Affordable Housing

 

Affordable Housing on Isle of Lismore – Frequently Asked questions

 

Lismore Community Trust are proposing to build a pair of semi- detached houses for affordable long-term rent at the end of Newfield Terrace, Achnacroish.

Typically there are lots of questions but here are some answers to Frequently Asked Questions ( FAQs)

  • Why is Lismore Community Trust wanting to build houses?

Addressing housing needs has been identified as a shared community requirement in all consultations since 2000. Having commissioned a number of significant reports; most recently the Rural Housing Scotland (RHS) Feasibility report in January 2021, and examined data trends there is now a pressing need for more houses on Lismore.

The population of Lismore at the 2011 Census was recorded as 192. It is estimated this has now decreased to around 160. The 2011 inhabited island census report suggests Lismore has a significantly higher % of the population over 65 years of age than most similar islands (Lismore 34% compared with Coll 14%, Gigha 19% and Colonsay 25% ) and significant lower % of the population aged 0-15 ( Lismore 12,% Coll 23% , Gigha 23% ). This data, and other national trends suggests the population on Lismore is likely to decline further putting pressure on the viability of key services. Eg school, doctor, ferries, shop, and business including tourism.   A key factor in the population demographic is the availability of homes.

The RHS 2021 report says there are 85 households living on the island, 71 of which are owner occupiers, 11 are in privately rented houses, and 3 are rented, one from one housing association and two from another. There are considered to be 143 habitable dwellings on Lismore, so 58 (40.55%) are not in permanent occupation: 15 are holiday lets, 25 are second homes, and 11 are vacant. Second homes and short lets have increased significantly in the last 10 years. The 2011 census states 85% of houses are occupied by residents while current figures show this is now only 58%. This changing trend of increased second and vacant homes creates a challenge for people wanting to move to the island. The purchase prices are high and availability low.

In order to arrest the falling population and the associated threat to services in a challenging housing market where availability and cost are prohibitive we are seeking to build family houses that are available at an affordable rent.

  • What type of houses and why Newfield Terrace?

The houses on Newfield Terrace are to be semi-detached family houses. They are to be of a similar style to the existing with 2 or 3 bedrooms. The RHS report commissioned by the Trust undertook consultation on a choice between building at Clachan or Achnacroish. A majority came out in favour of the Newfield Terrace site in Achnacroish site. While the suggestion was for 3 or 4 houses, 2 houses are being proposed so as not to create too congested an area and respect the existing residents.

  • Considerations at the Achnacroish site?

All housing sites have their challenges. There have been surveys so we know flooding is not a problem but concerns have been expressed about water supplies in the area. The Trust intend to install a separate borehole or construct a rainwater harvesting system to alleviate some potentail concerns.

  • Will local people be building the houses?

There are very strict rules about the procurement processes involved where public money (grant) is concerned and the Trust will have a Tender Evaluation and Contract Award Process in place. This should ensure timeliness, quality and an assured price. This may mean that the cheapest tender is not necessarily accepted. The Trust can’t just allocate work to local people. Within procurement legislation, however, local firms will be encouraged to tender for works.

  • Why at an affordable rent and not for purchase?

Lismore did have a significant number of houses available to families at affordable long-term rent but changes to Government policy led to many being sold. Since being in private ownership these houses are variously accommodating island residents, second homes or for private rent.  New families wanting to come to Lismore, whether they want to join others in their family, bring skills and entrepreneurship and/or adopt a new lifestyle may not readily find a house to buy or rent privately.  By building affordable houses families can come to Lismore, enjoy its unique environment and contribute positively to the island community. After long term rental they may look to a purchase. The RHS report in January 2021 states the current rent of social housing is about £430 a month.

  • How are we going to decide who lives in the houses?

Having examined the need for housing we are keen the occupants can address the needs of the island. Deciding who gets to rent the houses may be considered controversial but many other schemes have manged very successfully with clear allocations policies based on a scoring system.  In light of the housing need identified, we will be developing a Lismore Community Housing Allocations Policy. The policy will be developed with the community and we are very keen to understand differing views. Once the policy is agreed an independent panel will consider all applications and advise the Trust of who should be tenants and why.

  • I know somebody who wants a house on Lismore; what should I tell them?

Lismore Community Trust hope to be building some family semi-detached houses soon and will be publicize this along with our Allocations Policy. Additionally they should add their name to a confidential register being created. Lismore Community Trust website, Facebook groups etc will publish details as they are agreed.

  • Do you know how much it is going to cost?

The cost of building houses has escalated in recent years in part due to the pandemic. Raw materials are more expensive and labour is often in short supply. There are also barriers that may increase the cost associated with being an island.  The current estimate is about £200,000 per house after land purchase.

  • What about the land?

The land is in owned by island residents. The plot did have outline planning permission for a dwelling. The owners have agreed to sell the land to the Trust for an affordable housing scheme on condition that its is kept by the Trust for houses. The amount the Trust will pay will determined by the value considered fair by an independent qualified surveyor.    

  • How are the houses and land going to be funded?

Scottish Government departments recognise the need for more affordable housing to be created. They are also aware of some of the consequences of changing populations on islands off the west coast of Scotland. To address these issues the Government are making grants available to allow responsible bodies to respond. The grants are rarely for 100% of the costs and we may need to look at crowd funding and or take out a loan to fund the difference. The costs of loans can be covered by the rental income.

  • Why isn’t somebody other than Lismore Community Trust leading this project?

There are bodies supporting communities to develop affordable housing schemes and this is an option. The Trust however is a properly constituted body that can legitimately apply for grants. The community on Lismore would own the houses and would be in a position to determine how they were deployed. Additionally, the house rentals would provide a small income, once all management and maintenance costs have been covered, that could be used for further development of things that will develop and improve Lismore.

  • Where can I find out more, ask more questions and give my views?

The Trust Housing Group has been working on this project and any of the members can assist you. Andy Hough, Mike Hyatt, Julia Fayngruen, Peter Macdougall and Seona, Macdonald.

We are also holding a “drop in” session between 12:00 and 4:00pm on Saturday 5th March in the Lismore Public Hall where you can discuss the ideas more fully and give your opinions.

  • How is the final decision going to be made?

Lismore Community Trust is seeking to develop this project in an open and transparent manner with the community. There are important issues we want opinions on. (eg Allocation Policy, house design, financial commitment etc). Before key decisions are made, the Trust, bound by its Articles of Association, must hold a general meeting where 75% of the members present agree. We know meetings can be difficult for some and feel the really important decisions:-

  • Should Lismore Community Trust pursue the idea of a pair of semi-detached?
  • Should the Community Trust commit to the funding to support the building of the houses?.

must be agreed.

Questions arising from the Drop in event on 5th March 2022, read on..,

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