In today’s evidence session, the Levelling Up, Housing and Communities (LUHC) will question Felicity Buchan MP, Minister for Housing and Homelessness, Department for Levelling UP, Housing and Communities, as part of its disabled people in the housing sector inquiry.
The cross-party group of MPs are likely to ask Felicity Buchan MP, questions on a range of topics relating to disabled people’s experiences of finding suitable housing; the provision of support for disabled people to adapt their homes, including the Disabled Facilities Grant (DFG), and to what extent planning policy supports the delivery of accessible housing.
Connecting the Council to the Commons, Chamber UK has gained insight from councillors across the UK, including Councillor Peter Diplock, Cabinet Member for Housing and Planning, Eastbourne Borough Council, Councillor Jessica Lennox, Executive Member for Housing, Cross Gates and Whinmoor Ward Council, Councillor John Harrison, Cabinet Member responsible for Housing, North Tyneside Council, and Chris Willmore, Cabinet Member Planning, Regeneration and Infrastructure, Liberal Democrat Councillor for North Yale, on their perspective surrounding the current climate on disabled people’s experiences of finding suitable housing and the provision of support offered to them.
Funding Challenges in Disability Housing:
In both the social and private housing sector, there is a chronic shortage of specialist accommodation. For many, having to “make do” with what’s on offer, leads to compromises and challenges that make daily life more difficult than it needs to be. Whether that means sleeping in a living room as climbing the stairs is impossible; being unable to access full bathing or showering facilities; or being unable to cook in an unsuitable kitchen; things others take for granted are simply not available to an increasing number of residents.
Cllr. Peter Diplock claims that given the parlous state of local authority finance (an average reduction in government funding for LAs of 40% since 2010, and a £4bn funding gap over the next two years), the reliance on central government funding for adaptation is almost total. Yet the government have reneged on commitments to increase the Disabled Facilities Grant (DFG) in line with inflation, and to take regional variations into account.
This leaves many families with a choice between finding the tens of thousands of pounds needed to supplement the DFG or continuing to struggle with an unsuitable home. These restrictions on funding, the existing shortage of specialist accommodation, all combined with increasing demand is part of the perfect storm we are seeing across the housing sector.
Cllr. Chris Willmore highlights that the government provides Disabled Facilities Grants of up to £30k to adapt a home. That figure was set in 2008. To have kept pace it would now be £47k, so in real terms we see a rapidly reducing amount of investment by central government. Given the financial pressures upon disabled people it is unrealistic to expect them to plug the gap – even if government thought it morally acceptable to transfer the cost of disability to the individual. Inclusion should be a shared social responsibility.
Similarly, the issue of funding is also brought to light by Cllr. John Harrison claiming that “The main difficulty we encounter with the DFG is the mandatory grant is still only £30000 which is insufficient for a lot of adaptations, in particular, extensions. In North Tyneside we do have a discretionary element that allows us to provide an extra £15000 (approximately) but this is still insufficient to pay for an extension.”
‘Finance to improve local infrastructure on estates is reducing, so accessibility in the external environment is becoming more challenging.’
Councillor Jessica Lennox, Executive Member for Housing, Cross Gates and Whinmoor Ward Council.
Inclusive Design and Accessible Infrastructure:
Cllr. Diplock asserts that as time passes and existing housing stock gets older, it is increasingly difficult and expensive to adapt homes, with the changes becoming increasingly complex. There has been enormous growth in the use of private rented sector properties to house social tenants, but private landlords are often reluctant to make adaptations to their properties even when funding to do so is made available. This leaves much of the demand remaining with the local authority.
Cllr. Willmore write that “We need a change of mindset. We should be designing homes to be inclusive, lifetime homes, which work for everyone at all stages of life. They need to reflect the breadth of disabilities including physical, mental health/trauma, learning, neurodivergent, sensory….; the way needs change with time and the growing number of people experiencing multiple issues. It requires a change which puts the disabled person at the centre. They are the expert in their disability and the life they want to lead. Our task is to find effective ways to enable them to live that life.”
Given the legacy of historic stock, Cllr. Willmore writes that a crucial contribution must come from new stock – public and private. As local authorities and social landlords we can make a difference with:
- More new stock being Accessible by Design
- Raising the percentage that are for social rent.
- Increasing the percentage of those which are fully accessible.
- Pushing up the inclusion by design standards for market and Affordable Housing
South Gloucestershire Council has been doing this – achieving the highest level of all new social rented housing delivery nationally for 5 years running and delivering increasing numbers of inclusive by design homes. Their new Draft Local Plan sets a 40% social housing requirement and ups the design standard for market and affordable housing to Code M4(2), and to M4(3) on all older people’s accommodation. We have yet to see whether Central Government will accept this.
Fostering Cooperation to Enhance Disability Housing:
‘In Eastbourne we do all we can to maximise our specialist accommodation, and to make best use of the available grants for adapting housing to meet need. In our new-build council developments we make every effort to include accessible and adaptable properties as part of the process. Ultimately, without a comprehensive plan from either this or the next government to tackle the wider housing emergency the country is currently in, people with disabilities will continue struggling to find the right homes for their future.’
Councillor. Peter Diplock, Cabinet Member for Housing and Planning, Eastbourne Borough Council
“We want everyone in South Gloucestershire to live in a healthy, affordable, low energy and low carbon, climate resilient home that meets their needs within a safe and thriving local community, which is accessible to all. This includes making general housing more inclusive for independent living, as well providing more specialist supported living.”
“This fundamental reset requires the creation of wide partnership and shared priorities – home Choice, housing enabling, planning, social care, transport and placemaking and private sector buy-in. Yet this notion of cross boundary collaboration is not yet universal. The change starts with recognising the opportunities.
Chris Willmore, Cabinet Member Planning, Regeneration and Infrastructure, Liberal Democrat Councillor for North Yale
Final thoughts:
Insights from councillors across the UK shed light on the multifaceted challenges faced by disabled communities, particularly concerning the chronic shortage of specialist accommodation and dwindling financial resources allocated for adaptation.
The prevailing funding challenges underscore the urgent need for increased government investment to bridge the gap between demand and available resources. Despite the critical role of the Disabled Facilities Grant (DFG), the government’s failure to adjust funding in line with inflation exacerbates the housing crisis faced by disabled individuals and their families.
Moreover, the imperative for inclusive design principles and accessible infrastructure emerges as a pivotal theme, emphasising the necessity of prioritising accessibility in housing developments. A shift towards inclusive, lifetime homes is imperative, centering the needs and experiences of disabled individuals to foster a more inclusive and supportive housing environment.
Fostering collaborative partnerships across sectors is essential to enhance disability housing, necessitating a comprehensive plan from governments to address the broader housing emergency. Only through concerted efforts and shared priorities can we pave the way towards a future where every individual, regardless of ability, has access to safe, affordable, and inclusive housing options.
Check out Chamber UK’s work and latest articles on ‘Diversity and Inclusion’ here.