To effectively tackle this crisis, it is essential to have a clear plan of action which values social housing as the essential public service that it is, but we must be honest with people, many of whom rightly feel let down, that meaningful change will take time.
The strategy should primarily focus on building more homes and implementing key interventions in across crucial areas as detailed below. Whilst this article primarily explores the social housing response other broader interventions will be required.
Building More Homes
Building more homes is at the heart of resolving the housing crisis. With over 45,000 people currently on the housing waiting list in Northern Ireland, it is evident, that despite the best efforts of housing associations, the current rate of social housing construction is insufficient. To bridge this gap, a goal of constructing 5,000 homes per year should be set as a target.
How to achieve this
Increase Funding:
Significantly augment the Social Housing Development Programme (SHDP) funding. Adequate financial resources are necessary to facilitate the construction of a substantial number of new social homes. Increased funding will allow for the rapid expansion of the social housing sector. This would include enabling the Northern Ireland Housing Executive to borrow, to invest in their existing housing and build new homes.
Planning System Overhaul:
Streamline and overhaul the planning system to expedite the approval process for social and affordable housing applications. Reducing bureaucracy and delays will be crucial in meeting the ambitious target of 5,000 homes per year. In tandem with these reforms, the effective application of planning gain becomes pivotal. This would require developers to shoulder more responsibility in terms of offering financial contributions, affordable housing, public amenities, environmental enhancements, or transportation infrastructure. An essential aspect of any policy in this regard would be to strike a harmonious equilibrium, one that fosters development while concurrently ensuring it delivers tangible benefits to the wider community by addressing the related social, economic, and environmental consequences.
Utilise Surplus Public Land:
Identify and make available surplus public land for mixed-tenure housing development. This approach will not only accelerate construction but also reduce the cost of acquiring land for housing projects.
Reassess Need
Change the approach to determining housing need. Conduct regular and comprehensive assessments of housing demand to ensure that resources are allocated efficiently. Prioritising areas with the greatest need, underpinned by an approach of utilising available land, will help address the crisis more effectively. To provide an example of how I feel the current policy approach you only need to look at the huge volume of derelict land across the Greater Shankill available for Development but yet it's lay derelict year after year. This is only one example, but it is one that is replicated across Northern Ireland.
Inclusivity and Community Engagement
Community Involvement:
Engage communities and local stakeholders in the housing planning process. Their input can help identify suitable locations for new housing developments and ensure that projects align with community needs and expectations.
Affordability Measures - Implement measures to ensure that the homes built are genuinely affordable. This may include housing subsidies (intermediate rents) or incentives for developers to create affordable housing units within mixed-income developments.
Sustainable Development - Emphasise sustainable and energy-efficient construction practices to reduce long-term operating costs and environmental impact. This approach aligns with broader goals of sustainability and affordability.
Homelessness Prevention:
Continue to invest in services and programs that prevent homelessness, such as mental health support, addiction treatment, and affordable housing options. Homelessness prevention is an integral part of addressing the housing crisis comprehensively. This would include legislative reform to include strengthening protections for individuals facing homelessness, prioritising early intervention, and introducing a legal obligation for executive departments to collaborate not just in diminishing homelessness but in proactively preventing it.
Housing Advisory Forum:
In Northern Ireland, we are fortunate to have a wealth of housing experts with valuable knowledge and expertise. We would establish a housing advisory forum that would convene these experts to evaluate the effectiveness of current measures and, as appropriate, provide recommendations for enhancing our response.
In conclusion, tackling Northern Ireland's housing crisis is a multi-faceted effort that requires commitment, resources, and collaboration. By setting a clear goal of constructing 5,000 homes per year and implementing the suggested interventions, we can make significant strides toward providing good-quality housing for all, although it is important to acknowledge that progress may be gradual. It is essential to work together, involve the community, and continually assess and adapt strategies to address the evolving needs of Northern Ireland's population.
In conclusion,
A report from the Select Committee on Northern Ireland Affairs, prepared on October 25, 2004, featured the Northern Ireland Tenants Action Project and the Housing Community Network expressing their concerns as follows:
"Local community groups across Northern Ireland continue to be deeply worried about the growing Waiting List for social housing, including the number of applicants experiencing 'housing stress.' This is happening precisely when it's clear that the supply of new social housing isn't keeping pace with the rising levels of housing stress."
Nearly 20 years on it is fair to say we still haven’t adequately implemented a response to address the growing crisis. A meaningful, well-resourced plan is required – standing still is not an option for the tens of thousands who need a home. We owe it to them and future generations to tackle this crisis and provide much-needed housing.