Key considerations for understanding the local housing context
2.19 In assessing housing problems five common key considerations for developing housing strategies need to be considered. In making these judgements it is important that local authorities make clear how they have reached particular conclusions and the assumptions they have used, to enable others to understand their analysis and participate fully in designing and implementing the appropriate strategy.
Changes over time
2.20 A LHS needs to take a clear view of what the position in housing terms is likely to be in 5 years time as the basis for identifying problems and objectives, bearing in mind:
New information about housing systems becomes available continuously;
Changes in the housing system occur through time. If an area is pressured for example, the extent of that pressure may be increasing or decreasing. Considering trends, for example in levels of homelessness, is more useful than snapshot information for strategy determination;
The impact of a strategy is likely to be felt over 5-10 years. For example, some developments can take a number of years to come on stream.
Understanding the housing system as a whole
2.21 Rather than focusing on a single element, tenure or area, a LHS should view the housing system as a whole because:
The social and the private market housing sectors interact and there is considerable movement at the margin between them;
The need for net new supply over time can be affected by the use made of existing stock, its condition, and the extent to which it is the subject of 'social obsolescence' - so, for example, improvement grant activity within a local authority might make a significant difference to the required future levels of demolition and new build.
2.22 A LHS needs to articulate how the housing system in all its parts is expected to develop over time, what the 'rubbing points' are expected to be, and how these might be addressed.
2.23 A fuller explanation of the concept of a local housing system and components for its analysis is available from the Local Housing System Analysis Good Practice Guide. Also, see "Understanding Local Housing Markets: their role in local housing strategies" a joint publication with the Council of Mortgage Lenders, 2000.
Establishing Housing Market Areas
2.24 Households pay very little attention to local authority boundaries when making housing decisions. A housing market area can be defined as the geographical area where most people both live and work and where most people moving home without changing job will have sought a house. Housing Market Context Statements (HMCS) prepared in 2001-2002 set out Communities Scotland's' initial views on the geography of major housing markets that operate across the boundaries of more than one local authority. A précis of research that provides practical guidance on best practice methods for defining and reviewing housing market areas is also available.
2.25 To view the HMCS produced in April 2002 or the HMCS Updates issued in March 2003, select the area(s) you are interested in.
2.26 Local authorities will need to specify clearly the housing market boundaries and internal structure of the housing markets they are using in their LHS. Specifically they should consider:
How households look at their housing and environment, and what they see as relevant substitutes for where they currently live;
Local hotspots which might be identified and understood in terms of migration patterns into and around an authority, see Housing Needs and Market Analysis for the City of Edinburgh;
Fragile or vulnerable areas, in terms of de-population, economic decline and service provision;
That other social landlords and private housing markets will operate across local authority boundaries;
That although housing market areas are primarily based around the operation of the private housing market (where decisions are choice-based), local authority administrative boundaries do impact on a local housing system, particularly in terms of access to social rented housing. More guidance on defining housing system areas and their fit with administrative boundaries is available in the Local Housing System Analysis Good Practice Guide.
2.27 For an example of how Highland Council 'makes the LHS local' by considering diverse local circumstances in the context of the wider strategy, please go to page 58 of their LHS.
Identifying the cause of problems
2.28 The LHS needs to focus on the causes of problems rather than concentrate on the symptoms they produce. For example, low demand for a portion of the existing social stock within a local authority might reflect an absolute oversupply of certain types of stock, inappropriate allocations or management policies, or broader economic factors that can't be addressed through a local authority's housing responsibilities (but might be addressable through its economic redevelopment role). Research exploring the dynamics of low demand in owner-occupied housing in East Ayrshire and North Lanarkshire is available.
Including the full range of community needs
2.29 A LHS must integrate the housing requirements for particular parts of the community into the broader picture.
2.30 Section 89 (7) of the Housing (Scotland) Act 2001 requires local authorities to comply with section 106 of the Act in relation to addressing equality issues within their LHS and reporting on how these have been taken into account. The statutory requirement to publish LHS will also enable other groups to assess for themselves, and comment on, the equalities aspects of proposals in the strategies.
2.31 'Equalities in Practice', a thematic review of how equalities policies are being implemented by housing providers is available. See also section L2 of the Scotland Act 1998 for more information on equalities.
2.32 Local authorities should consider the particular problems in securing appropriate housing faced by:
Black and minority ethnic households
Households with care and support needs
Households affected by domestic abuse
This needs to be expressed within the broader context of how the housing system is operating, so that appropriate strategies to address their needs can be identified.
In addition, local authorities will be expected to take full account of the needs of:
