|
1. |
INTRODUCTION |
6 |
| 2. | EXECUTIVE SUMMARY |
7 |
| 3. | BACKGROUND TO THE UK SOCIAL HOUSING MARKET |
11 |
| 3.1. | DEFINITION OF UK SOCIAL HOUSING MARKET |
11 |
| 3.2. | HISTORY OF SOCIAL HOUSING |
12 |
| 3.3. | THE SUSTAINABLE COMMUNITIES PLAN |
13 |
| 3.4 | REGULATION AND CONTROL IN THE UK SOCIAL HOUSING MARKET |
15 |
| 3.4.1 | The Housing Corporation |
15 |
| 3.4.2 | The National Housing Federation (NHF) |
18 |
| 3.4.3 | The Welsh National Assembly (Tai Cymru) |
19 |
| 3.4.4 | Communities Scotland |
19 |
| 3.4.5 | Northern Ireland Housing Executive |
20 |
| 4. | THE UK SOCIAL HOUSING MARKET |
21 |
| 4.1 | UK MARKET SIZE |
21 |
| 4.1.1 | English Housing Market |
22 |
| 4.1.2 | Scottish Housing Market |
29 |
| 4.1.3 | Welsh Housing Market |
31 |
| 4.1.4 | Northern Ireland Housing Market |
34 |
| 4.2 | LOCAL AUTHORITY HOUSING MARKET |
35 |
| 4.3 | REGISTERED SOCIAL LANDLORD HOUSING MARKET |
43 |
| 4.3.1 | RSL Overview |
43 |
| 4.3.2 | Historical Background of RSLs |
45 |
| 4.3.3 | English RSL Market |
45 |
| 4.3.4 | Welsh RSL Market |
54 |
| 4.3.5 | Scottish RSL Market |
56 |
| 4.3.6 | Northern Ireland RSL Market |
59 |
| 5. | AFFORDABLE HOUSING |
61 |
| 5.1 | SOCIAL AND AFFORDABLE HOUSING IN ENGLAND |
61 |
| 5.1.1 | Shared ownership |
63 |
| 5.1.2 | Homebuy |
64 |
| 5.1.3 | Section 106 |
65 |
| 5.2 | MODERN METHODS OF CONSTRUCTION |
67 |
| 5.2.1 | Timber Frame |
67 |
| 5.2.2 | Others – Steel Frame/Concrete/SIPs. |
68 |
| 7. | FINANCING IN THE UK SOCIAL HOUSING MARKET |
69 |
| 7.1 | OVERVIEW |
69 |
| 7.2 | MAJOR PRIVATE LENDERS IN THE SOCIAL HOUSING MARKET |
69 |
| 7.3 | FINANCING OPTIONS |
72 |
| 7.3.1 | Overview |
72 |
| 7.3.2 | Private Finance Initiative (PFI) |
72 |
| 7.3.3 | Large Scale Voluntary Stock Transfer (LSVT) |
79 |
| 7.3.4 | Arms Length Management Organisations (ALMOs) |
83 |
| 7.3.5. | New Partnerships in Affordable Housing (NPiAH) |
88 |
| 8. | SPECIFICATION AND BUYING PROCESSES |
89 |
| 8.1 | THE SPECIFICATION PROCESS |
89 |
| 8.1.1 | The Main Specifiers |
90 |
| 8.1.2 | Contractor Specification |
91 |
| 8.1.3 | Manufacturer Specification |
92 |
| 8.2 | NEW BUILD AND RMI ACTIVITY RESPONSIBILITY |
93 |
| 8.3 | SPECIFICATION CRITERIA |
94 |
| 8.3.1 | Performance Standards |
95 |
| 8.3.2 | Quality |
96 |
| 8.3.3 | Cost of Maintenance |
96 |
| 8.3.4 | Price |
97 |
| 8.3.5 | Appearance / Aesthetics |
97 |
| 8.3.6 | Brand/Manufacturer |
98 |
| 8.4 | PURCHASING PROCESSES |
98 |
| 8.5 | TENANT PARTICIPATION |
100 |
| 8.6 | THE EFFECT OF MMC ON BUYING AND SPECIFICATION |
101 |
| 9. | FUTURE PROSPECTS | 103 |
| APPENDIX 1 | STOCK TRANSFER
1988-2003 | 106 |
| GLOSSARY OF TERMS | |
110 |
|
Tables & Charts |
| TABLE 1 | THE UK SOCIAL HOUSING MARKET - % DWELLING STOCK 1994-2005 BY TENURE |
8 |
| TABLE 2 | ALLOCATION OF RESOURCES UNDER THE SUSTAINABLE COMMUNITIES PLAN 2002-2006 £M |
14 |
| TABLE 3 | THE UK SOCIAL HOUSING MARKET – DWELLING STOCK 1995-2005 BY TENURE (000S) |
21 |
| TABLE 4 | ENGLISH HOUSING MARKET BY TENURE 1938, 1994 AND 2004 |
22 |
| TABLE 5 | CENTRAL GOVERNMENT HOUSING CAPITAL PROVISION IN ENGLAND 1999/00 – 2006/07 (£M) |
24 |
| TABLE 6 | KEY WORKER LIVING BUDGET DISTRIBUTION 2004 – 2006 (£M) |
26 |
| TABLE 7 | SALES AND TRANSFERS OF LOCAL AUTHORITY DWELLINGS 1996 – 2005 – NUMBER OF DWELLINGS |
27 |
| TABLE 8 | HOUSING COMPLETIONS BY RSLS 1996-2005 |
28 |
| CHART 9 | THE HOUSING MARKET IN SCOTLAND BY TENURE 2004 |
29 |
| TABLE 10 | APPROVED PROGRAMME OF HOUSING DEVELOPMENT AND IMPROVEMENT IN SCOTLAND 2004 - 2006 |
31 |
| TABLE 11 | THE HOUSING MARKET IN WALES BY TENURE 1994-2004 |
32 |
| TABLE 12 | CENTRAL GOVERNMENT EXPENDITURE ON HOUSING IN WALES 2003/04 |
33 |
| TABLE 13 | NORTHERN IRELAND HOUSING MARKET 1995 – 2005 (000’S DWELLINGS) |
34 |
| TABLE 14 | NORTHERN IRELAND EXECUTIVE BUDGET – NIHE AND HOUSING ASSOCIATIONS 2003/04 – 2006/07 |
35 |
| TABLE 15 | LOCAL AUTHORITY HOUSING STOCK IN THE UK BY REGION 2004 |
36 |
| CHART 16 | ENGLISH LOCAL AUTHORITIES – NO. OF DWELLINGS 1985-2004 |
37 |
| TABLE 17 | PROVISION OF SOCIAL HOUSING IN ENGLAND BY LOCAL AUTHORITIES AND RSLS 1985-2004 |
38 |
| CHART 18 | ENGLISH LOCAL AUTHORITIES – COMPLETED NEW BUILD ACTIVITY 000’S 1990-2004 |
39 |
| CHART 19 | MIX OF LOCAL AUTHORITY DWELLINGS IN ENGLAND BY TYPE 2004 (%) |
40 |
| CHART 20 | MIX OF LOCAL AUTHORITY DWELLINGS IN ENGLAND BY NUMBER OF FLOORS IN THE BUILDING 2004 |
41 |
| CHART 21 | MIX OF LOCAL AUTHORITY DWELLINGS IN ENGLAND BY AGE 2004 (%) |
42 |
| TABLE 22 | NUMBER OF RSLS IN ENGLAND BY TYPE 2004/05 |
46 |
| TABLE 23 | DWELLING TYPE BY TENURE BY REGION 2004 (%) |
48 |
| TABLE 24 | MAJOR RSLS IN ENGLAND WITH OVER 10,000 DWELLINGS (2005) |
50 |
| TABLE 25 | MAJOR RSLS IN ENGLAND 5,000+ DWELLINGS (2005) |
52 |
| TABLE 26 | MAJOR RSLS IN WALES 500+ DWELLINGS (2005) |
55 |
| TABLE 27 | MAJOR RSLS IN SCOTLAND 1,000+ DWELLINGS (2004/05) |
57 |
| TABLE 28 | MAJOR RSLS IN NORTHERN IRELAND 500+ DWELLINGS (2005) |
59 |
| TABLE 29 | COMPLETIONS OF AFFORDABLE HOMES (NEW BUILD AND REHABILITATION) 2004/05 - ENGLAND |
62 |
| TABLE 30 | TOTAL PRIVATE FINANCE 2002 - 2004 (£BN) |
70 |
| TABLE 31 | NEW PRIVATE FINANCE 2002 – 2004 (£BN) |
70 |
| TABLE 32 | TOP 16 LENDERS TO RSLS 1988 - 2003 |
71 |
| TABLE 33 | ALLOCATION OF PFI CREDITS FOR EACH GOVERNMENT DEPARTMENT 1997 - 2006 |
77 |
| TABLE 34 | LARGE SCALE TRANSFERS 2004 – 2006 |
80 |
| TABLE 35 | STOCK TRANSFER BIDS 2004/05 |
82 |
| TABLE 36 | CAPITAL
ALLOCATIONS AVAILABLE FOR NEW ALMOS 2004 - 2006 |
85 |
| TABLE 37 | SUCCESSFUL ALMO BIDS – AUTHORITY AND VALUE 2001 – 2004 |
86 |
| CHART 38 | THE PROPORTION OF RSLS OPERATING LISTS OF PREFERRED CONTRACTORS 2006 |
91 |
| CHART 39 | THE PROPORTION OF RSLS OPERATING LISTS OF PREFERRED MANUFACTURERS 2005 |
92 |
| TABLE 40 | RELATIVE IMPORTANCE OF SPECIFICATION CRITERIA |
94 |
| TABLE 41 | RANKED IMPORTANCE OF TENANT PARTICIPATION IN THE SPECIFICATION PROCESS OF REFURBISHMENT AND NEW-BUILD PROJECTS |
100 |
|
TABLE 42 |
LARGE SCALE TRANSFERS 1988-2003 |
106 |
