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Glencairn Housing SurveyDumfries & Galloway Small Communities Housing TrustOctober 2016ContentsIntroductionBackgroundThe SurveyHousing Survey ResultsHousing Associations House Prices in Dumfries & GallowayDumfries and Galloway Housing Needs and Demands Assessment 20162011 Census DataHousing Need ConclusionIntroductionDumfries & Galloway Small Communities Housing Trust (DGSCHT) is a registered charity with the objective of assisting small rural communities in developing affordable housing suitable to their needs.Dumfries & Galloway requires an increased supply of affordable housing options to ensure the sustainability of rural communities. The viability of amenities and services in rural areas depend on balanced communities made up of many different types of household.This survey was done in collaboration with the Moniaive Initiative (SCIO) with the aim to establish the suitability of current homes within the Glencairn Community Council area, to ascertain what types of housing, if any, would be most appropriate for the community and to discover the opinions of the community in relation to affordable housing.AcknowledgementsDGSCHT would like to express its gratitude to all residents who completed the housing needs survey and to the Moniaive Initiative for promoting the survey to local residents.CaveatThe information contained in this document is a true presentation of the survey results as far as the Trust is aware at October 2016.It should be noted also that as a matter of policy the survey includes all comments made in response to questions verbatim. No attempt is made to edit (other than for spelling mistakes) delete or select comments to reflect a balanced view, The comments, however, be seen as representative of the community’s views as a whole but simply as a representative of those who chose to express their opinions.AuthorNadine PatersonProject OfficerDumfries & Galloway Small Communities Housing Trust114 Drumlanrig StreetThornhillDG3 5LSTel: 01848 332516 Email: nadine.paterson@dgscht.co.ukBackgroundThe Glencairn Community Council area includes the largest settlement of Moniaive and the hamlets off Wallaceton and Kirkland. Glencairn Community Council is in the regional district of Nithsdale within Dumfries and Galloway. Like many villages across the region, Moniaive is in very rural location. The closest large village is Thornhill, which is approximately 8 miles from Moniaive, with the regional capital of Dumfries being approximately 18 miles from the village. Although the largest settlement of Moniaive is in a rural location, it benefits from several local amenities which include: a local primary school, a GP surgery, shop/pubs/cafes and also a Post Office which operates on a part-time basis. The village also has several thriving community organisations/clubs and is a key tourist destination for Arts and Culture within Dumfries and Galloway.Moniaive is constrained by topography, flood risk and visual prominence, the village also has a Conservation area. These factors do not necessarily prevent development but it does restrict the amount of land available and could, potentially, increase the cost of any new development if flood mitigation measures need to be incorporated. Although new housing development in Moniaive may be difficult, within the village itself there are several empty properties for sale, some of which have been on the market for a considerable amount of time. These properties can become derelict over time and can present problems to neighbouring homes. For the purposes of this report, data from the Scottish 2011 Census has been used as well as the survey information. The Glencairn Community Council area covers the following Scottish data zones, with post code information included:-S00097268DG3 4EQ, DG3 4EN, DG3 4ER, DG3 4EW, DG3 4JA, DG3 4JB, DG3 4JD, DG3 4ESS00097269DG3 4HZ, DG3 4JES00097270DG3 4HZ, DG3 4JES00097271DG3 4HJ, DG3 4HHS00097272DG3 4HS, DG3 4HU, DG3 4HRS00097273DG3 4HQ, DG3 4GZS00097274DG3 4EH, DG3 4EJ, DG3 4HNS00097275DG3 4DX, DG3 4HS, DG3 4HB, DG3 4HD, DG3 4HE, DG3 4HFS00097276DG3 4DZ, DG3 4EA, DG3 4EB, DG3 4ED, DG3 4EE, DG3 4EGThe Glencairn Community Council area encompasses the village of Moniaive and the surrounding area – Fig. 1 identifies the area which the Community Council covers. Dumfries and Galloway Council estimate that the population of the Community Council area is 890.Fig. 1 Glencairn Community Council Area (Boundary in Red)The Survey206 surveys were posted to households on Dumfries & Galloway Council’s Open Register for the Glencairn Community Council area. Surveys were also made available online via ‘Survey Monkey’. The postal surveys included a letter to the residents and a return envelope.Please see the Appendix for copies of the letter and survey issued to residents.The survey asked participants to comment on their current housing tenure, household demographics, length of residence and future housing intentions. The survey form is confidential and cannot identify residents unless they chose to give contact details. In total 50 surveys were returned to DGSCHT:-32 were posted back to DGSCHT via the Freepost address or left at the village shop in Moniaive18 were completed online.Housing Survey Results4.1 Length of Residence47 respondents chose to answer this question, with 3 choosing not to. The responses indicated that the population is reasonably static and the majority are long term residents. 38 of the 47 respondents had lived in the Glencairn area for more than 10 years.Links to the Glencairn Community Council areaResidents were asked of the links to the Glencairn area; 47 of the 50 respondents answered this question. Fig 2 breaks down the responses to this question.Fig 215 of the respondents chose multiple answers in this question, 9 of which stated that as well as living here now; they are resident in the Glencairn area for work. Household Demographics49 of the 50 respondents answered this question in regards to the age groups which live in their household.Fig. 3Fig 3 shows that of the 49 responses, there were 92 answers in each of the age groups. These 49 responses represented 120 residents within the Glencairn Community Council area, which is 13.48 % of the total population. Fig 4 is a breakdown of these figures:-Fig 4Age GroupTotal NumberPercentage0 – 15 years2520.83%16 – 24 years86.66%25 – 44 years2319.17%45 – 59 years2218.33%60 – 74 years2924.17%75 + years1310.83%As can be seen from Fig. 4 the age profile of the respondents and their households is fairly spread; however, there are fewer 16-24 year olds resident in the Glencairn area. Dumfries and Galloway, as a whole, has less 16 – 24 year olds compared to the rest of Scotland.Current Housing TenureThis question in regards to Housing Tenure was answered by all the respondents. Fig.5 details these results:-Fig. 5The majority of respondents (64.00%) currently own their own home. 22.00% of respondents currently rent their home from a Private Landlord, and only 8.00% from a Housing Association. Across the 9 Census Data Zones which incorporate the Glencairn Community Council area, all but one shows a majority of residents owning their home. Within the Glencairn Community Council area there are 47 Housing Association properties; this accounts for the relatively low number of respondents who have this tenure.Housing Association Waiting ListRespondents were asked if they are currently on a Housing Association waiting list. 49 of the 50 respondents answered this question:-4.08% (2) answered yes95.92% (47) answered noThe above information is consistent with the question in regards to housing tenure; where in that question only 4 of the respondents currently rent their property from a Housing Association.Affordable Housing Need“Are you or anyone else in your household in need of affordable housing in this area either now or in the next few years?”48 respondents answered this question, with two choosing not to. Of the 48 who answered:-37.50% (18) answered yes62.50% (30) answered noOver a third of the respondents indicated a need for affordable housing. Of the 18; 7 were currently renting their property from a Private Landlord; interestingly, 7 of the respondents in need of affordable housing currently own their own home.Accommodation TypeRespondents were asked to identify their preferred accommodation type dependent on their needs. 30 of the 50 respondents chose not to answer this question. Fig. 6 details the preferred options from the 20 respondents who did answer:-Fig. 6Two respondents identified different options in regards to their preferred accommodation type. Both identified either a house or a bungalow being their preferred accommodation.As can be seen from the results, houses and bungalows were the preferred accommodation types. This reflects the characteristics of the Glencairn area; six out of the nine census data zones show that 100% of the properties are either bungalows or houses.Bedrooms RequiredLeading on from question 7, respondents were asked how many bedrooms does their household need. 22 respondents chose to answer this question. Fig. 7 details the 22 respondent’s answers:-Fig. 71 Bedroom21 – 2 Bedrooms12 Bedrooms103 Bedrooms63 – 4 Bedrooms24 Bedrooms1From the respondents who are answered this question, 2 bedroom properties were the most desirable.Additional CommentsRespondents were asked to leave additional comments or concerns:-“Moniaive is in need of sheltered housing/warden controlled housing complex. This matter was brought to the notice in the last housing survey. It is my belief that (name taken out for purpose of report) would consider the use their land for such a project. This may be plain speculative gossip. Housing together with bus travel is an amenity important to the community and is where wind farm money should be spent, rather than single person/small group projects and perhaps and extension from BTTC Broadband.” “Any new homes should be for people who live locally or have local connections to the area - not Local Authority Homeless persons!”“Best wishes to you for your efforts!”“What information are you going to clean from this SMALL survey?”“1) Lots of empty houses in the village already 2) Housing here is incredibly cheap - there are houses for sale for less than ?100K, the most expensive are less than ?150K. 3) Owners should be made to maintain their properties and offer for sale at a realistic process for the area (for small cottages ?100K or less) or should rent them out. 4) Councils should not give Council Tax Exemptions to empty houses this would encourage renting or marketing at a price to sell.”“I feel what we need in Moniaive is Warden controlled Sheltered Housing for the people who do not want to leave their own village. Once elderly people leave Moniaive you may as well put them anywhere, they are not near friends who would pop into see them and make them feel part of a community”“The last houses built in Moniaive - Dalmacallan View were not allocated to local people, which to me was all wrong”“Would love to buy but have no deposit and as a lone mum + self-employed this is difficult. Would love a secure home and garden that I could part buy and increase ownership of as I could afford.”“We are all for affordable homes private and Council. And think they would be good for the area, only problem would be finding land that would not be at risk of flooding.”“Personally concerned about lack of suitable housing for families.”“We were on DGHP waiting list but every time a 3 bed house became available it was given to people out with area. We eventually gave up and bought a two bed property as it was all we could afford even though there are four of us. I think there should be priority given to families who already live/work here and use the school etc. when allocating housing.”“I had to move out of the area as there isn't any property available in Moniaive. My family stay in Moniaive and I need to be near them for support as I am disabled with 3 children.”“My own housing needs are being met I am fortunate to own property in Glencairn but I am aware that others are not so fortunate and can't find suitable affordable housing particularly within Moniaive. If you look at the scheme in Craignee drive. Sawmill green and Neis place to many rental properties have been sold off!” “We need 3 bedrooms to house the family, plus another room to accommodate my work. Very few 3+ bedroom (ie, family sized) houses become available to rent, and those that do tend to be advertised by word-of-mouth, so can be difficult to access for families from outside the village. Those houses which meet our size requirements are beyond our reach to purchase.”“I would prefer to see more rented social housing built as opposed to private housing for sale.”“I live with my parents and have been on the housing list for 6 years, still waiting on an offer of accommodation, would like to have my own independence, due to my disability i still need to be near my parents, my brother has a council house here too, often thought about private let but unsure how i would go about it being on disability living allowance, how would i manage the rent and living costs.”“Private rents are very hard to find and tend to be more expensive than housing association. My rent is currently a massive percentage of my monthly income and that puts pressure on other outgoings.”“I support the concept of affordable housing in Moniaive but owners of current empty properties should be encouraged if not forced to occupy them or renovate them for use.”“Planning is preventing affordable builds therefore no chance of expansion in village and all association allocations do not favour locals.”“Need a house to retire to within four years.”“Sheltered housing is badly needed for the future – would also free up housing for others.”Housing Association DataIn 2003, Dumfries & Galloway Council transferred its housing stock to Registered Social Landlords (RSLs) and as such there is no data available for Council Housing in the region.In 2014, the four biggest Housing Associations in Dumfries & Galloway (Dumfries & Galloway Housing Partnership, Loreburn Housing Association, Home Scotland, Irvine Housing Association and Loreburn Housing Association) formed ‘Homes4D&G’ in partnership with Dumfries & Galloway Council. Homes4D&G is a Common Housing Register, giving applicants the opportunity to apply to all four Housing Associations at once.The village of Moniaive has 42 Housing Association properties; 28 properties are owned by Dumfries & Galloway Housing Partnership (DGHP) and 14 owned by Loreburn Housing Association. As of 05/10/2016, there were 62 applicants on the Homes4D&G waiting list for properties in the village. Fig.8 shows the current Housing Association properties available in Moniaive (as of 05/10/2016):-Fig.8HSG refers to DGHP and LHA refers to Loreburn Housing Association.Within the Glencairn Community Council area, there is also the village of Wallaceton which also has Housing Association properties. There are seven DGHP properties located in the village Wallaceton. As of 05/10/2016 there was one applicant on the Homes4D&G waiting list for these properties. House Prices in Dumfries & GallowayData on house prices specifically for the Glencairn Community Council area are not available. However, the Registers of Scotland produce monthly statistics on average and median house prices in all 32 local authorities. The tables below show the average and median of property prices in Dumfries & Galloway and Scotland.Average Residential Property PricesApril – June 2016April – June 2015% DifferenceDumfries & Galloway?129,394?138,735-6.7%Scotland?164,326?168,114-2.3%Median Residential Property PricesApril – June 2016April – June 2015% DifferenceDumfries & Galloway?118,750?120,000-1.0%Scotland?139,950?140,0000.0%Average Residential Property Prices – 2006 to 20162005/20062006/2016% DifferenceDumfries & Galloway?128,023?136,0236.6%Scotland?139,207?166,62419.7%Current average and median price of properties in Dumfries & Galloway are significantly below the Scottish figure. However, recent data indicates the average weekly wage in Dumfries & Galloway is ?443, compared to the Scottish average of ?508. Lower wages across Dumfries & Galloway affect what individuals and families can realistically afford in terms of purchasing or even renting a propertyDumfries & Galloway Council Housing Need and Demand Assessment 2016In 2016 Dumfries and Galloway Council carried out a region wide housing needs assessment. This assessment separated the region into different Housing Market Areas, which included; Annan, Dumfries, Eskdale, Mid-Galloway, Stewartry and Stranraer.Dumfries HMA includes Moniaive; for this report the following information has been broken down for Dumfries HMA:-Population ProjectionsIncome LevelsAffordability of Housing to purchaseAffordability of Housing to rent from a Private Landlord.Population Projections201520200 – 15 = 23,7610 – 15 = 23,78116 – 24 = 14,40116 – 24 = 12,33825 – 44 = 30,34225 – 44 = 30,28245 – 64 = 44,74945 – 64 = 42,76765 – 79 = 27,15865 – 79 = 28, 54180 + = 9,45180 + = 11,035Total = 149,682Total = 148,744As can be seen from the above projections, the total population of Dumfries and Galloway is expected to decrease in the next five years by 938 residents. However, it is important to note that the population of 65 + year olds is expected to increase by 2877 residents. The working age population (16 – 64 years old) is expected to decrease by 4105 residents. Although the whole population of Dumfries and Galloway is expected to decrease, the demographics of the region will significantly change between 2015 and 2020 which could have a detrimental effect on businesses and schools. With the ageing population, this will put on added pressure to the National Health Service.Income Levels in Dumfries HMA and Dumfries and GallowayDumfries HMADumfries & GallowayLowerLower?11,626 per annum?11,533 per annum?969 per month?961 per month?224 per week?222 per weekMedianMedian?21,941 per annum?21,571 per annum?1,828 per month?1,798 per month?422 per week?415 per weekUpperUpper?40,256 per annum?39,827 per annum?3,355 per month?3,319 per month?774 per week?766 per weekDumfries HMA, for all income levels, is slightly higher than the whole of Dumfries and Galloway. However, it is important to note within Dumfries HMA there are several areas which are some of the most deprived in Scotland, according to the Scottish Index of Multiple Deprivation (SIMD). Therefore these figures may not be a true reflection of some resident’s actual income. House Prices 2016 (Dumfries and Galloway)Section 6 of this report refers to the average and median house prices in Dumfries and Galloway. This section will look at those house prices compared with the income of residents within the Dumfries HMA. Average Property Price 2016= ?129,394Median Property Price 2016 = ?118,750Housing AffordabilityLower IncomeAverage Property Price = 11.13 x annual salaryMedian Property Price = 10.21 x annual salaryMedian IncomeAverage Property Price = 5.89 x annual salaryMedian Property Price = 5.41 x annual salaryUpper IncomeAverage Property Price = 3.21 x annual salaryMedian Property Price = 2.95 x annual salaryThose on a lower income within Dumfries HMA would struggle to afford to purchase a house within Dumfries and Galloway. Mortgage lenders would be unlikely to provide a mortgage to someone for an average price property which is over 11 times their annual salary. Those on both median and upper incomes are likely to have more success in securing a mortgage to purchase a property.However, in order to purchase a property mortgage lenders require a deposit; this can be anywhere from 5% to 20%. For average property prices in Dumfries and Galloway this could be from ?5937 to ?23,750. This significant sum of money can result in many residents delaying purchasing a property or in fact not being able to afford to purchase at all.Private Sector Rents 2014 (Dumfries and Galloway)Lower Quartile Median1 bed = ?350 per month1 bed = ?375 per month2 bed = ?410 per month2 bed = ?450 per month3 bed = ?450 per month3 bed = ?500 per month4 bed = ?550 per month4 bed = ?650 per monthAffordability Ratio based on D&G Rental Prices and Dumfries HMA IncomeLower Quartile RentLower IncomeMedian IncomeUpper Income1 bed = 0.360.190.102 bed = 0.420.220.123 bed = 0.460.250.134 bed = 0.570.300.16Median RentLower IncomeMedian IncomeUpper Income1 bed = 0.390.210.112 bed = 0.460.250.133 bed = 0.520.270.154 bed = 0.670.360.19Those on lower incomes in Dumfries HMA will need to pay almost half their monthly income to rent a lower quartile 2 or 3 bedroom property. For a 3 or 4 bed median rent property, those on low incomes will need to pay over half their monthly income for these properties.Those on median and upper incomes will find being able to rent a property in Dumfries and Galloway more affordable as between a tenth just over a third of their income will go towards rental payments. 2011 Census DataNine data zones from the 2011 Scotland Census have been used for this survey report. Fig 7 shows these 9 data zones which form the Glencairn Community Council area. The data zones slightly overlap other Community Council areas within Dumfries and Galloway, and as a result some of the information gathered from the census does not directly relate to the Glencairn Community Council area. However, it is important to use this information as it gives a better understanding of the demographics of the surrounding area.S00097268DG3 4EQ, DG3 4EN, DG3 4ER, DG3 4EW, DG3 4JA, DG3 4JB, DG3 4JD, DG3 4ESS00097269DG3 4HP, DG3 4HT, DG3 4HW, DG3 4HXS00097270DG3 4HZ, DG3 4JES00097271DG3 4HJ, DG3 4HHS00097272DG3 4HS, DG3 4HU, DG3 4HRS00097273DG3 4HQ, DG3 4GZS00097274DG3 4EH, DG3 4EJ, DG3 4HNS00097275DG3 4DX, DG3 4HS, DG3 4HB, DG3 4HD, DG3 4HE, DG3 4HFS00097276DG3 4DZ, DG3 4EA, DG3 4EB, DG3 4ED, DG3 4EE, DG3 4EGFig. 9Dumfries & GallowayResidents – 151,324Households – 67,980AgeUnder 16: 16.6%16 – 64: 61.5%65 +: 21.8%Household Size1 person: 32.5%2 people: 37.5%3 people: 14.1%4 people: 11.2%5 people: 3.6%6 + people: 1.1%TenureOwned: 64.2%Social Housing: 19.6%Private Landlord: 13.5%Rent Free: 2.7%Accommodation TypeHouse/Bungalow: 85.6%Detached: 35.6%Semi-detached: 29.5%Terraced: 20.5%Flat/Maisonette: 14.0%Caravan: 0.4%Shared Dwelling: 0%Travel to WorkCar: 64.8%Bus: 3.2%On foot: 12.8%Works mainly from home: 16.0% Train: 0.6%Other: 2.6%S00097268Residents – 150Households - 58Post Codes IncludedDG3 4EQ, DG3 4EN, DG3 4ER, DG3 4EW, DG3 4JA, DG3 4JB, DG3 4JD, DG3 4ESAgeUnder 16: 16.7%16 – 64: 70.7%65 +: 12.7%Household Size1 person: 19.0%2 people: 37.9%3 people: 13.8%4 people: 24.1%5 people: 5.2%TenureOwned: 60.3%Social Housing: 5.2%Private Landlord: 25.9%Rent Free: 8.6%Accommodation TypeHouse/Bungalow: 94.8%Detached: 79.3%Semi-detached: 6.9%Terraced: 8.6%Flat or Maisonette: 5.2%Travel to Work: All persons aged 16 to 74 who were in employment – 77 residentsCar: 58.4%Bus: 1.3%On foot: 1.3%Works mainly from home: 37.7%S00097269Residents – 143Households - 77Post Codes IncludedDG3 4HP, DG3 4HT, DG3 4HW, DG3 4HXAgeUnder 16: 11.2%16 – 64: 52.4%65 +: 36.4%Household Size1 person: 36.4%2 people: 51.9%3 people: 6.5%4 people: 1.3%5 people: 2.6%6 + people: 1.3%TenureOwned: 62.3%Social Housing: 19.5%Private Landlord: 11.7%Rent Free: 6.5%Accommodation TypeHouse/Bungalow: 100%Detached: 15.6%Semi-detached: 58.4%Terraced: 26.0%Travel to Work: All persons aged 16 to 74 who were in employment – 48 residentsCar: 66.7%Bus: 4.2%On foot: 16.7%Works mainly from home: 10.4%Train: 2.1%S00097270Residents – 59Households - 21Post Codes IncludedDG3 4HZ, DG3 4JEAgeUnder 16: 22.0%16 – 64: 62.7%65 +: 15.3%Household Size1 person: 19.0%2 people: 38.1%3 people: 14.3%4 people: 4.8%5 people: 19.0%6 + people: 4.8%TenureOwned: 57.1%Private Landlord: 38.1%Rent Free: 4.8%Accommodation TypeHouse/Bungalow: 100%Detached: 95.2%Semi-detached: 4.8%Travel to Work: All persons aged 16 to 74 who were in employment – 28 ResidentsCar: 53.6%Other: 3.6%On foot: 1.9%Works mainly from home: 42.9%S00097271Residents – 94Households - 43Post Codes IncludedDG3 4HJ, DG3 4HHAgeUnder 16: 11.7%16 – 64: 63.8%65 +: 24.5%Household Size1 person: 25.6%2 people: 46.5%3 people: 16.3%4 people: 7.0%5 people: 4.7%TenureOwned: 79.1%Social Housing: 4.7%Private Landlord: 16.3%Accommodation TypeHouse/Bungalow: 97.7%Detached: 51.2%Semi-detached: 20.9%Terraced: 25.6%Flat/Maisonette: 2.3%Travel to Work: All persons aged 16 to 74 who were in employment – 39 ResidentsCar: 64.1%Bus: 2.6%On foot: 15.4%Works mainly from home: 17.9%S00097272Residents – 79Households - 39Post Codes IncludedDG3 4HS, DG3 4HU, DG3 4HRAgeUnder 16: 16.5%16 – 64: 55.7%65 +: 27.8%Household Size1 person: 38.5%2 people: 38.5%3 people: 10.3%4 people: 7.7%5 people: 5.1%TenureOwned: 59.0%Social Housing: 30.8%Private Landlord: 7.7%Rent Free: 2.6%Accommodation TypeHouse/Bungalow: 100%Detached: 12.8%Semi-detached: 56.4%Terraced: 30.8%Travel to Work: All persons aged 16 to 74 who were in employment – 30 ResidentsCar: 73.3%On foot: 3.3%Works mainly from home: 23.3%S00097273Residents – 70Households - 37Post Codes IncludedDG3 4HQ, DG3 4GZAgeUnder 16: 22.9%16 – 64: 50.0%65 +: 27.1%Household Size1 person: 45.9%2 people: 32.4%3 people: 10.8%4 people: 8.1%5 people: 2.7%TenureOwned: 54.1%Social Housing: 32.4%Private Landlord: 27.3%Rent Free: 8.1%Accommodation TypeHouse/Bungalow: 100%Detached: 29.7%Semi-detached: 45.9%Terraced: 24.3%Travel to Work: All persons aged 16 to 74 who were in employment – 24 ResidentsCar: 70.8%On foot: 12.5%Works mainly from home: 16.7%S00097274Residents – 101Households - 44Post Codes IncludedDG3 4EH, DG3 4EJ, DG3 4HNAgeUnder 16: 28.7%16 – 64: 61.4%65 +: 9.9%Household Size1 person: 40.9%2 people: 20.5%3 people: 18.2%4 people: 11.4%5 people: 9.1%TenureOwned: 72.7%Private Landlord: 27.3%Accommodation TypeHouse/Bungalow: 93.2%Detached: 34.1%Semi-detached: 31.8%Terraced: 27.3%Flat/Maisonette: 6.8%Travel to Work: All persons aged 16 to 74 who were in employment – 28 ResidentsCar: 68.1%On foot: 8.5%Works mainly from home: 23.4%S00097275Residents – 87Households - 39Post Codes IncludedDG3 4DX, DG3 4HS, DG3 4HB, DG3 4HD, DG3 4HE, DG3 4HFAgeUnder 16: 18.4%16 – 64: 44.8%65 +: 36.8%Household Size1 person: 17.9%2 people: 61.5%3 people: 5.1%4 people: 12.8%5 people: 0.0%6 + people: 2.6%TenureOwned: 38.5%Social Housing: 2.6%Private Landlord: 51.3%Rent Free: 7.7%Accommodation TypeHouse/Bungalow: 100%Detached: 66.7%Semi-detached: 33.3%Travel to Work: All persons aged 16 to 74 who were in employment – 27 ResidentsCar: 63.0%On foot: 11.1%Other: 3.7%Works mainly from home: 22.2%S00097276Residents – 107Households - 38Post Codes IncludedDG3 4DZ, DG3 4EA, DG3 4EB, DG3 4ED, DG3 4EE, DG3 4EGAgeUnder 16: 20.6%16 – 64: 68.2%65 +: 11.2%Household Size1 person: 15.8%2 people: 34.2%3 people: 18.4%4 people: 21.1%5 people: 5.3%6 + people: 5.3%TenureOwned: 76.3%Private Landlord: 15.8%Rent Free: 7.9%Accommodation TypeHouse/Bungalow: 100%Detached: 86.8%Semi-detached: 13.2%Travel to Work: All persons aged 16 to 74 who were in employment – 61 ResidentsCar: 68.9%On foot: 1.6%Works mainly from home: 29.5%ConclusionAffordable housing is a Scotland-wide issue. Within Dumfries and Galloway there is the added problem of Second/Holiday Homes. The 2011 Census showed that of 67,980 occupied dwellings within Dumfries and Galloway, there were 2,071 Second/Holiday Homes. Although Second/Holiday Homes are a benefit to the tourism industry within Dumfries and Galloway, these homes can be detrimental to local residents. Often the presence of Holiday Homes will increase the price of housing within an area, which can have an impact on local residents attempting to purchase a property. Full-time workers in Dumfries and Galloway receive, on average, a wage of ?443 per week; this is significantly below the Scottish average of ?508 per week.A combination of low wages and high house prices can force some local residents away from their communities and families. This outward migration is particularly prevalent with younger residents of Dumfries and Galloway. As well as this, recent nationwide studies have shown that a fifth of young adults are staying in the family home until they are at least 26. This has been put down to soaring house prices and low wages – younger people are simply struggling to get on the property-ladder. Elderly residents are finding more and more that their family homes are no longer suitable for their needs and the cost of running the house is too expensive for their income.Since the economic downturn some people, particularly those under the age of 30, have found it increasingly difficult to purchase a property. However, there is a significant increase in the number of people, nationwide, renting properties. This could be down to renting giving the tenants the opportunity to be more flexible. It is therefore imperative that affordable, high quality rental properties are made available to meet demand.Over a third of the respondents in this survey indicated they are in need of affordable housing. Information from Homes 4 D&G also shows that there is a demand for social housing in Moniaive with 62 applicants on the waiting list. Of these Housing Association properties there have only been three new tenancies in the past 12 months. Housing in Moniaive is desirable, particularly affordable housing for rent. Unfortunately, the waiting list figures indicate that the Housing Associations are unable to meet the demand for affordable, rented accommodation within Moniaive.As Moniaive is prone to flooding, which in recent years has been severe, there are few sites in the village and surrounding area which are suitable for housing development. However, there are several properties for sale within the village which have been on the market for a considerable amount of time. Some of these properties have fallen into disrepair due to the length of time which they have been vacant. These properties present an affordable housing opportunity; refurbishing these properties will not only bring them back into use but will help mitigate the lack of affordable housing for local residents in the area. Information gathered from the 2016 Glencairn Housing Needs Survey along with region-wide data indicates a need for suitable, affordable housing in the Glencairn area for local residents – particularly in Moniaive. Anecdotal data has also been gathered from local residents expressing an interest or need in affordable housing.Appendix10.1 Dumfries & Galloway Council ‘Housing Need and Demand Assessment 2016’10.2 Homes4D&G Waiting List - Registers of Scotland Quarterly House Price Statistical Report - Registers of Scotland 10 Year Report 2016 Census Data 2011 - Housing Report 201510.7 DGSCHT Survey Letter10.8 DGSCHT Survey Questions10.6FINAL PROJECT REPORTIntroduction Our project was aimed at finding out more about local attitudes to housing need through a series of workshops. Our idea was to kick off a discussion about housing within the community. We wanted to, in the context of housing, explore new ideas, add to local knowledge and encourage the idea of community-led exploration and development of housing in the community. Our area of benefit is in the parish of Glencairn (population 890), Dumfries & Galloway with most of our activity for this project occurring in Moniaive (population 487) which is the main settlement. Although we wanted to give everyone in the parish an opportunity to participate, it is likely that any future project will take place within the village of Moniaive itself, and to this end we focussed on the physical properties of the village and its immediate area. Some work had already been done within the community on our housing needs. We already had a degree of quantitative knowledge of housing needs, (although this will need updating) but we wanted to enhance this with qualitative knowledge by engaging those who currently live in the community. With this project we were aiming to establish a baseline to work from, and to ensure that we are asking the right questions of the right people as our development of a housing project deepens. We also wanted to take a holistic approach and discover alternative solutions to issues that impact upon housing. The project was run by Moniaive Initiative (SCIO) with some voluntary support from the community. We were supported by Dumfries & Galloway Small Communities Housing Trust and we were funded by the Scottish Government.Methods Used and Timeline Our initial idea was to run a series of workshops to involve members of the community, and from then to put on some study visits to see how other communities had explored the issues that our community wanted to examine. Initially the workshops were very successful and well attended, but ultimately were over-representative of one group, which was older people. We varied the times and days of the week to try and generate a good response and coverage from the community, but ultimately found that we were missing two groups specifically whose voices were not being heard. These groups were families, especially those with young (primary school or below) children, and younger people (16 – 30). From families we heard that it was too difficult to give the time to come along to the workshops, although we had a lot of interest through informal discussions and email. For younger people, we had very little interest, although again through informal discussions it was suggested that although younger people would like to be in a property of their own, the norm is for them to stay with their families until they either leave the village to continue their education, or start their own families. It was difficult to generate a response for study visits too, with relatively low enthusiasm for this. It was suggested that this was because it felt like a step too early in the process to be investigating this, and also that it wasn’t the job of the community to decide what housing to pursue. More work is needed here to develop interest in the community and to encourage the idea that it could be up to the community to decide what housing projects should be implemented. Instead we submitted a grant variation to redirect resources to engaging with people who were unable to attend workshops.We had quite a tight turnaround for the project which had both positive and negative results. Negatively, it meant we couldn’t put on as many workshops and engage as many people as we would like. This however, is specifically in terms of the monitoring and evaluation for the funded element of this project. We are planning to continue this project in some form going forward, after taking on board some of the outcomes from this element. Positively however, it gave us the momentum to get people talking about housing in the community, and it seems well-judged in terms of timing (there have been surveys done and housing groups set up in the past but these have had no tangible output in terms of momentum to get a project beyond the talking stage.)Results We asked a series of questions which were designed to kickstart a discussion on housing in the community and how housing issues affect the community (as opposed to affecting the individual). These questions were asked both in questionnaires and in group discussions. The first question that we asked was aimed at getting people to think about the issues that impact and affect the community as a whole. “What do you see as the big problems with the available housing in the community?”General Poor quality housing stock. Scarcity of housing. High cost of housing. Lack of affordable land. Lack of specialist housing for old and young.Buying Difficult to secure financing and deposits to buy. Comparatively high house prices in an area of low wages. Lack of range of properties and existing properties not to a decent standard. Stagnant housing market.Renting Comparatively high private rental rates in an area of low wages. Security of tenure and regulation of landlords. Lack of range of properties and existing properties not to a decent standard.Social Housing Very low availability of social housing locally. People are afraid of going on housing list as they are unsure of allocation policy and either believe that they will not be eligible for a home, or will be forced to accept a house outside of the community.We then looked at other factors which affected housing. Some of these factors have been at work for a long time, and others are fairly recent. We have included this information to give a current picture of housing in Moniaive, and also to highlight the importance of up-to-date research into these issues. We asked the question:“Have these problems always existed? Can you think of any new problems (e.g. caused by changing weather, changing laws or for any other reason)?”GeneralChanges in lawClimateLong-term Younger people moving away for jobs/education.Poor services and infrastructure locally.Shrinking population and lack of jobs.Medium-termDecline in fishing, forestry and agriculture.Rising house pricesHoliday housesShort-termDifficulty in getting mortgageFlooding and increased premiums.Changed financial climateWe followed this up with a discussion about positives about housing in the community. This branched out into a group discussion about positive points about the community in general, as it was felt that this helped capture all the reasons that people might want to remain in the community.“What do you see as being positive about the housing available in the community?”About housing in the communitySmall ‘cutesy’ cottages*Country lifeConservation area *Inclusive and supportive communityGood variety of housing (for buying)Low crime rateSmall village means everything is relatively central and accessibleGood bus linkInexpensiveAbout the community in generalLots of things to doNice areaPeople move here and stay hereAttractive to familiesGood schoolsGood active communityGood quality of lifeShop, garage, 2 pubs, tearoomSense of placeNot as remote as it seems Interestingly, this question seemed to be the most difficult for people to answer. Some of the points above (starred) were viewed as negative by some and positive by others. The responses ‘good variety of houses to buy’ and ‘good bus link’ were very subjective with some arguing that the opposite was true. In the written responses, some answers were negative:“Not enough for both buying or rental”“Not enough amenity houses”“Not very good”“No information/Who owns houses for rents (sic)? List?We then moved on to looking at ways to tackle the housing problems. The first question was aimed at encouraging people to bring their own ideas to the table.“Have you had any thoughts about ways around the problems that you have noticed? These can be your own ideas or perhaps examples of things that you have seen working elsewhere.”Too many outsiders and not enough localsChange young people not having social housing and having to rent privately at very high rents.Care for the elderly when too old for their own homes, in small units.Single people in two bedrooms when one would do them.Participatory meetings – sub groupsLearning from examples in other communities The second question was aimed at encouraging people to think outside of building new houses. We included this question for a number of reasons – lack of land has long been an issue in the community, and Moniaive’s status as a conservation area means that it can be difficult to build new houses.“Other than building new housing, can you think of other ways to solve the problems that you have identified? For example, by making existing housing more suitable?”Buy houses that are lying emptyCouncil to buy up empty properties and let them out to local young people.Renovate existing propertiesSheltered housing in field at Dalmacallan ViewTargeted individual grants.In our group discussion, the general consensus was to:Use existing property – use income to go back into communityEncourage people to sell property – set up social enterprise organisation – like housing association but wider.Tie in housing to wider village improvements – if this was near the centre of the village we could strengthen centre of village and encourage regeneration.Create housing for older people to free up housing – this could also be near the centre of the village and would be a reason to improve accessibility.Scale – small scale developments wouldn’t disrupt the character of the village and would be more achievable.We then went on to ask how we could work as a community to tackle our housing problems. We wanted people to think about the concept of providing housing as a community, and not through an external third party such as the Council, Housing Associations or private development. We asked the following questions:“What skills do we have available to us in our community?”Social care.Child anisationalBusinessCraftNetworkingExperience of other countries and our own.“What resources do we have available to us in our community? By resources we mean physical things?”Walking group.Bowling green.School.Playpark.Money.Land and money.“What help do we need? Is there anything we are unable to do for ourselves as a community?”We will try everything.The community council do a reasonably good job.Have access to external agency who would help run meetings. Have speakers giving examples of good practice.Who could we go to for help? This could be an individual, organisation, other communities, government. Please be specific and give names if possible.Dumfries & Galloway CouncilRural Housing Partnership?Small Communities Housing Trust?Other communitiesDTASScottish rural parliamentEco pods – Sam Booth locallyFinally, we asked “What do you hope to learn from this workshop?”How as a community we get access to landThat something could be done regarding all the empty houses that are for sale.“Any other comments or observations about housing?”It need to be eco friendly and innovative, using local solutions already mentioned (eco pods, housing units).Loreburn Housing (most recent social housing development in village) was supposed to be for people from or with a connection to Moniaive – this is not the case.Social housing is important for young people as it was so beneficial for us until we could afford to get our foot on the property ladder.OutcomesOur anticipated outcomes were as follows:We hope to learn effective ways to tackle housing issues within our community. We hope to build links with and learn from other organisations that have similar issues. We also aim to build capacity within our community and develop skills which will enable the community to deliver effective solutions to their housing issues.We will examine the outcomes of the workshops, written responses and informal discussions that took place. We will summarise other outcomes of the project and reflect on the positives and negatives.Summary We now have a much clearer understanding of the issues impacting on housing in our community. One of the most important things that came up in our responses was the importance of having clear information and of sharing that information around. We have a unique set of challenges within our community – an oversupply of existing, unwanted, unsuitable housing, and a lack of land to build new housing. We have young people who don’t necessarily see having a home of their own as a goal, and for whom there are not the jobs or education opportunities to remain in the community anyway. We have older people who would like to remain in their community but who are put off by the lack of suitable amenity housing and support mechanisms and the vulnerability of services in the village. The challenge for us now will be to change perceptions about how housing should be delivered – away from the traditional models of council or housing association-provided social housing, and towards community housing where we are able to uniquely meet these challenges with our own solutions. 10.7 Survey LetterDear Resident,Moniaive Initiative (SCIO) is working to develop affordable community-owned housing within the Moniaive area. They are working with Dumfries & Galloway Small Communities Housing Trust (DGSCHT), who seeks to enable affordable homes for local people in small rural communities. Affordable housing is housing which someone living and working in the community can afford to buy, or housing for rent available at a monthly rent which can be afforded by someone on a local wage.We wish to find out how many people and families are in need of affordable housing in Moniaive and Glencairn. Affordable housing can include homes to buy at below market value, self-build homes, homes to rent and community owned & managed homes to let. Affordable housing also includes homes for young people looking to set up on their own and older people who may find their existing house too big and/or expensive to run and less suitable for their current needs.LOCAL HOUSING NEEDS SURVEYThis survey is being delivered to every home in the area and can also be shared with anyone who has left the area having been unable to find an affordable home and who may wish to return. This is just the beginning of what may turn out to be quite a long process to bring affordable homes to reality in this area but the essential information about what the housing needs are in your community is an excellent starting point for assessing how these needs can be met. Please find enclosed the housing needs survey; this will not take long to complete. Once completed, please return in the enclosed envelope and address it to: ‘FREEPOST DGSCHT’ - no stamp is required. Alternatively, please return your completed survey to the Moniaive Initiative box in Watson’s Grocers.Please return the completed survey by 21/10/2016.This survey is also available online; at dgscht.co.uk or .uk or on our Facebook page at If you require additional copies of this survey, please contact DGSCHT.Any personal information given will be kept confidential; all data will be anonymised. Information will not be shared with any other parties.Thank you for completing this questionnaire. If you have any further queries or wish to discuss anything relating to this survey please contact:336232545720Nadine Paterson (Project Officer)DGSCHTEmail: nadine.paterson@dgscht.co.uk0Nadine Paterson (Project Officer)DGSCHTEmail: nadine.paterson@dgscht.co.uk036195Olwen Staples (Lead Project Officer)Moniaive Initiative (SCIO)Email: olwen.moniaiveinitiative@ 00Olwen Staples (Lead Project Officer)Moniaive Initiative (SCIO)Email: olwen.moniaiveinitiative@ 10.8 Survey QuestionsHow long have you lived in the Glencairn area?What are your links to the Glencairn area?Live here nowLived here previouslyChildren at schoolWorkFamily live hereOther (please specify)How many people in each of these age groups live in your home?0 – 15 years16 – 24 years25 – 44 years45 – 59 years60 – 74 years75+ yearsWhat are your current housing circumstances?Own home Rent from Housing AssociationRent from private landlordLiving with parents or relativesLodgingOther (e.g. tied housing)Are you on a Housing Association waiting list? (Please delete as appropriate)YES/NOAre you or anyone else in your household in need of affordable housing in this area, either now or in the next few years? (Please delete as appropriate)YES/NOWhat type of home do you need?HouseBungalowSheltered HousingAdapted HousingOther (please specify)How many bedrooms does your household need?Any other comments, concerns or questions?Thank you for completing this survey ................
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