approximately £110k.
20OUTCOME THREE
ASSIST HOME OWNERSHIP
Performance Plans for 2015/19 Ten Year Outlook
2014/15
33 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
communities
Housing Association DSD has committed funding of £15m to
through planning;
approved 70 Co-ownership for 2015/16 with a target
applications for the of 300 approvals for NI; Introduce a
district; developer
DSD will pilot a number of initiatives
contribution to
NIHE identified three using the Affordable Housing Fund to
increase the supply
surplus sites for deliver affordable housing across NI.
of intermediate
inclusion in a pilot These include:
housing;
intermediate housing
1. £19m to provide up to 600
scheme using the Deliver finance
affordable homes;
Affordable Housing models to make
Fund, none of which 2. £5m to date in Financial better use of
are within Newry, Transactions Capital (FTC) funding funding for
Mourne and Down. for a Rent to Purchase scheme intermediate
(being delivered by Co-Ownership); housing;
3. £9.2m in FTC funding to an Empty Deliver a range
Homes scheme (being delivered by of intermediate
Clanmil); housing
4. Developing intermediate housing products, such as
on surplus NIHE land (Clanmil and intermediate rent;
Apex Housing). Deliver a self-build
DOE and DSD will work to finalise PPS affordable housing
22 ‘Affordable Housing’ to facilitate model.
intermediate housing;
NIHE with HAs will investigate
potential for community self-build
products for home ownership.
21Newry, Mourne and Down Housing Investment Plan 2015-2019
THEME TWO
Improving people’s homes
Challenges and opportunities home standards, while in Newry and Key Issues
Mourne the figure was 13%.
Housing has a major impact on people’s • Unfitness is recorded at 4% - 5%
lives, therefore it is essential to provide The 2011 HCS findings indicate that of dwellings in Newry Mourne
good quality, sustainable housing a high level of the most vulnerable and Down District (House
across all tenures to meet the needs households are residing within the Condition Survey 2011);
of our residents and to provide the oldest properties and will continue
foundation for thriving communities. It to have a reliance on some form of • Grant funding for house
is also vital that measures to improve assistance to maintain their homes. improvements across all tenures
the environmental sustainability of our is reducing;
The Housing Executive provides grants
homes are beneficial to the poorest to private sector landlords and owner • Households living in dwellings
in society. This section considers occupiers to assist them to maintain with lower energy efficient ratings
the condition of the housing stock their properties and prevent them are most likely to be vulnerable
within Newry, Mourne and Down from falling into unfitness or disrepair. people including older people or
and outlines the various strategies to However, discretionary grant funding those on low incomes;
address unfitness, disrepair and energy has reduced to £1.4m for 2015/16 • The cost of fuel and low incomes
inefficiency. across Northern Ireland. Therefore, the remain important determinants
objective to reduce unfitness in private of whether a household is in
Housing conditions
housing will require more innovative fuel poverty. Other issues linked
Between 2006 and 2011, the unfitness ways of maximising outcomes within to fuel poverty include older
rate for the former Down District the funding available. DSD’s “Review of dwellings, households in isolated
increased from 2.7% to 4%, following a Support for Repair and Improvement in rural locations, households
similar trend to Northern Ireland which the Private Housing Sector” consultation headed by older persons and
saw an increase from 3.4% to 4.6%. document reports that a pilot loans unemployment.
In contrast, unfitness for the former scheme will be introduced in 2015/16.
Newry and Mourne District decreased Unfitness rates % Decent Homes Standards %
marginally from 5.3% to 5%. The main
causes of rising unfitness levels have 100
been identified as reduced grant funding 12
and decreased consumer spending on
housing maintenance. The Northern
Ireland Housing Market Review 2014 90
also highlighted a link between the 9
increasing level of unfitness and a rise
in the rate of vacancies, particularly in
isolated rural areas. The graph adjacent 80
shows unfitness between 2001 and 2011 6
in the former Newry and Mourne and
Down Districts.
A decent home considers a wider range 70
3
of indicators, beyond unfitness, and
is one that meets modern standards 2001 2006 2011 2001 2006 2011
in terms of fitness, structure, energy
efficiency and facilities. The 2011 House
U NI U Newry & Mourne U Down U NI U Newry & Mourne U Down
Condition Survey (HCS) estimated that
14% of dwellings in the former Down Source: House Condition Survey Source: House Condition Survey
District were recorded as failing decent
23Newry, Mourne and Down
Housing Investment Plan
2015-2019
Fuel Poverty Rates % Table 3: Household heating costs
Housecoal Electricity Standard Oil (Kerosene) Firmus First
45 (£) Domestic Tariff Litre 2000 kWh
50 Kg 1 Unit (Pence) (Pence) (Pence)
% Change 40.8% 57% 71% 48%
40
Source: NIHE
35
Energy efficiency will remain a challenge, as this price
trend is unlikely to be lasting.
The Housing Executive has a key
30 role under the 1995 Home Energy In tackling fuel poverty, the Warm
Conservation Act to identify, promote Homes scheme in Northern Ireland has
and monitor progress of energy efficiency seen £150m invested across 120,000
throughout all tenures in the residential properties since 2001. The Housing
25 Executive has now developed the
sector in Northern Ireland. The last House
Condition Survey (HCS) carried out in Affordable Warmth Scheme to replace
2001 2006 2011
2011, recorded a 22.5% improvement the Warm Homes Scheme. Aimed at
in the energy efficiency of the occupied helping to alleviate fuel poverty in
U NI U Newry & Mourne U Down
housing stock in Northern Ireland targeted vulnerable households in the
Source: House Condition Survey between 1996 and 2011. Evidence would owner-occupied and private rented
suggest that the Northern Ireland figures sectors, the key objectives of the
are broadly representative of Newry, scheme are:
Mourne and Down. 1. to deliver energy efficiency measures
Considerable progress has been made to to 9,000 households annually by 31
date in upgrading the energy efficiency March 2017;
of all housing stock across all tenures in 2. each new council is expected to
Northern Ireland. However, fuel poverty deliver 1,000 completed Affordable
remains an issue, mainly due to high Warmth surveys to the Housing
fuel prices and low household incomes. Executive annually.
In Northern Ireland, there is a high level
The Boiler Replacement Scheme in
of dependency on home heating oil with
Northern Ireland has helped more than
68% of households continuing to rely
17,500 households to upgrade their
on kerosene to heat their homes. Table
central heating boilers. The scheme
3 shows the increase in the cost of key
has received approval to run for one
sources of energy between April 2007
more year with funding for £2m.
and July 2014.
Bryson Energy has been engaged to
DSD’s vision of eradicating fuel develop a network of oil-buying clubs
poverty remains a challenge in Newry, across Northern Ireland to deliver
Mourne and Down, given that 45% of better value for tenants. The Northern
households were classified as being in Ireland Building Regulations legislative
fuel poverty in 2011 (HCS 2011). This amendments in February 2014 mean that
is comparable to the Northern Ireland by 2020 there will be a new regulatory
figure of 42%. Despite the fall in oil and requirement for all new buildings to be
gas prices in early 2015, this objective nearly zero-energy buildings.
24Housing Executive Maintenance term priorities for investment in stock, as
Investment Strategy well as establishing an initial five year
investment plan to cover the period 2016
In its aim to achieve the Decent Homes
2021. The overall approach to effective
Standards for all its tenants by 2020/21,
asset management is designed to ensure
the Housing Executive’s Landlord
delivery and maintenance of better homes
Services first delivered its Maintenance
for the long term, and is illustrated below:
Investment Strategy in 2004. The
reduction in capital funding from 2008/09, An interim investment programme has
meant the strategy was revised in 2011 been developed for the 2015/16 period,
to adopt programme priorities of kitchen which will reintroduce a programme
replacements and heating upgrading of capital improvements across the Installation of wood pellet boiler at
as the optimum approach to achieving Housing Executive stock. For further Patrician Park, Newry City
Decent Homes Standards within the information on scheme details please
budgets available. In the interim, the see Appendix 2. The Housing Executive’s
Programme for Government introduced a Stock Transfer Programme is also being
target of all social housing having double- undertaken in response to the Minister’s
glazing installed by 2015. target to transfer 2,000 homes to housing
associations. The programme will be
In taking forward a future investment
based on estates which demonstrate
strategy, the Housing Executive’s
significant investment needs. Tranche 1 of
Landlord Services and the DSD jointly
the programme has been confirmed and
commissioned an independent stock
four estates have been selected, none of
condition survey of the Housing
which are located within Newry, Mourne
Executive’s properties in summer 2014.
and Down.
The findings from this will be used to
develop a new Asset Management
Strategy. The Strategy will set out long
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.
25Newry, Mourne and Down
Housing Investment Plan
2015-2019
Housing association stock Delivery
Most housing association properties Constructing sustainable dwellings
were constructed during the past twenty through improved design and materials,
to thirty years and have been built to will improve residents’ well-being.
lifetime home standards. Each housing Investment and high standards of
association prepares maintenance maintenance help sustain healthy
programmes for its own stock however, people and communities. Investment in
housing associations report that the the energy efficiency of a home affects
majority of their dwellings are in good health, household expenditure and the
condition and the programme for planned environment. This is, therefore, a key
maintenance work is therefore limited. area for housing investment within
Newry Mourne and Down Council. Set
Social housing rents
out below are investment and actions,
DSD, under the Social Housing Reform which will contribute to achieving the
Programme, is currently developing a two outcomes associated with Theme
rent policy for social housing in Northern Two; ‘improve the quality of the housing
Ireland, which will determine future stock’ and ‘develop low carbon homes
social housing rent charges when and reduce fuel poverty’.
completed. Rents collected provide
funding to allow the social housing
landlords (including the Housing
Executive Landlord Services) to carry out
programmes of work on their dwellings.
For 2015/16, the Housing Executive’s
average rent charge increased by £3.08
per week, raising it to £66.60, excluding
rates. Housing Executive rents are lower
than housing associations in Northern
Ireland, and around £20 a week less
than the average rent for similar local
authority accommodation in England.
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