Scottish Government

USE OF RANGES FOR HOUSING NEED AND DEMAND ESTIMATES

Q. The CHMA have advised that our core estimates of housing need and demand are presented as a range. Why is this?

Estimates of housing need and demand are calculated, in part, using future predictions of housing need and supply, for instance based on the future number of newly forming households and future affordable housing supply.

Factors such as these may vary depending on what happens to the future housing market, the future economy or future population growth. Such factors are not easy to predict with any degree of accuracy because they are complex and fluid.

One way to approach these predictions is to consider different scenarios that might occur, for example high/low population growth, high/low levels of building activity or high/low unemployment. Thought should also be given to how might this be effected by what is happening socially, economically or politically in your local authority.

Given the above, the CHMA recommend that a range of housing need and demand estimates are produced i.e. high/central/low using these different scenarios. By doing this, it is more likely that what eventually takes place in future will be reflected somewhere within the range the need and demand estimates you have calculated. The use of ranges therefore is a way future-proofing and sensitivity testing your Housing Need and Demand Assessment.

REFERRED RENT STATISTICS

Q. Is the Scottish Government able to provide statistics on referred rents for the private sector and is this available as at sub-local authority level?

A. From the dataset we currently hold, which includes details of Housing Benefit cases referred to Rent Officers (ie excluding those receiving the Local Housing Allowance), we would be able to provide referred rents for most intermediate geographies (aggregations of datazones) at sub-local authority level. If you required splits by property size, then depending on the numbers of cases in each area, we may have to aggregate the data further to avoid disclosure of individual cases, and to get sensible, robust results.

In addition, the Scottish Government Communities Analytical Services Division now have access to the Market Evidence Database, however due to a turnover in staffing and the fact that this is their busiest period of the year in terms of publications they have not been able to assess its quality. Assessing the quality of this data (including the extent to which it could be disaggregated at sub-local authority level) and taking steps to disclosure control it will be one of the main priorities for the Housing Statistics Team between now and the end of 2009.

REGULATED MORTGAGE SURVEY

Q. Is it possible for local authorities to get access to the Regulated Mortgage Survey?

A. Local authorities could in principle get access to the Regulated Mortgage Survey data which is produced by the Council of Mortgage Lenders. However, their standard access tool - an interactive database - does not disaggregate to the local authority level. However, local authority disaggregation is possible within the dataset but would have to be bespoke chargeable analytics. Bespoke analysis tends to have a greater cost than the standard analytics available within the database, the cost for which is £16,000 for an annual subscription.

RE-LETS

Q. Within a Strategic Development Planning area, all bar one of the local authorities have used gross re-lets in their estimate of net annual housing need. However, the remaining local authority's study uses net re-lets (eliminates transfer applicants from the needs side of the equation and eliminates transfer re-lets from the supply side). In order to achieve consistency across the area it is proposed that the calculation is re-run using gross re-lets and that the gross re-lets approach is applied across the area. Is this acceptable?

A. The individual authorities within a Strategic Development Planning (SDP) area must use the same approach but may use alternative approaches in their own Housing Need and Demand Assessments or in other city regions. However, where Housing Need and Demand Assessments are being conjoined for the SDP a consistent approach must be used. It does not matter which method is employed as both are correct. However, both approaches have issues unless we have a case where all transfer applicants are transferred. In this case there is no distinction between the two approaches and they will give the same result.

If, as is likely, transfer applicants exceed transfer re-lets then the gross approach will tend to overestimate housing need and the net approach will tend to underestimate need.

A stylised example may clarify:

Housing need

Transfer applicants 10

Other need 90

Housing supply

Transfer re-lets 5

Other supply 45

In the gross approach, net housing need is 10+90-5-45 = 50

In the net approach, net housing need is 90-45 = 45

By way of explanation, the difference is the 5 transfer applicants who are not rehoused. Of this 5 some may be in housing need i.e. overcrowding, unsuitable accommodation but some may just want a move. It is probably difficult to judge the extent of this and surveys are unlikely to be reliable. So the answer is decide if the method is being used in a single, standalone Housing Need and Demand Assessment or in a conjoined Housing Need and Demand Assessment and then pick one of the methods, acknowledging the (above) difference this might produce in the results.

RENT LEVELS

Q. Can you clarify if new data on rent levels will become available?

A. The Scottish Government publishes a time series of rent registration information.

The three tables which begin 'HBLocalRefRent' show that the median local reference rent in Scotland in 2009-10 was £104 per week, the same as the previous year. It should be noted that these figures are based only on properties where housing benefit claimants chose to live therefore they are not representative of the entire private rented sector. However, this is the best information we have available at present.

In addition, the Scottish Government Communities Analytical Services Division now had access to the Market Evidence Database containinh a variety of data on private landlords including rent levels. The database was cleaned by Rent Officers at the start of 2010 and the data were considered to be of sufficient quality from November 2009 onwards. Given this, it will be the end of 2010 before the Scottish Goverenment have access to a year's worth of good quality data. Secondary data checks will also need to carried out by the Government at that time to assure the data quality.

REPOSSESSIONS

Q. Can you provide a data source or explanation on how to identify those who have been evicted or had their home repossessed?

A. Partnerships will find the information contained in 'Housing, Debt and Repossessions in Scotland' useful when undertaking a Housing Need and Demand Assessment. This note examines a range of data sources relating to mortgage arrears, repossessions and household indebtedness in Scotland, and links to recent housing market trends.

Data on evictions and eviction actions against council tenants, by local authorities is also available.

Partnerships should take care when interpreting local authority data on Section 11 referrals as data compared over a time period of less than a year is often difficult to interpret.

RESEARCH COMMISSIONING AND MANAGEMENT

Q. Where can I get more information on commissioning and managing research?

A. Partnerships should refer to Commissioning Social Research: A Good Practice Guide, published by Social Research Association. This publication discusses ways of commissioning social research projects and choosing researchers, and makes recommendations about good practice.

They should also refer to Managing Research in Local Government: A Good Practice Guide published by Local Authorities Research & Intelligence Association. This publication considers the specific and general management skills required to manage research in local authorities.

RURALITY AND HOUSING NEED AND DEMAND ASSESSMENTS: A SERIES OF QUESTIONS & ANSWERS

Q. How can housing market areas be identified in rural areas?

A. Chapter 4 of the Local Housing System Analysis Good Practice Guide published by Communities Scotland in 2004 provides practical guidance on identifying housing market areas. It notes that defining housing market areas in rural areas can be problematic for a number of reasons.

The Guide highlights that "movement based approaches do not always work well in rural areas because the limited number of moves typically occurring make the establishment of meaningful patterns difficult. Trying to compensate for this by increasing the area covered by the analysis does not help as in many cases this will involve incorporating geographically distinct communities for statistical convenience".

The Guide also acknowledges that in many rural settlements where patterns can be observed, "the degree of openness of the local market can constitute a major problem rather than a useful descriptor for two reasons. Firstly, a high proportion of sales are often to long distance retirees and second homebuyers. Secondly, in more remote rural areas households tend to remain in the same house for much of their lifetime, thus reducing the amount of local movement". In this situation, it would be inaccurate to describe rural areas open on containment measures as not having localised demand.

Island geographies introduce particular issues to defining housing market areas. In particular, the physical proximity of islands does not guarantee that there is a suitable link between them. For example, Rousay and Shapinsay are both located close to the Orkney mainland and are within a realistic commuting time of Kirkwall. However, there is no direct link between the two islands, therefore to travel from Rousay to Shapinsay would require a ferry journey from Rousay, a road trip from Tingwall on the mainland to Kirkwall, and then a ferry journey to Shapinsay. Thus despite the close proximity of these islands, the travel time is considerable.

The Guide suggests that rural housing market areas may be more easily identified using qualitative or predominantly consultative approaches, or school catchment areas. For example, holding focus groups or interviews with local communities and housing professionals can help to confirm the extent of the housing market area. School catchment areas can also provide a meaningful proxy for housing market areas as the complications posed by overlapping catchments and denominational schools in urban areas are unlikely to arise.

Q. What are the main housing supply issues facing rural areas?

A. Chapter 7 of the Local Housing System Analysis Good Practice Guide published by Communities Scotland in 2004 suggests that housing supply in rural areas is likely to be distinctive for a number of reasons including:

• Typically lower rates of turnover from existing stock, particularly in the social rented sector.
• Often high rates of Right to Buy relative to urban areas.
• Specific problems securing new supply relating to unit cost, land availability and infrastructure capacity constraints.
• Higher concentrations of tied housing and higher levels of disrepair associated with rural private renting.
• In remote areas, the mass housebuilders do not operate and most large scale housing provision is by RSLs and many private developments are single houses built by private individuals for their own occupation.

Research for the Scottish Government provides a number of case studies analysing supply issues facing specific rural areas of Scotland ( Factors Affecting Land Supply For Affordable Housing Areas, 2001http://www.scotland.gov.uk/Publications/2001/11/10387/File-1).

Q. What are the issues in terms of analysing statistics for rural areas?

A. The population living in rural areas in Scotland is widely dispersed. Rural land accounts for 94 per cent of the land mass in Scotland but only 18 per cent of the population live in rural areas ( General Register Office for Scotland Mid-year population estimates, 2008). This means a variety of needs and socio-economic groups are present but spread over a large area.

Also, by the nature of the areas, the population is hard to reach. This means the rural population is often under-represented and sample sizes in nationwide surveys can be small.

Q. What are the issues in terms of publishing statistics for small rural areas?

A. It is important to consider the implications in publishing small numbers in terms of protecting the identity of the subjects. A person should not be able to identify themselves and/or remove themselves from a table and be able to identify someone else. Common methods for minimising the risk of this happening are Suppression, Rounding, Table Redesign and Swapping Records. More information can be found in the Scottish Government website under Statistical Disclosure Control: http://www.scotland.gov.uk/Topics/Statistics/About/Methodology/Glossary

Q. Where can I access small area statistics for rural areas?

A. The first stage should normally be to refer to the Local Authority's existing administrative systems and data collections. Ensure these are well maintained and the associated data are regularly quality assured. It may be appropriate to conduct an exercise to review existing in-house systems before considering alternative data sources. Well managed in-house administrative systems can provide a wealth of information not available elsewhere.

Secondly, there are many useful statistics available at a national level compiled by the Scottish Government. A list of national data sources is provided in Annex B of the Housing Need and Demand Assessment Guidance. Another useful source of statistics at small geographic areas is the Scottish Index of Multiple Deprivation datasets http://www.scotland.gov.uk/Topics/Statistics/SIMD/Background-Data-2009. These include the data for each indicator within each domain in the SIMD (employment, income, crime, housing, health, education and access) by datazone. Please also note the provisional publication date for the initial Census 2011 results is Autumn 2012.

Q. How can I assess the quality of statistics I have identified?

A. To assess the quality of rural statistics you have identified to use in the HNDA there are four key issues to consider (see "Rural Wales" - definitions and how to choose between themhttp://wales.gov.uk/docs/statistics/2008/080313sb102008en.pdf):

• are the data available at a suitable scale and level of detail?
• are the data sufficiently robust to be "fit for purpose"?
• are the data timely or are they considerably out of date?
• are the data updated sufficiently regularly to reflect important changes over time?

Q. What if I cannot locate relevant statistics at the geography required?

A. The HNDA guidance promotes the use of secondary data in the first instance and where available. However, in some circumstances it may be necessary to look to primary data.

A primary data collection could be undertaken if:

• All existing Local Authority and national data have been explored and no suitable data exists and/or,
• a data collection is required for another purpose and the two exercises can be combined and/or,
• the collection of primary data are deemeed cost-effective (for example some islands have carried out a full surveys/census on housing because this is cost-effective in terms of number of respondents that need to be interviewed and the data coverage this gives for a remote and rural geography.

Collating primary data may involve commissioning a research project, conducting a survey, carrying out a consultation, conducting a focus group or facilitating stakeholder discussions. An example of how one Local Authority engaged with stakeholders is shown in the answer below. Before proceeding with a new data collection it is important to weigh up the cost against the value of the information you will collect.

• Guidance documents on survey design and sample sizes and questionnaire design are available on the Scottish Government website.at:

( http://www.scotland.gov.uk/Topics/Statistics/About/Methodology/Glossary)

( http://www.scotland.gov.uk/Topics/Statistics/scotstat/analystsnetwork/AnalyticalGuidanceLibrary#a23)

• Guidance on conducting focus groups is available from Government Social Research guidance:

http://www.nationalschool.gov.uk/policyhub/evaluating_policy/magenta_book/chapter8b.asp

/Topics/Built-Environment/Housing/supply-demand/chma/marketcontextmaterials/homereportsinterimtables

Q. Can you give an example of stakeholder engagement activities undertaken in a rural Local Authority?

A. The summary below details Highland's approach to stakeholder engagement and consultation for production of its HNDA.

The Scottish Government's guidance encourages local authorities to set up a housing market partnership and undertake the housing assessment jointly. It suggests that partnerships are multi-disciplinary and suggests a wide range of possible members. In Highland a housing information partnership grouping undertook Highland's HNDA.

There were also on-going links with the established Local Housing Development Fora set up throughout the Highlands. These groups comprise local key partners in developing affordable housing in terms of consulting on locally relevant intelligence and findings (for example feeding in local 'professional opinion' and component market analysis). The Fora also have a role in taking forward the findings including agreeing local priorities and activities based on assessment findings.

Elected Members are the key community representatives in Highland. They were also consulted on and informed about the HNDA findings and policy options through a presentation and discussion seminar. Additionally, a local seminar was held in Caithness due to the different nature of the issues there. Officers also attended Ward Forums which involve community councils and other local community representatives.

A seminar on the HNDA findings and policy implications was held for the housing strategy development group - a number of private developers also attended following invites via Homes for Scotland.

The full draft Highland Housing Need and Demand Assessment was also made available to the public for comment as part of the consultation on the Main Issues Report and preparation for the Housing Strategy. This included the provision of an easy to read summary. Key issues and policy implications for the housing strategy were also set out in a newsletter which incorporated a feedback survey. Information on the HNDA findings; policy implications; housing strategy proposals; and officers able to answer questions on the findings were also available at the Highland wide Development Plan Information Days.

The Highland Council feel that the on-going consultation resulted in early discussion and agreement around the policy options and agreed approaches.

Q. What data are available on second/holiday homes in rural areas?

A. The General Register Office for Scotland ( GROS) publishes statistics on second homes once a year. This information is produced from local authority Council Tax billing systems. Dwellings which are second homes are subject to a specific Council Tax discount of between 10 per cent and 50 per cent. This includes holiday homes available for let for less than 140 days per year but excludes those let on a fully commercial basis. Data on the number and percentage of second homes in each local authority area in 2008 is available on the GROS website.

Full time holiday homes are more difficult to identify. The owners of holiday homes available for let for more than 140 days a year are liable to pay non-domestic rates (business rates), therefore a useful starting point is to identify all those properties on the Council Tax database that are flagged as transferred to non domestic rate.

Q. What does the literature tell us about rural housing and where can I source this literature?

A. This brief review of the main literature draws out the key themes and documents that touch on affordable housing development in rural areas. The focus is on literature relevant to undertaking an HNDA and/or LHS in rural areas, however there is very little evidence on this topic so the relevant work on broader rural housing issues has been included. The focus of this review is Scotland, however, where relevant, material from both England and Wales has been referenced.

Rural Scotland's housing needs are quite distinct from those of the large urban areas, however the needs of rural areas in Scotland are not homogeneous, being quite different in remote rural areas to those in accessible rural areas bordering the large urban conurbations. Nevertheless broad themes have been identified as key issues in planning affordable housing in rural areas which will be discussed here. Those themes are:

• Difficulty of supplying homelessness services in rural areas
• Second Home Ownership/ occupancy conditions
• Planning gain
• Local affordability relative to local rural incomes
• Migration and demographic change
• Land Tenure issues
• Rural housing enablers
• Homelessness services

Providing homelessness and housing support in rural areas poses significantly different challenges to those of providing those same services in urban areas. A review by Bevan and Rugg for Communities Scotland (2006) highlighted these difficulties in relation to homelessness, suggesting that these services should be evaluated against a four part framework, for which the criteria are: Viability; Sustainability; Effectiveness and Accessibility. As a result they highlight that the challenges include: ensuring effective multi-agency working; ensuring service user confidentiality (which is more difficult in small communities); recruiting and retaining the correct staff; linking assessments of local support needs with local resource availability.

Second Homes and Occupancy Conditions

Some remote rural communities have amongst the highest rate of second home ownership or holiday lets in Scotland, which can be seen as exacerbating problems of rural affordability, or posing problems for providing sustainable community services (e.g. potential impact on village schools). However, the evidence about the impact of second homes and holiday lets is not clear cut. According to council tax data, all of the local authorities in which more than 4 per cent of houses are second homes are remote rural areas, but the impact of this has not been fully investigated or understood.

The impact of second homes and holiday lets has been investigated in terms of their economic and social consequences, with subsidiary concerns over their value in stock terms, in bringing empty or derelict properties back into use. Bevan and Rhodes for Communities Scotland (2005) suggested that very high levels of second homes in remote rural areas can significantly negatively impact on the long-term sustainability of local communities, though the evidence for economic impact is mixed, as they can generate wealth in the local area.

One suggested solution for the problems that can be associated with high levels of second home or holiday home ownership in remote rural communities, has been the introduction of occupancy conditions in certain areas or for types of rural housing. This was investigated by Satsangi and Crawford (2009) who concluded that implementing these controls or related policies could be difficult, and the evidence internationally was either neutral or negative for their producing the intended community benefits.

Another suggested solution has been through the Rural Home Ownership Grant programme, which was subject to a full evaluation by Satsangi, Morgan and Wager (2006), and which helps to increase the availability of affordable homes for those who may otherwise have been priced out of the market by second home buyers from wealthier, often urban, backgrounds.

Planning gain

The issue of planning gain through Section 75 agreements is one that has been frequently identified in relation to rural Scotland. This is because Scotland has had a lower instance of planning policies being used to deliver affordable housing than has been the case through the broadly equivalent Section 105 agreements in England (see Richards and Satsangi 2003 and Shiel et al 2007).

Local affordability to local incomes

The question of local incomes to local affordability is a difficult one in rural Scotland, and may be different in different parts of rural Scotland. On earnings measures, incomes in remote rural and accessible rural Scotland are higher than in the rest of Scotland (see table below):

Pay Levels in Remote/Rural Areas, 2009

Source: Rural Scotland Key facts (2009), Table 25

However this measure can be misleading, as was highlighted in the Taylor Review in England (2008), because there is a difference between people living in rural areas and those who are employed in rural areas. Although exactly comparable data has not commonly been produced for Scotland, the Taylor review showed that for England:

'Average incomes in rural areas, when measured according to where people live rather than where they work, are distorted by the effects of the people who commute to urban centres for work and a relatively wealthy retired population' (Taylor, 2008:32)

There may be evidence for this in the pattern of incomes above, in that the accessible rural category may be the one distorted by wealthy commuters who are not earning the income in the area in which they reside. This is less likely to be the case for remote rural residents, for the clear reason that commuting from these regions is less practicable.

Bevan and Rhodes show that although in some areas of rural Scotland, particularly those associated with high aesthetic value, the difference between local incomes and people with higher incomes from elsewhere can result in the buying up of property for second homes. However their evidence suggests that even without second homes adding to the price of local housing, 'it is still doubtful that many households employed locally would be able to afford to buy a home' (Bevan and Rhodes, 2005:74).

Migration and Population Change

Rural Scotland has experienced considerable demographic change over the last decade. The General Register Office for Scotland reports, for example, '1 in 36 Scots residents moved between different types of area; accessible rural areas had the highest net in-migration; remote rural areas had the highest net out-migration.' (Fleming, 2005). The ageing population is also projected to affect rural and urban areas differently with some rural areas being strongly affected.

Land Tenure Issues

Rural Scotland's landowners and community land trusts have a key role in the delivery of affordable housing. However private individual landowners in particular have been reluctant to release land for affordable housing. Satsangi, (2005) demonstrated that financial considerations were not primary when landowners were choosing whether or not to engage with affordable housing provision. Rather decision was based on attitudes towards their land and current/ prospective tenants. By contrast Community Land Ownership may help in the provision of affordable housing as it allows local people to make decisions over the housing needs of the community. Satsangi summarises his findings by stating that 'Community Land Trusts therefore emerge as sustainable models for tackling the question of land availability' (2009:251)

Rural Housing Enablers

Rural Housing Enablers ( RHE) have been the subject of a recent evaluation (Bevan, 2009) which showed that they are significant positive contributors to the provision of affordable housing in rural Scotland (and elsewhere in the UK). The review demonstrated the value of the RHE in indentifying previously obscured housing need, bringing empty housing back into use, and through liaising both with landowners and community land trusts in order to help bring forward affordable housing schemes.

Bibliography

Bevan, M., 'Review of Rural Housing Enablers', Scottish Government, 2009.

Bevan, M., and Rhodes, D., 'The Impact of Second and Holiday Homes in Rural Scotland: A Report to Communities Scotland', Communities Scotland, 2005.

Bevan M., and Rugg J., 'Providing Homelessness Support Services in Rural and Remote Areas: Exploring models for providing more effective local support.' Communities Scotland, 2006.

Fleming, A.D., 'Scotland's Census 2001 - Statistics on Migration', General Register Office for Scotland - Occasional Paper, 2005

Pawson, H., Watkins, C. & Morgan, J. (1997), Right to Buy Resales in Scotland, Edinburgh: Scottish Office Central Research Unit.

Richards, F. & Satsangi, M. (2004),'Importing a policy problem? Affordable housing in Britain's National Parks', Planning Practice & Research, Vol 19, No 3.

Satsangi, M., 'Landowners and the structure of affordable housing provision in rural Scotland', Journal of Rural Studies, (2005): 21.

Satsangi, M., 'Communty Land Ownership, Housing and Sustainable Rural Communities', Planning, Practice & Research, (2009): 24.

Satsangi, M., and Crawford, J., 'An Investigation of Occupancy Conditions in Rural Housing' Scottish Government, 2009.

Satsangi, M., Morgan, J., and Wager, F., 'Evaluation of the Communities Scotland Rural Home Ownership Grant Mechanism', Communities Scotland, 2006.

Shiel, L., Richards, F., Robertson, M., Innes, C., 'Allocation of Land for Affordable Housing through the Planning System' Scottish Executive, 2007.

Taylor, M., 'Living Working Countryside, The Taylor Review of Rural Economy and Affordable Housing,' Department for Communities and Local Government, 2008.

Q. Where can I find an extensive list of research sources on rurality and Scottish housing policy?

A. Many of the publications on this topic were published by the Scottish Government or authored by Madhu Satsangi and these are excluded from the search as they were already included in the above brief literature review. Reports, articles of relevance and local plans relating to rural housing are included. The results have been split by type of author. Section 1 has results from academic and journalistic sources, Section 2 has governmental sources including reports from Scottish Government, Communities Scotland, Scottish Homes and the Scottish Parliament and Section 3 has local reports and plans from Local Authorities.

Section 1: Academic articles, Journalism and external organisations

Anon, Housing co-op turns up the volume, (housing prefabrication), Quality Homes and Places. No 1 Autumn 2005, pp18-19 2005

Brandon, S., Island clearances (Arran), Inside Housing. 7 Dec 2007, pp18-19, 21 2007

Brandon, S., 'High hopes (housing in the Highlands),' Inside Housing, 14 Mar 2008, 34-35, 37.

Chaney P.; Sherwood K. 'The resale of right to buy dwellings: a case study of migration and social change in rural England - the role of resold public sector dwellings in rural Scotland', Journal of Rural Studies, Volume 16, Number 1, January 2000 , pp. 79-94(16)

Countryside Agency, Capturing value for rural communities: community land trusts and sustainable rural communities, Countryside Agency Publications, PO Box 125, Wetherby, West Yorkshire LS23 7EP, 2005

Corbett, G., 'No one home (empty homes in Scotland)', Inside Housing. 6 Mar 2009, pp32-33 2009

Fairweather, G., 'Are local plans restricting the release of land for the development of affordable housing in the Scottish countryside? : a comparative study of two rural estates', School of Architecture, Planning and Landscape. ; University of Newcastle upon Tyne. ; Theses. B. A.; 2006

Gallent, N.,Tewdwr Jones, M., Rural second homes in Europe: examining housing supply and planning control, Ashgate Publishing, Gower House, Croft Road, Aldershot, Hampshire, GU11 3HR , 2000

Gallent, N., Shucksmith, M., Tewdwr-Jones, M. Housing in the European countryside: rural pressure and policy in western Europe, London; New York: Routledge, 2003

Gelan, A., Shannon, P., Aitkenhead, M., 'Sustainable local land use policy: rhetoric and reality,' Local Environment; June (2008), 13:4, 291-308.

Hartley, J., Isle of Gigha Heritage Trust (LEDIS Initiative A788) Cobweb Information Ltd, 1st Floor, Northumbria House, 5 Delta Bank Rd, Metro Riverside Park, Gateshead NE11 9DJ, 2003

Hobbett, A., 'The dancing ladies of Gigha (windfarm)', Energy Review. Summer 2006, pp6-7 2006

Jones, G., 'Fitting Homes? Young People's Housing and Household Strategies in Rural Scotland,' Journal of Youth Studies, March (2001), 4:1, 41-62.

Kenway, P., et al, Monitoring poverty and social exclusion in Scotland, Joseph Rowntree Foundation, York Publishing Services Ltd, 64 Hallfield Road, Layerthorpe, York YO3 7XQ, 2002

Lindsay, B., 'Working towards affordable housing for Fife' Scottish Planner. No 99 Jun 2004, p4 2004

Lloyd, G., Peel, D., 'Emerging housing agendas,' Scottish Planning and Environmental Law, No 135 (2009), 101-102.

Lloyd, M., 'State of the nation', Housing. 3 Jul 2008, pp28-29 2008

Logie, D., 'Houses on crofting land: a study into meeting housing needs in the crofting areas,' Scottish Crofting Foundation, Lochalsh Business Park, Auchtertyre, Kyle of Lochalsh IV40 8EG, 2007

Lopez, M., Provision of rural affordable housing as a human right: Scotland and Ontario cases examples iii, 96 leaves ; 29 cm. Thesis (M.Sc.)--University of Guelph, 2006.

Lowe, S. Hughes, D., The private rented sector in a new century: revival or false dawn? Policy Press, c/o Marston Book Services, PO Box 269, Abingdon, Oxon OX14 4YN, 2002

MacClaghan, C., 'Gigha: a triumph for community ownership', Housing Scotland. Nov 2006, pp4-6 2006

MacDonald, Lewis et al A simple plan (planning system), Holyrood, No 49 4 Jun 2001, pp8-14

MacKay, D., The planning famine: reforming land use planning in Scotland, Policy Institute, 108 Holyrood Road, Edinburgh EH8 8AS, 2004

Mooney, E., McKenzie, K., Housing needs in rural Ayrshire, Ayr: Ayrshire Housing, 2004

OECD, OECD rural policy reviews: Scotland, UK Organisation for Economic Co-operation and Development. [Paris]: 2008

Pavis, S., Platt, S., Hubbard, G., Young people in rural Scotland: pathways to social inclusion and exclusion, Joseph Rowntree Foundation, York Publishing Services Ltd, 64 Hallfield Road, Layerthorpe, York YO3 7XQ, 2000

Robertson, Douglas (ed). Stock transfer: the means of creating sustainable communities? Proceedings of the Big Issue Foundation Conference, Housing Policy and Practice Unit, University of Stirling, Stirling FK9 4LA, 2000

Royal Society of Edinburgh, Committee of Inquiry into the future of Scotland's hills and islands: report / Royal Society of Edinburgh, 2008

Scott, D., 'Scotland pours £284m into affordable housing', Public Finance; (2004), p11-11, 1/2p

Scottish Rural Property and Business Association, Land business: magazine of the Scottish Rural Property and Business Association. Musselburgh (Stuart House,

Eskmills Business Park, Musselburgh EH21 7PB): SRPBA, 2004-

Scottish Council for Single Homeless, Response by SCSH to Rural Scotland a new approach Edinburgh: Scottish Council for Single Homeless, 2000

Shelter, The case for a Scottish rural housing enablers programme, [London]: Shelter, 2007

Sim, D., Housing and public policy in post-devolution Scotland, Chartered Institute of Housing. ; Housing Studies Association (Great Britain), Coventry: Chartered Institute of Housing, 2004

Stephen, A., Housing and Gaelic culture, Property People. No 288 31 May 2001, pp8-9 2001

Stewart, D., 'HAG benchmarks: a moving target?' Housing Scotland. No 51 Jun 2009, pp6-7 2009

Stockdale, A., 'The diverse geographies of rural gentrification in Scotland.' Journal of rural studies. (2010) 26:1, 31-40.

Section 2: Reports to an by central government, agencies and the Scottish and UK Parliaments, and other organisations

Berry, K.,; Reid, A., Rural housing (SPICe briefing 08/14) Scottish Parliament Information Centre, Holyrood, Edinburgh EH99 1SP

Berry, K., Reid, A., Rural housing (SPICe briefing 06/21) Scottish Parliament Information Centre, Holyrood, Edinburgh EH99 1SP, 2006

Bevan, M., Rhodes, D., The impact of second and holiday homes in rural Scotland (Report no 58) Communities Scotland, 2005

Cabinet Office, Sharing the nation's prosperity: economic, social and environmental conditions in the countryside - a report to the Prime Minister, 2000

Campbell, I., Flint, J., A good practice framework for tenant participation in Scotland (Report no 43), Communities Scotland, 2004

Communities Scotland, Housing market context statement: Highlands and Islands, 2002

Communities Scotland, A good practice framework for tenant participation in Scotland Precis. No 35 May 2004, pp1-4 2004

Communities Scotland, Tenant participation in rural areas: developing a strategy - Orkney Housing Association (Tenant participation good practice briefing no 1), 2005

Communities Scotland, Tenant participation in rural areas: the rural context - Orkney Islands Council (Tenant participation good practice briefing no 2) 2005,

Communities Scotland 'Evaluation of Kincardine O'Neil innovative rural housing design project: Canmore Place,' Precis, No 58 Feb 2005, pp1-4

Communities Scotland, The impact of second and holiday homes on rural communities in Scotland Precis. No 70 Oct 2005, pp1-4 2005

Communities Scotland 'Evaluation of the Communities Scotland Rural Home Ownership Grant' Precis. No 76 Feb 2006, pp1-4 (whole issue) 2006

Communities Scotland, 'Restricted occupancy conditions in National Parks' (Research from Communities Scotland report 79) Communities Scotland, Johnstone House, 50-54 Rose Street, Aberdeen AB10 1UD, 2007

Communities Scotland, .Restricted occupancy conditions in National Parks, PRECiS, No 100 Feb 2007, 1-4

Communities Scotland, Providing homelessness support services in rural and remote areas: exploring models for providing more effective local support, Edinburgh: Communities Scotland, 2006

Communities Scotland, Providing homelessness support services in rural and remote areas: exploring models for providing more effective local support, Edinburgh: Communities Scotland, 2006

Craigforth HCAS Limited, Community lettings schemes in rural areas (Report no 85), Scottish Homes, 2001

Ecological Design Group, School of Architecture, University of Dundee, 'Evaluation of Kincardine O'Neil innovative rural housing design project: Canmore Place' (Report no 48) Communities Scotland, Research Department, Thistle House, 91 Haymarket Terrace, Edinburgh EH12 5HE, 2005

Edwards, T, Rural development (SPICe briefing 05/10) Scottish Parliament Information Centre, Holyrood, Edinburgh EH99 1SP, 2005

HomePoint, HomePoint: annual report 1999-2000, HomePoint, Scottish Homes, Thistle House, 91 Haymarket Terrace, Edinburgh EH12 5HE, 2000

McSorley, L., Special study on living in poverty in rural areas : report to the Scottish Government Rural and Environment Research and Analysis Directorate (RERAD), Scotland.; Rural and Environment Research and Analysis Directorate. ; Scottish Agricultural College.; Rural Policy Centre. Edinburgh : SAC Rural Policy Centre, 2009

Payne, J., 'Rural housing strategies' (SPICe briefing 02/126) Scottish Parliament Headquarters, George IV Bridge, Edinburgh EH99 1FP, 2002

Scottish Council for Single Homeless, Response by SCSH to Rural Scotland a new approach Edinburgh : Scottish Council for Single Homeless, 2000

Scottish Homes, Rural Partnership for Change : report to National Steering Group from Highland pilot : summary, Scottish Homes and Highland Council. [Edinburgh]: 2000

Scottish Homes, 'Homelessness in rural Scotland', Precis. No 109 Mar 2000, pp1-4 (whole issue) 2000

Scottish Homes 'Selling and developing land and buildings for rent and low cost home ownership: the views of landowners, IN Precis, No 117 Oct 2000, pp1-4

Scottish Natural Heritage, Sutherland landscape capacity study : an analysis of housing potential [Edinburgh] : Scottish Natural Heritage, 2006

Scottish Parliament, Rural Affairs and Environment Committee, Rural housing (SP paper 256), Scottish Parliament, 2009

School of the Built Environment, Heriot Watt University, Three Dragons Consultancy, Planning for affordable housing in the Cairngorms National Park (Report 99),

Shelter, Evidence to the Scottish Parliament's Rural Affairs and Environment Committee on rural housing [London] : 2008

Strachan, Valerie et al 'Homelessness in rural Scotland' Scottish Homes, Thistle House, 91 Haymarket Terrace, Edinburgh EH12 5HE, 2000

Reid, A., Rural housing: international perspectives (SPICe briefing 08/20), Scottish Parliament Information Centre, Holyrood, Edinburgh EH99 1SP

Section 3: Local Government and National Park Reports and Plans

Aberdeen City Council, Aberdeenshire Council Strategic forecasts for Aberdeen City and Aberdeenshire 2000-2016

Aberdeen City Council; Aberdeenshire Council Strategic forecasts for Aberdeen City and Aberdeenshire 2000-2016 Aberdeenshire Council, Woodhill House, Westburn Road, Aberdeen AB16 5GB, 2001

Aberdeenshire Council, The Aberdeen and Aberdeenshire Structure Plan 2001-2016: draft written statement and report of survey (2 Vols)

Aberdeenshire Council, Aberdeenshire local plan: June 2006 - adopted

Angus Council, Angus local plan Review finalised plan + 1 map and statement of publicity and consultation

Argyll and Bute Council, Argyll and Bute structure plan: developing our future - Approved November 2002

Argyll and Bute Council, Argyll and Bute modified finalised draft local plan: written statement Jun 2006

Argyll and Bute Council, Argyll and Bute local plan: written statement adopted August 2009 + 4 vols maps (5 vols)

Ayrshire Joint Structure Plan Committee, Ayrshire joint structure plan: a framework for the 21st century - the approved by Scottish Ministers Jan 2000

City of Edinburgh Council, Rural west Edinburgh local plan: written statement adopted Jun 2006 + 1 map

Dumfries and Galloway Council, Annandale and Eskdale local plan adopted Oct 2006 + 1 MAP

Dumfries and Galloway Council, Nithsdale local plan adopted October 2006 + 1 map

Dumfries and Galloway Council, Stewartry local plan adopted July 2006 + 1 map

Dumfries and Galloway Council, Wigtown local plan adopted July 2006 + 2 maps

Dundee City Council, Angus Council, Dundee and Angus structure plan 2001-2016 'Joining the links' approved written statement (Oct 2002); finalised report of survey; statement of publicity and consultation Vol 1; - summary (3 volumes)

East Lothian Council, East Lothian Local Plan 2000: written statement and plan adopted April 2001

East Lothian Council, East Lothian local plan 2005: finalised written statement and plan

East Lothian Council East Lothian local plan 2008: written statement and plan - adopted October 2008

Falkirk Council, Rural local plan monitoring report, March 2002

Fife Council, Cupar and Howe of Fife local plan: adopted plan March 2003 +2 maps

Fife Council, Dunfermline and the coast local plan. Adopted 2002 + 2 maps

Fife Council, Kirkcaldy area local plan: adopted March 2003 Appendices + Maps (2 Vols)

Fife Council, St Andrews and East Fife draft local plan: plan statement March 2005

Fife Council, St Andrews and East Fife local plan 2009

Fife Council, West villages local plan: Adopted October 2002 + 2 maps

Homepoint, Guide to housing options in Scotland, Scottish Homes, 2001

Highland Council, Caithness local plan: written statement- adopted plan September 2002; general policies annex, map booklet (3 vols) + 4 maps

Highland Council, The Highland structure plan written statement + map. Approved March 2001

Highland Council Inverness local plan: Adopted March 2006. Written statement and proposals maps (2 vols) + 3 Maps

Highland Council, Ross and Cromarty east local plan, written statement Adopted plan February 2007 + Inset maps (2 vols) + 9 Maps

Highland Council Skye and Lochalsh local plan main issues report 2006

Highland Council South and East Sutherland local plan. Written statement adopted May 2000, AND proposals maps A and B, and inset maps (2 volumes) + 2 maps

Highland Council, Sutherland futures 2006

Highland Council, Sutherland local plan: written statement - deposit draft and map booklet October 2007 (2 vols) + 1 map

Highland Council, Sutherland local plan: written statement - pre-deposit draft and map booklet May 2008 (2 vols) + 1 map

Highland Council, Sutherland local plan: written statement - deposit draft and map booklet November 2008 (2 vols) + 1 map

Highland Council West Highland and Islands local plan: written statement - deposit draft December 2007 + Map booklet and 11 maps

Highland Council, West Highland and Islands local plan: written statement - Deposit draft December 2008 + Map booklet and 8 maps

Highland Council, Wester Ross local plan: adopted June 2006 and background maps + 12 maps (2 vols + maps)

Loch Lomond and the Trossachs National Park, Local plan issues report Loch Lomond and the Trossachs National Park, 20 Carrochan Road, Balloch G83 8EG, 2008

Midlothian Council, Midlothian local plan. Adopted 18 December 2003 + 5 Maps

Moray Council, Moray Development Plan (including Moray structure plan and Moray local plan 2000) + 2 maps

North Ayrshire Council Isle of Arran local plan: adopted 15 Feb 2005 + 2 maps

North Ayrshire Council North Ayrshire local plan (excluding isle of Arran): adopted 4 November 2005 + 3 Maps

North Ayrshire Council, North Ayrshire local plan (excluding Isle of Arran) and Isle of Arran local plan: Alteration No 1: Proposed rural development policies and environmental assessment -; environmental report September 2006

Orkney Islands Council, Orkney structure plan: written statement + 1 map (approved December 2001)

Orkney Islands Council, Orkney local plan: written statement and proposals map December 2004

Perth and Kinross Council, Eastern Area Local Plan review: strategy and draft plan

Perth and Kinross Council, Highland area local plan 2000 + Map (adopted Nov 2000) + Camserney alteration 2005

Perth and Kinross Council, Kinross area local plan 2004. Adopted Jul 2004

Perth and Kinross Council, Perth Area local plan 1995, Incorporating Alteration No 1 Housing land 2000 + 1 MAP (Adopted 4 March 1996, alteration adopted 17 Nov 2000)

Perth and Kinross Council, Strathearn area local plan 2001, Adopted May 2001

Scottish Borders Council, The Scottish Borders: the new way forward. Scottish Borders structure plan 2001 - 2011 (approved by Scottish Ministers 16 Sep 2003)

Scottish Borders Council Scottish Borders local plan finalised Dec 2005. Vol 1 policies. Vol 2 settlements

Scottish Borders Council, Scottish Borders Local Plan Adopted 2008, Vol 1 policies; Vol 2 settlements (2 vols),

South Lanarkshire Council, Lower Clydesdale local plan. Written statement, adopted 23 April 2004 + 2 maps

Shetland Islands Council Shetland local plan, adopted June 2004

Shetland Islands Council, Shetland structure plan, written statement and report of survey (2 vols)

South Ayrshire Council, South Ayrshire local plan (adopted), 2007.

South Lanarkshire Council, East Kilbride and District local plan: adopted 29 Oct 2003 and planning policies (2 vols + 1 map)

South Lanarkshire Council, South Lanarkshire local plan consultative draft: supplementary consultation February 2006

Third, H., Yanetta, A., Homelessness in Scotland: a summary of research evidence, Scottish Homes, 2000

Western Isles Council, Finalised Harris local plan. January 2000 + 1 map

Western Isles Council, Uists and Benbecula local plan: adopted January 2000 + 2 Maps

Western Isles Council, Western Isles structure plan: finalised plan 2003 + Map

Western Isles Council Finalised Western Isles local plan (October 2005)

Western Isles Council, Western Isles local plan (adopted June 2008) +CD with proposals maps

West Lothian Council, Finalised West Lothian local plan 2005 + 2 maps