The private rented sector: meeting demand and improving data

The private rented sector (PRS) has grown recently, to become a more than significant part of the housing market in the UK. A shortfall in social housing availability, and extortionate deposit costs for first time buyers has meant that demand in the private sector has grown exponentially since the 1990s, the sector now taking in clients from across the demographic spectrum.

But research has shown the demand for private rent housing is not just about finance. Increasingly, many young professionals actively choose to live in the private rented sector because they like the flexibility and locational benefits of private rents. Renting privately can mean they are able to move freely for jobs without being constrained by a mortgage, and live in city centre locations, with short commutes and close proximity to amenities like shops, restaurants, gyms and cinemas.

Despite the growing “young professional” market, the sector also (in some areas) has something of an image problem. Characterised by rogue landlords charging extortionate rents for poor quality homes, with the ability to remove tenants without reason or much notice. This negative aspect, which centres on the issue of tenant rights and security within the private sector, is something which has been discussed widely at a number of events recently, for example, at the UK Collaborative Centre for Housing Evidence (CaCHE) event we attended in Glasgow last month. It is also something which last year the Scottish Government legislated to try and mitigate.

Ensuring quality in a place people can call home

One of the other major issues that is often highlighted with PRS is the need for a minimum quality standard, bringing private lets into line with the minimum standards (supposedly) adhered to in social housing. The legislation and policing of this element of the PRS is proving more complicated to navigate, although it is something which is being discussed within the Scottish Government.

There is also the growing issue of the short-term rented sector. You cannot have failed to notice, whether you work in housing or not, the rise of sites like AirBnB and HomeAway which allow individuals to list entire properties or spare rooms out on a short-term basis. Concerns as to the growth of this market have been raised the world over. The major issues are the impact on permanent residents, who can find having new neighbours each week disconcerting, and on the local housing market more generally, as the rise of short term lets then reduces the pool available for longer term private lets. Cities like Barcelona are, however, beginning to look at how regulation and use of permits can address the negative impacts, and are being watched the world over to see if their actions will work.

How can we meet demand?

It is often said that housing is a complex flux of different sub-sectors, and that, more often than not, one cannot function effectively without the other. The PRS, the housing market and social housing are all reliant on each other to help control demand and prices and ensure that everyone, regardless of circumstance, has somewhere that they can call home.

One of the major issues with meeting demand is space and land to build; another is funding and another is understanding exactly who needs homes, and what type of homes they need. In many cases people view the private rented sector as being a stop gap for those not able to get social housing, and not able to afford a deposit for a mortgage. Although in many instances they may be right, the demographic of those renting privately now is changing, and becoming more and more varied year on year, with many young professionals and families with children now renting privately.

Understanding these trends will be key to meeting demand. In order to do this the data on housing, particularly within the private rented sector needs to improve. Research from the Urban Big Data Centre and CaCHE found that data is lacking, and that we need to improve it if we are to improve the PRS more generally.

A recent evaluation by the Welsh Government of Rent Smart Wales found that Rent Smart Wales and its database of registered landlords has provided good quality information and guidance to local authorities and landlords, as well as driving up standards within the PRS in Wales. Learning from how data collected on the Rent Smart Wales database can be maximised to provide an accessible source of information on the PRS in Wales is very important going forward, and this is something we are seeing increasingly across the sector – the desire for more data, to help those within the sector make better decisions.

What next?

A report released by LSE in June 2018 found that while the PRS has grown significantly, projections suggest that it will start to level out, and reach a state of stasis, or even decline in the coming years. Other reports have contradicted this, however, stating that unless there is an intervention or significant change in house prices, more people than ever will be forced to live within the PRS.

What does seem to be agreed upon is that better data and understanding of the sector and how to manage it is necessary and that ultimately, standards will improve across the board, with or without government intervention, but the way we view private rented sector accommodation will also change.

PRS properties will not only be buy-to-let houses, converted into HMOs, or tiny bedsits where 5 people share 2 rooms. Instead the market for sectors like build-to-rent are growing, and changing the expectations of the new generation of renters about what to expect from PRS accommodation.

In the future the ambition is for high quality, stability and housing which is suitable for a range of different tenants and their needs from young professionals and families with children, right through to older people living in retirement villages managed by a corporate landlord. It is hoped this will help stabilise rents and improve standards across the board, creating affordable places that people can plan to live in long term, with security and quality at their heart.


If you are interested in this topic, you may also be interested in the following blog posts:

Follow us on Twitter to see what is interesting our research team.

A mixed reception for Labour’s housing green paper

 

In April, the Labour Party launched its strategy for tackling the housing crisis in England. Housing for the Many presents a 50-point plan, with proposals that include:

  • investing £4bn a year to build one million ‘genuinely’ affordable homes over 10 years
  • lifting of council borrowing caps
  • removing the ‘viability loophole’, making it impossible for developers to dodge their affordable housing obligations
  • zero tolerance of developments without any affordable housing provision
  • a stricter definition of affordable housing
  • scrapping the ‘bedroom tax’
  • suspension of ‘right to buy’
  • cut-price government loans for housing associations
  • protected housing benefit for under 21s
  • consideration of mandatory space requirements
  • a new generation of garden cities and new towns

Following its publication, analysts in the housing and property sectors gave their thoughts on the strategy.

More affordable homes

The most ambitious proposal is the plan to build 100,000 homes each year.

For Emily Williams, associate director at Savills, this proposal was the most eyecatching:

“The emphasis on investing to deliver more homes to solve the housing crisis, rather than relying on housing benefit to support people who can’t access market housing, is something we have been talking about for a long time.”

However, Savills estimates that the £4bn figure is insufficient for Labour to hit its one million homes target, suggesting that a further £3bn would be needed.

Elsewhere, Carl Dyer, partner in Irwin Mitchell solicitors expressed concern about where the money would come from:

“After Labour’s last 13 years in power from 1997 to 2010, their out-going Chief Secretary to the Treasury famously left a note for his successor: “Sorry, there’s no money”. There is still no magic money tree, and no indication here how these homes are to be funded.”

Developers

Labour’s policy of no development without affordable housing has raised concerns in the property industry.  Justin Gaze, head of residential development at Knight Frank told Property Week that the proposals risked deterring developers from undertaking new projects:

“There will be instances where affordable housing cannot be provided, for example on conversions of some buildings where it’s difficult to deliver both open-market and affordable housing side by side.”

The land market

One of the less reported proposals caught the eye of Luke Murphy, IPPR’s associate director for the environment, housing and infrastructure. Writing in CityMetric, Murphy highlighted the proposal to create an English Sovereign Land Trust that would allow local authorities to buy land at cheaper prices to build affordable homes.

“It is here, through intervention in the land market, that the state could have the biggest impact – not to just build more affordable homes, but to make all new homes built more affordable.”

But he argued there was still room for improvement:

“… on land reform, there is scope to be bolder and go further to ensure that affordable housing really is available ‘for the many’, rather than the preserve of the few.

Redefining affordability

The Royal Institution of Chartered Surveyors (RICS) commented on Labour’s proposal to redefine affordable housing to relate it to average incomes rather than housing as a percentage of market rates:

“This makes sense as a measure of affordability, however, this will likely lead to a trade-off between affordability and the numbers of affordable homes delivered, unless capital grants are available at the outset, geared to the income segment to be accommodated.”

RICS also welcomed the plan to lift council housing borrowing caps.

“This is certainly something RICS has been calling for, however appropriate measures must be taken to ensure that local authorities do not expose themselves to too much risk.”

Benefits reforms

The Chartered Institute of Housing wondered whether Labour would reform the benefit system to bring it closer into alignment with housing policy:

“Of course, abolishing the bedroom tax will help, but tenants’ ability to pay their rent if they are on low incomes is now under assault from the whole range of welfare reforms, of which bedroom tax is only one.”

Final thoughts

The housing crisis has been decades in the making, and there is no quick fix for tackling the problems of housing shortages, affordability and homelessness. Just last month, research by Heriot-Watt University found the chronic shortage of housing in the UK was greater than first thought, amounting to four million homes. To meet the backlog, the researchers estimated that the country needs to build 340,000 homes a year until 2031. This is significantly higher than the targets set both by the Conservative government and the Labour Party.

The new green paper from Labour has presented clear alternatives to the government’s housing policies, and later this year the government is set to publish its own green paper on social housing. The debate will continue, and housing will remain high on the political agenda.


The Knowledge Exchange keeps a close watch on developments in housing. Some of our recent blog posts on the issue include:

To see what other topics our researchers are interested in, follow us on Twitter.

Record number of rough sleepers – is enough being done?

homelessBy Heather Cameron

Rising for the seventh consecutive year, the number of rough sleepers in England has more than doubled since 2010. This is despite various initiatives over the years and a recent surge in political activity around homelessness.

The government has committed to halving rough sleeping by 2022 and eliminating it altogether by 2027 but given this alarming growth, it is difficult to see how this will be realised. Perhaps even more concerning is the recent revelation by the UK’s new Homelessness Minister, Heather Wheeler, that she doesn’t know why these figures have increased so significantly in recent years.

Highest ever recorded level – an underestimate

The government’s most recent annual rough sleeping count shows the highest ever recorded level. On a given night in autumn last year 4,751 people were recorded sleeping rough – an increase of 15% on the previous year and 169% since 2010.

However, the actual figure has been suggested to be much higher as these estimates only count the number of people sleeping rough on one night.

Recent research by homelessness charity, Crisis, found that more than 8,000 people were currently sleeping rough across England, predicted to rise to 15,000 by 2026, if nothing changes. The base estimate for rough sleepers across the UK is 9,100 – a figure that Crisis suggests is set to rise by 76% in the next ten years. And even these figures are recognised as an underestimate.

What’s behind this surge?

Lack of housing and rising property prices, along with government cuts and welfare reforms have been widely blamed for the increase in rough sleeping. However, Heather Wheeler has also said that she did not accept the suggestion that welfare reforms and council cuts had contributed to the rise.

Despite admitting she did not know the reason for the huge increase, Wheeler did hint at two contributory factors. She referred to a “classic” reason for rough sleeping as coming out of prison with no support and “a real problem in London with people coming over [mainly from Europe] for jobs, sofa surfing with friends, and then the job changes and they have a problem.”

Wheeler also highlighted the lack of supply of affordable housing as the real issue. Indeed, Crisis has also highlighted this as a particular issue that, if addressed, could lead to ‘particularly noteworthy’ reductions in rough sleeping.

But while lack of supply is cited as an issue by most, so too are welfare reforms and funding cuts – including by a recent parliamentary briefing paper:

“Factors identified as contributing to the ongoing flow of new rough sleepers to the streets include: welfare reforms, particularly reductions in entitlement to Housing Benefit/Local Housing Allowance; reduced investment by local authorities in homeless services; and flows of non-UK nationals who are unable to access benefits.”

A recent report from youth homelessness charity Centrepoint reported that 85% of local authorities said welfare reform aimed at young people is a barrier to delivering housing duties. It also highlighted a need for more funding.

Findings from the Institute for Fiscal Studies have also shown that government cuts mean that housing benefit no longer covers rent for almost 70% of people in social housing.

‘A step in the right direction’

Successive governments have introduced initiatives to tackle rough sleeping, including: The Rough Sleepers InitiativeNo One Left Out and No Second Night Out.

More recently, there has been a surge of activity around homelessness which could provide grounds for optimism. The government has pledged £28 million for Housing First pilots in the West Midlands, Manchester and Liverpool. This approach has been proven to reduce rough sleeping in other countries and a recent study in the Liverpool City region concluded the scheme could save £4 million compared with current homelessness services.

The Homelessness Reduction Act, introduced last month, gives local authorities new responsibilities to step in earlier to prevent homelessness and support more people facing homelessness. Concerns have however been raised that councils will be unable to fulfil their new duties due to a lack of funding.

The government has also announced a new package of measures to tackle rough sleeping, which includes:

  • a new Rough Sleeping Team made up of rough sleeping and homelessness experts to drive reductions in rough sleeping
  • a £30 million fund for 2018 to 2019 with further funding agreed for 2019 to 2020 for local authorities with high levels of rough sleeping
  • £100,000 funding to support frontline Rough Sleeping workers to make sure they have the right skills and knowledge to work with vulnerable rough sleepers.

Crisis has described the government’s new rough sleeping initiative as “a step in the right direction” but argues that “it falls short of what’s required to truly end rough sleeping”.

Way forward

The evidence suggests that the rise in rough sleeping numbers is down to a number of contributory factors, including welfare reforms and funding cuts. And while the recent surge in activity is welcomed, frustration remains over the government’s failure to recognise the “baleful influence of welfare reforms”.

The chief executive of Crisis has argued that if the government doesn’t invest in social housing and change direction on welfare reform, any reduction in rough sleeping won’t be sustainable:

“We must acknowledge that the continued rise in rough sleeping is a result of welfare cuts, decline in social housing, soaring private rents and chronically underfunded support services. Until we do we will only be tackling the symptoms and not the causes.”


If you enjoyed reading this, you may be interested in our other posts on housing solutions for prisoners and Finland’s Housing First approach.

Follow us on Twitter to see what developments in policy and practice are interesting our research team. 

Released with nowhere to go: housing solutions for prisoners

It has been widely argued that securing adequate housing for ex-offenders reduces rates of recidivism. However, it is not uncommon for a person to be released from prison with nowhere to live and there have been criticisms over the statutory support available for prison leavers, and the lack of housing options available on release.

Being homeless on release from prison can lead to a downward spiral, re-offending and more prison time, incurring substantial social and economic costs for all concerned. The annual cost of re-offending to the economy in the UK has been estimated at between £9.5 and £13 billion.

Housing linked to re-offending

Various studies have highlighted the link between housing and recidivism and the importance of housing support for rehabilitation.

A study by the Joseph Rowntree Foundation (JRF) back in 1996 highlighted that ex-prisoners are more likely to re-offend if they do not find satisfactory accommodation on release – two-thirds of ex-prisoners with no satisfactory accommodation re-offended within 12 months of release, while just a quarter of those with good accommodation did so.

The Social Exclusion Unit highlighted in a 2002 study that housing was one of the factors that had a “huge impact” on re-offending and that having stable accommodation reduces the risk of re-offending by a fifth.

A report published in 2012, found that three-fifths (60%) of prisoners believed that having a place to live was important in stopping them from re-offending in the future. It also found that 15% of people in prison were homeless prior to custody. More than three-quarters of prisoners (79%) who reported being homeless before custody were re-convicted in the first year after release, compared with less than half (47%) of those who did not report being homeless before custody.

The Howard League of Penal Reform has highlighted that a third of people leaving prison say they have nowhere to go. If those on remand are included, it is estimated that this could represent up to 50,000 people annually.

Further, the rough sleeping in London report (CHAIN) found that 32% of people seen rough sleeping in 2015/16 had experience of prison, indicating that a significant number hidden homeless are ex-offenders.

Such statistics suggest a clear link between housing and re-offending. It has even been suggested that ex-prisoners have intentionally re-offended to avoid homelessness.

 ‘Inadequate’ housing support

The JRF report found that the general level of housing support received by prisoners was ‘inadequate’.

Worryingly, 15 years after this report, Barnardo’s highlighted the need for improved support for young ex-offenders as it found children as young as 13 were being released from custody without a safe place to live. Barnardo’s argued that supported accommodation on release from custody could produce savings of more than £67,000 per individual over a three-year period.

A review of probation services carried out in 2014 also criticised the system, finding that:

“contact between offenders and offender supervisors or managers varied considerably and even where there was good contact, this had little impact on accommodation and ETE [employment, training and education] outcomes at the point of release, although contacts were more effective post-release. Sentence planning and oversight were weak and resettlement work in prisons was insufficiently informed.”

The Public Accounts Committee has more recently noted that “the offender housing problem is deteriorating”, despite probation reforms. And Crisis has also raised concern about the lack of financial or practical support to find accommodation for those leaving prison.

Current action and the Homelessness Reduction Act

Most prisons have a housing and resettlement service called ‘through the gate’, introduced by the government in 2015. However, early reports on these services have not been hopeful, described as “having a negligible impact on reducing prisoner re-offending rates, two years after its introduction.”

Local authorities also have a statutory duty to assist homeless and vulnerable ex-offenders in some circumstances, and if not entitled to social housing, they must provide advice to ex-offenders at risk of homelessness. This duty has been strengthened by the Homelessness Reduction Act 2017 in England, which has just come into force. The Act puts an obligation on prison or probation services to notify a local authority if they believe a person to be at risk of homelessness.

Crisis has described the Act as “the most significant change to the homelessness legislation in 40 years”.

In Scotland, the Scottish Prison Service and partners launched the Sustainable Housing on Release for Everyone (SHORE) standards in December 2017. These standards represent a good example of preventative measures, which aim ‘to ensure that the housing needs of individuals in prison are handled at an early stage, in a consistent way across Scotland, regardless of where they come from, their housing status and how long they have been in prison or young offenders’ institution’.

Will it make a difference?

It is too early to tell whether these actions will have the desired impact but here’s hoping they will be more effective than previous reforms. It has been suggested that such provisions will go some way to help create the culture change needed but that it is not enough.

The evidence points to the need for greater collaboration and partnership working across all sectors.

With the shortage in housing, austerity, and increasing numbers of homeless people among the whole population, it will certainly be no mean feat.


The Knowledge Exchange provides information services to local authorities, public agencies, research consultancies and commercial organisations across the UK. Follow us on Twitter to see what developments in policy and practice are interesting our research team. 

Old problems, old solutions? Why New Towns are back in the spotlight

New housing development, Somerset. Image: Stevekelretsu (CC BY-NC 2.0)

Theresa May, speaking in November 2017 said it was her ‘personal mission’ to solve England’s housing crisis, by ensuring that more homes get built, more quickly. The renaming of the Department for Communities and Local Government to become the Ministry of Housing, Communities and Local Government has followed, reflecting a “renewed focus to deliver more homes”. But the UK’s housing crisis is likely to remain a challenge where rhetoric is far easier than delivering actual change.

Housing policy priorities

Last autumn’s Budget included measures on stamp duty for first-time buyers, over £15 billion of additional financial support for housebuilding over the next five years, and planning reforms to ensure more land is available for housing. The aim is that “by the mid-2020s there should be an average of 300,000 homes being built every year” – the biggest annual increase in housing supply since the 1970s.

Industry commentators were lukewarm in their assessment of the announcements, however. The Royal Institution of Chartered Surveyors (RICS) summed up the measures as “too small to make a real dent in the challenge we face”. Meanwhile the Chartered Institute of Housing said that “it’s crucial the homes built are homes that people can afford” and called for more to be done to support the social housing sector. The Home Builders Federation said that “further policy interventions will be required over the coming years” if the “ambitious” target of 300,000 new homes is to be achieved, and they highlighted SME builders, retirement providers and the private rented /social sector as key.

The potential of New Towns

It is within this context that, in January 2018, a new All Party Parliamentary Group (APPG) was officially launched which aims to highlight the growth opportunities, as well as the challenges, in Britain’s post-war new towns. The APPG is a cross-party group, supported by the Town and Country Planning Association.

Speaking at the launch event, Sajid Javid (Secretary of State for Housing, Communities and Local Government) highlighted that “it’s this issue of place, how to build not just more homes, but strong communities, that goes to the heart of the challenge we face as a country.”

The initial objectives of the APPG are to:

  • Change attitudes to New Towns and gain increased recognition for them.
  • Make the case for investment in the regeneration and renewal of New Town infrastructure and other issues that specifically apply to New Towns.
  • Positively help shape future government policy.

It is expected that the new APPG will consider the successes and failures of existing new towns in order to learn from past mistakes and to help shape future government policy.

Back to the future

In light of the renewed government interest in the New Towns model and New Town Development Corporations, it is worth exploring how the original New Towns were planned and delivered, and the personal experiences and reflections of those involved.

And that’s precisely what we do in our publication “Planning the New Towns – In Their Own Words” which makes publicly available, five interviews carried out in the 1980s and 1990s with those directly involved. Drawing on original archive interview material, the report offers an intriguing insight into the challenges they faced in creating communities from scratch. It also represents a historical narrative of the radical spirit that inspired those who built the New Towns.

The first-hand accounts focus on five major figures involved in creating the UK’s New Towns: Lord Campbell of Eskan; Walter Bor, CBE; Professor Derek Walker; Sir George Grenfell-Baines; and Sir David Gosling. As well as being the driving force behind specific New Town schemes, many of these individuals became major figures in the development of late 20th century architecture and town planning in the UK.

As they reflect on their experience we can sense pride, as well as a touch of bemusement at the scale of the programme that they were part of delivering. There are also mixed emotions in terms of the legacy they created and the long-term prospects for the New Towns.

  • Lord Campbell of Eskan –“I was really astonished how fortunate we were that we weren’t lynched in the streets with the appalling upheaval that it meant.”
  • Walter Bor, CBE – “Cities must absorb change, live with it, rather than prohibit it.”
  • Professor Derek Walker – “I am optimistic that mediocrity is not an inherent British trait.”
  • Sir George Grenfell-Baines –“One of the aspects which makes the British New Town Movement unique is the public money that was actually put into it.”
  • Sir David Gosling –“The corporate spirit of the team was legendary and it was probably its interdisciplinary structure which assisted in its radical thinking.”

The 33 New Towns planned since 1946 represent the most sustained programme of new town development undertaken anywhere in the world. Today, they are home to over three million people. As the UK continues to struggle with balancing housing supply and demand against environmental, infrastructure and market concerns, it is important to recognise the vision and skills which the planning profession can bring to place-making.


The report “Planning the New Towns – In Their Own Words” draws on interview material collected for the New Towns Record. This archive resource brought together primary and secondary research materials on the UK New Towns programme. Created in the early-1990s, it included in-depth interviews with over 80 key practitioners and academics.

Thirty-two New Towns were designated in the United Kingdom between 1946 and 1970 (plus the later abandoned Stonehouse). Of these 32 New Towns, 21 were in England, two in Wales, five in Scotland and four in Northern Ireland.

Why not read our other recent articles on planning?

The year that was: looking back on a year of policy and practice on The Knowledge Exchange blog

Before bidding farewell to 2017, there’s just time to reflect on some of the issues we’ve been covering in The Knowledge Exchange blog during the past twelve months. There’s been no shortage of subjects to consider, from health and social care and devolution to  universal credit and town planning.

Missing EU already?
Of course, the major issue dominating policy in the UK this year has been Brexit. In July, we reviewed a new book by Professor Janet Morphet which assessed the UK’s future outside the European Union. While not claiming to have all the answers, the book provides a framework for making sure the right questions are asked during the negotiation period and beyond.

One important consideration concerning Brexit is its potential impact on science, technology and innovation. In August, we noted that, while the UK government has been making efforts to lessen the concerns of researchers, anxieties remain about funding and the status of EU nationals currently working in science and technology roles in the UK.

Home thoughts, from home and abroad
Throughout the year, we’ve been looking at the UK’s chronic housing crisis. In May, we considered the potential for prefabricated housing to address housing shortages, while in August, we looked at the barriers facing older people looking to downsize from larger homes. In October, we reported on the growing interest in co-housing.

The severe shortage of affordable housing has had a significant impact on homelessness, and not only in the UK. In April, we highlighted a report which documented significant rises in the numbers of homeless people across Europe, including a 50% increase in homelessness in France, and a 75% increase in youth homelessness in Copenhagen.

One European country bucking this trend is Finland, and in July our blog looked at the country’s success in reducing long term homelessness and improving prevention services. Although the costs of Finland’s “housing first” approach are considerable, the results suggest that it’s paying off: the first seven years of the policy saw a 35% fall in long term homelessness.

Keeping mental health in mind
A speech by the prime minister on mental health at the start of the year reflected growing concerns about how we deal with mental illness and its impacts. Our first blog post of 2017 looked at efforts to support people experiencing mental health problems at work. As well as highlighting that stress is one of the biggest causes of long-term absence in the workplace, the article provided examples of innovative approaches to mental illness by the construction and social work sectors.

A further post, in August pointed to the importance of joining up housing and mental health services, while in September we explored concerns that mobile phone use may have negative effects on the mental health of young people.

Going digital
Another recurring theme in 2017 was the onward march of digital technologies. In June, we explored the reasons why the London Borough of Croydon was named Digital Council of the Year. New online services have generated very clear benefits: in-person visits to the council have been reduced by 30% each year, reducing staffing costs and increasing customer satisfaction from 57% to 98%.

Also in June, we reported on guidance published by the Royal Town Planning Institute on how planners can create an attractive environment for digital tech firms. Among its recommendations: planners should monitor the local economy to get a sense of what local growth industries are, and local authorities should employ someone to engage with local tech firms to find out how planning could help to better facilitate their growth.

Idox in focus
Last, but not least, we’ve continued to update our readers on new and continuing developments at the Idox Information Service. Our blog has featured articles on the Research Online, Evaluations Online and Ask-a-Researcher services, as well as the Social Policy and Practice database for evidence and research in social care. We were proud once again to sponsor the 2017 RTPI Research Excellence awards, and highlighted the winning entries. And following an office move, in September we explored the fascinating history behind the building where we now do business.

Back to the future
2018 is already shaping up as an important year in policy and practice. One important issue exercising both the public and private sectors is preparing for the General Data Protection Regulation. The Knowledge Exchange blog will be keeping an eye on this and many other issues, and the Idox Information Service, will be on hand to ensure our members are kept informed throughout 2018 and beyond.

Thank you for reading our blog posts in 2017, and we wish all of our readers a very Happy Christmas and a peaceful and prosperous New Year.


Follow us on Twitter to see what developments in public and social policy are interesting our research team.

Autumn Budget 2017: a wintry economic outlook

On a chilly morning in Glasgow last Friday, delegates gathered at the University of Strathclyde’s Technology and Innovation Centre in Glasgow for the Fraser of Allander Institute’s (FAI) post-Budget briefing.

Chaired by Alf Young, visiting professor at the International Public Policy Institute, the presentation focused on the economic and tax measures in the Chancellor’s first Autumn Budget and the implications for Scotland as the Scottish Government prepares to present its own Budget next month.

The economy

The FAI Director, Professor Graeme Roy suggested that arguably the most significant element was the substantial downward revisions in UK growth forecast.

In its forecast for the next five years, the Office for Budget Responsibility (OBR) has wiped off £60 billion from the UK economy. The principal reason for this is the OBR’s shift in its outlook for productivity. As recently as March this year, the OBR were forecasting a gradual acceleration of the economy, returning to growth of 2% by 2021. Now, however, they believe that weak productivity performance in the wake of the financial crisis can no longer be seen as temporary, and that the slowdown is evidence of structural weakness.

Professor Roy described the implications of this for household incomes as “nothing short of dismal”. Scotland will not be immune from these pressure, and the Scottish Fiscal Commission is likely to be just as (if not more) pessimistic as the OBR.

The reasons for the UK’s weak productivity – labour hoarding, flat investment, inefficiencies in the financial system and a lack of labour market slack – add to the pressures on the Chancellor, who also remains committed to fiscal restraint. This, Professor Roy suggested, means budgets will continue to be squeezed for the next 15 years.

Taxation

Charlotte Barbour, director of taxation for the Institute of Chartered Accountants of Scotland went on to review the tax elements of the Autumn Budget.

She explained that it was a “predominantly English Budget”, with a number of measures that would not apply in Scotland, such as those concerning business rates, stamp duty, training investment, capital and resource funding for the NHS, and a number of measures affecting housing.

However, there were also measures which will affect the whole of the UK, including changes to the corporation tax main rate, freezing of the VAT threshold, a rise in income tax personal allowance and the raising of the higher rate threshold for income tax.

While the Autumn Budget contained relatively few taxation measures, Ms Barbour suggested that forthcoming issues are likely to have significant impacts, including moves by HMRC to make tax digital, taxation changes concerning the gig economy, the devolution of tax powers and, of course, Brexit.

Scotland

David Eiser, research fellow at the FAI reminded his audience, that, as far as Scotland was concerned, the Chancellor’s Budget was the first of two important economic announcements this autumn. On 14 December, the Scottish Government’s Finance Cabinet Secretary, Derek Mackay, will deliver his Budget to the Scottish Parliament.

The Chancellor announced that Scotland is to receive an extra £2bn in block grant funding, spread over the next four years. But the Scottish Government has argued that £1.1bn of this money can’t be used to support day-to-day spending on public services, and has to be repaid by the Scottish government to the UK government”.

Mr Eiser noted that, while in principle it would be possible for the Scottish Government to offset grant cuts by raising income tax in Scotland, there is a still a need to consider the performance of the Scottish economy.

Mr Mackay will face pressure to match the Chancellor’s decision to reduce stamp duty land tax for first-time buyers on properties up to £300,000 in England. But Mr Eiser argued that there are more effective ways of addressing housing affordability issues in Scotland than reducing the broadly similar Land and Buildings Transactions Tax.

Overall, Mr Eiser assessed that there are opportunities in the Scottish Budget to increase public investment and to explore the use of fiscal transactions to stimulate the economy. But with the block grant – not to mention welfare and other reserved spending in Scotland – still driven by UK fiscal policy, the outlook for public spending in Scotland looks tough.

A wintry outlook

In Scotland, the focus now switches to Mr Mackay’s Budget speech next month. The FAI will be holding another post-budget review, and the Knowledge Exchange Blog will report on this shortly afterwards.

But, as Professor Roy suggested, the main story of the Autumn Budget was the outlook for the UK economy. It’s been reported that this has been the worst decade for UK productivity since the Napoleonic wars. That stark historic perspective presents a grim backdrop for the UK economy as it prepares to leave the European Union.


The Knowledge Exchange provides information services to local authorities, public agencies, research consultancies and commercial organisations across the UK. Follow us on Twitter to see what developments in policy and practice are interesting our research team. 

Housing models for the future

Housing is one of the challenges of our time. The task for architects and designers is to create affordable, robust housing that can accommodate the needs of a rapidly growing, but also ageing population. And it’s not as easy as simply building. The demands and expectations on house builders to also be community builders and the architects of mental and physical wellbeing through design have led architects and designers to consider alternative ways to house us in the future. This includes innovative use of materials and construction methods, addressing the issue of financing through co-operative living models and using bespoke design to create lifetime homes which can be adapted to accommodate the changing needs of our population.

Large-scale development

One of the big challenges for urban areas is large-scale development strategies for designing and delivering housing to meet need. For developers and planners going forward there are a number of factors to consider: the type of investment introduced to an area; how the schemes fit with a wider development plan for the city; and the importance of engaging the community in any plans to develop or regenerate an area.

“Placemaking”, not just house building is central to large scale development discussions, emphasising to planners, architects and developers the fact that they are not just building houses, but creating communities. As a result, designers and developers should be mindful of their important role in community building, to build the right sort of homes in the right places, at affordable prices and with a legacy in mind. They should, create high quality, long lasting units, which will stand the test of time but that also can be easily adapted to accommodate people’s changing needs.

Alternative construction and design

Innovative models and options for future builds have been discussed for a number of years but they are becoming an increasingly mainstream way to build affordable housing that meets the current need, particularly of students and young professionals, and of older populations looking to downsize or move into assisted care accommodation.

Offsite manufacture or modular homes  Offsite manufacture of timber framed houses is becoming increasingly common, with the constituent pieces of the house manufactured off site, then transported to the site and constructed on a concrete block where foundations and services such as plumbing have already been created. Offsite housing can either be open panel, which requires the finishing such as bathroom and kitchen installation to be done on site, or closed panel which provide the entire section complete with decoration and flooring (this is becoming a common way to build cheap, efficient student housing).

Custom build  Custom build projects are similar to self-build in that they give clients flexibility to select their own design and layout, However, custom build provides slightly more structure and certainty which can make it easier when considering elements like financing and planning applications. In essence, customers select the spec of their house in the same way they might make custom modifications to a car.

Build to rent  This model has been adapted from the United States, where build to rent is popular. The model is based on self-contained flats, with central and shared amenities, entrance and communal space. Designed to attract graduates and young professionals, these are being increasingly designed using a “user first” approach. Developers identify the sort of person they want to live in the development, identify what sort of things they might look for in a development, including floor type, furniture, layout, amenities, gadgets, and then build the development around that.

Dementia friendly – Building homes that are safe and affordable, but allow for independence in old age, is one of the major demands on house builders currently. Housing stock is seen as not suitable for current need, but building bespoke sites for people with illnesses like dementia has been seen as a bit of a niche previously. Virtual Reality (VR) is being used by some architects and developers to try to help them understand the needs and requirements of people with dementia and how they can build homes suitable for them to be able to live as independent and full lives as possible. Building dementia friendly homes not only means making them accessible and open plan, but also adapting the layout, adding signage where appropriate and if possible locating the homes within a wider community development. Dementia villages like those seen in Amsterdam are being used as the model for this.

Co-housing

Co- housing offers an alternative to communities in Scotland, and while lessons can be learned from elsewhere in Europe, where co- housing models have been successful, there are also pockets of good and emerging practice in the UK too. More traditional examples include Berlin, where almost 1 in 10 new homes follow the Baugruppe model, and Amsterdam (centraal wonen) where some of the oldest co-housing projects originate. In Denmark, 8% of households use co-housing models.

Co-housing provides the opportunity for groups of people to come together and form a community which is created and run by its residents. Each household has a self-contained, private home as well as shared community space. Residents come together to manage their community, share activities, and regularly eat together. A “Self-build Cooperative Group” is a joint venture between several private households who plan and build their own house together. Usually they are supported by an architect. Often co- housing groups are able to realise high-quality living space at prices below local market rates, although it is not really considered suitable for large-scale development within the current UK market.

Opportunities for a new way forward

Practitioners are often challenged to push the boundaries of design and building in their field. Looking to new models for future building design provides an opportunity to think creatively about alternative uses of materials and space and to consider options for construction, funding and investment in the built environment that challenge the norm. Learning lessons and exchanging ideas from elsewhere, architects and planners have the opportunity to come together to consider how the built environment in Scotland can help to create places  not just buildings  and how this can contribute positively to the wider wellbeing and happiness of people living in Scotland in the future.


Follow us on Twitter to see what topics our research officers are interested in.

If you liked this article, you may also like:

Helping people with dementia to live well through good urban design

Planning for later life … where does retirement housing fit in strategic planning?

Prize-winning planners take a bow: winners of the RTPI Awards for Research Excellence

At this week’s Planning Research Conference, hosted by Queen’s University in Belfast, the winners were announced for the 2017 Royal Town Planning Institute (RTPI) Awards for Research Excellence.

These awards recognise the best spatial planning research from the RTPI’s accredited planning schools, and highlight the implications of academic research for policy and practice. In addition, the awards recognise the valuable contribution of planning consultancies to planning research and promote planning research in general.

Idox is proud to have supported the awards since 2015, and this year we sponsored three of the five awards.

 

Student Award

Winner:

Tangible Places for Intangible Products: The Role of Space in the Creative Digital Economy, Tech City, London

Dr Juliana Martins (Bartlett School of Planning, University College London)

Juliana’s research explores the relationship between space and creative digital production in the Shoreditch area of East London. It seeks to identify the spatial conditions that mediate and support the operation of digital industries in inner-city locations.

The prize for the winner of the Student Award is a one year subscription to the Idox Information Service and an iPad mini.

Commended:

Exploring the Potential of Technology in Enabling the Inclusive Co-Production of Space

David Corbett, University of Cape Town

 

Sir Peter Hall Award for Wider Engagement

Winner:

An Economic Geography of the United States: From Commutes to Megaregions

Dr Alasdair Rae (University of Sheffield), with Dr Garrett Nelson (Dartmouth College)

The award-winning research provides a new perspective on the functional economic geography of the United States, drawing on data from more than four million commuter flows as the basis for the identification of large-scale “megaregions”.

The prize for the winner of the Sir Peter Hall Wider Engagement Award is £350 towards one paid conference fee bursary to a practitioner or policy-focused conference.

Commended:

A Sustainable and Resilient Northern Power House: A Charrette for the North

Sue Kidd (University of Liverpool), Dr Sebastian Dembski (University of Liverpool), Dr John Sturzaker (University of Liverpool), Dr Alex Nurse (University of Liverpool), Dr Sam Hayes (University of Liverpool)

 

Planning Consultancy Award

Winner:

Start to Finish: How Quickly Do Large-Scale Housing Sites Deliver?

Rachel Clements (Lichfields)

At the heart of Rachel’s research is a recognition that the need to deliver more housing requires an understanding of the length of time it takes for sites to come forward and the rate at which they deliver homes. Rachel’s research provides wide-ranging insight and analysis on the lead-in times, planning period and delivery phases of large-scale housing sites.

The prize for the Planning Consultancy Award is one Planning Convention place and two one year’s individual memberships to the Idox Information Service.

Commended:

Retirement Living Explained

Sam Clark (University of Newcastle) and Andrew Burgess (Planning Issues Ltd), with Housing LIN and Churchill Retirement Living

 

In addition, the following award-winners were also announced:

Academic Award

Winner:

Cycle BOOM. Design for Lifelong Health and Wellbeing. Summary of Key Findings and Recommendations

Dr Tim Jones (Oxford Brookes University), Dr Ben Spencer (Oxford Brookes University), Nick Beale (Oxford Brookes University), Dr Emma Street (University of Reading), Dr Carlen Van Reekum (University of Reading), Dr Louise-Ann Leyland (University of Reading), Dr Kiron Chatterjee (University of West of England), Dr Heather Jones (University of West of England), Dr Justin Spinney (Cardiff University), Carl Mann (Cardiff University), Shaun Williams (Cardiff University)

Early Career Researcher Award

Winner:

Neighbourhood Cohesion under the Influx of Migrants in Shanghai

Dr Zheng Wang (Bartlett School of Planning, University College London), with Dr Fangzhu Zhang (Bartlett School of Planning, University College London), Professor Fulong Wu (Bartlett School of Planning, University College London)


The full list of finalists in this year’s awards is available on the RTPI website, and information on past entries and winners is also available.

In this 2016 blog post, Dr Paul Cowie, whose Town Meeting project won the 2015 Sir Peter Hall Award for Wider Engagement, reflects on the impact of winning an RTPI Award for Research Excellence.

The Idox Information Service is the first port of call for information and knowledge on public and social policy and practice. For 40 years the service has been saving its members time and money, and helping them to make more informed decisions, improve frontline services and understand the policy environment.

For more information see: http://informationservice.idoxgroup.com

In partnership with RTPI, the Idox Information Service has introduced an individual membership offer, which provides a 30% discount on the normal price.

Joining up housing and mental health

The role of housing goes far beyond physical shelter and safety. It introduces people to a community to which they can belong, a space which is their own, a communal setting where they can make friends, form relationships and a place where they can go for support, social interaction and reduce feelings of loneliness and anxiety. Housing  stable, safe housing  also provides a springboard for people to begin to re-integrate with society. An address allows them to register with services, including claiming benefits, registering at a local job centre, registering with a GP, and applying for jobs.

Housing and health, both physical and mental, are inextricably linked. A 2015 blog from the Mental Health Foundation put the relationship between housing and health in some of the clearest terms:

“Homelessness and mental health often go hand in hand, and can be a self-fulfilling prophecy. Having a mental health problem can create the circumstances which can cause a person to become homeless in the first place. Yet poor housing or homelessness can also increase the chances of developing a mental health problem, or exacerbate an existing condition.”

Single homeless people are significantly more likely to suffer from mental illness than the general population. And as a result of being homeless they are also far more likely to rely on A&E services, only visiting when they reach crisis point, rather than being treated in a local setting by a GP. They are also more likely to be re-admitted. This high usage is also costly, and increasingly calls are being made for services to be delivered in a more interconnected way, ensuring that housing is high on the list of priorities for those teams helping people to transition from hospital back into the community.

Not just those who are homeless being failed

However, transitioning from hospital into suitable housing after a mental health hospital admission is not just a challenge for homeless people. It is also the case that people are being discharged from hospital to go back into settings that are unsuitable. Housing which is unsafe, in poor condition, in unsafe locations or in locations away from family and social networks can also have a significant impact on the ability of people to recover and prevent readmission.

Councils are facing an almost constant struggle to house people in appropriate accommodation. However, finding a solution to safe, affordable and suitable housing is vital. Reinvesting in social housing is a core strategy councils are considering going forward to try and relieve some of the pressure and demand. Gender and age specific approaches, which consider the specific needs of women, potentially with children, or old and young people and their specific needs would also go a long way to creating long term secure housing solutions which would then also impact on the use of frontline NHS services (by reducing the need for them because more could be treated in the community). Suitable housing also has the potential to improve employment prospects or increase the uptake of education or training among younger people with a mental illness. It would also provide stability and security, long term, to allow people  to make significant lifestyle changes and reduce their risk of homelessness in the future.

A new relationship for housing and health

A number of recommendations have been made for services. Many have called for the introduction of multi-disciplinary teams within the NHS, recruited from different backgrounds, not only to create partnerships with non-NHS teams, but also to act as a transitional care team, to ensure that care is transferred and dealt with in a community setting in an appropriate way, and to ensure housing is both adequate and reflects the needs of those who are most vulnerable.

In June 2017 the King’s Fund held an online seminar to discuss how greater integration between housing and mental health services could help accelerate discharge from hospital and reduce the rates of readmission for people suffering from mental illness. The panel included Claire Murdoch, National Mental Health Director at NHS England and Rachael Byrne, Executive Director, New Models of Care at Home Group.

Final thoughts

Increasingly the important link between housing and health is being recognised and developments are being made in acknowledging that both effective treatment and a stable environment are vital to helping people with mental illness recover and re-integrate back into their community, improving their life chances and reducing the potential for relapse.

Housing can be an area of life which can have a significant impact on mental health. It can cause stress, and the financial burden, possibility of being made homeless, or being placed in temporary accommodation can have a significant and lasting negative effect on people’s mental health. However, safe and stable housing can also have a significant positive impact on mental health, providing stability, privacy, dignity and a sense of belonging.


Follow us on Twitter to see what developments health, social and community care are interesting our research team.

If you enjoyed this blog, you may also be interested in our other articles on health care and reablement care