‘There could be 60,000 to 70,000 people’ on the waiting list for a home here if funding isn’t doubled and more properties aren’t built, says John Glass.
John, who is chairman of Alpha Housing, says if more homes aren’t built to tackle the backlog here, we could be in a “worse position” than we are now.
Some 50,000 people are already waiting for a social home here.
“There could be 60,000 to 70,000 people on the waiting list – we haven’t dealt with the backlog,” he tells Ulster Business.
Alpha Housing has a team of around 70 people, and builds around 100 new homes each year, as well as spending around £3m on maintenance of properties, with some 25 sheltered schemes across Northern Ireland.
It operates around 1,000 homes, spread across Northern Ireland, and focuses on providing sheltered housing for older people, however it is now building a range of homes across NI through NIHE’s Social Housing Development Programme.
And John Glass of Alpha Housing says funding could need to “double” if we are to deal with the huge backlog.
John is also director of infrastructure and projects at Translink – working on major schemes such as the new Grand Central Station, and a former chairman of the Institution of Civil Engineers (ICE),
John says the current capital funding model for social housing here is “perfect” but that “we just need more of it”.
That allows housing associations to receive 60% of grant funding towards the building of social homes, and then borrow the remaining capital through bank finance.
“In GB, there isn’t that capital funding [model],” he said. “It means when we get a 60% grant to build houses, we borrow the other 40%. We can charge cheaper rents… as long as we cover the loan facility and maintain costs, we can provide really cheap rents for people in NI, and good quality homes.”
On the issue of wastewater connectivity – which a lack of is stymying development here – John says while it hasn’t hit the organisation yet “I know it is just waiting for us down the line as we continue to develop”.
“Some of our other colleagues have faced problems – with no drinking or wastewater provision.
“I think that is down to a lack investment in the past, and a lack of investment ongoing.
“London isn’t going to continue to bail us out unless we are raising money on our own.”
That could include NI Water being able to borrow more in order to fuel the work needed to upgrade and improve our wastewater network here.
Turning to the social housing backlog, John says Northern Ireland needs to catch up, otherwise it faces those numbers increasing further still.
There are now almost 50,000 people waiting for a home here in Northern Ireland. And John says at the current rate of new builds, and with a growing population, that number is only likely to rise – possibly to 60,000 to 70,000.
“How do you catch up on 50,000 people on a waiting list if you’re only building 2,000 homes a year?
“The population is growing, and there are more people on that waiting list – we need to proactively deal with that backlog.”
Plans are underway as part of the housing strategy to build 30,000 homes in the next 15 years.
But given the current rate of construction, John says we could be in a “worse position” in 15 years.
“[There could be] 60,000 to 70,000 people on the waiting list – we haven’t dealt with the backlog,” he says.
“In England, the Housing Executive can retrofit properties, and make them more efficient. If you get money for decarbonising housing stock, you can retrofit insulation and reduce energy costs for tenants.
“I think the situation like that should be looked at [here], with funding for that.
“I think the model is right here in Northern Ireland for building new homes, but there is just not enough money.
“To catch up with this there has to be double the funding.”
John has a lengthy career as a civil engineer, working across the construction sector over the last three decades.
He started off as a civil engineer at McLaughlin and Harvey, and then went to Translink – delivering major schemes such as Belfast Grand Central, the new station in Derry, as well as being responsible for Translink’s assets, such as property, signalling and bridges.
“The highlight of that has been Belfast Grand Central,” he says. The next phase of the project will include the wider Weavers Cross development – a huge mixed-use development covering 1.2 million sq ft.
“I had been chair of ICE, and that came to an end about three years ago. Alpha then came up and I thought I could use some of my building and board experience with them.
“It’s been excellent. Other than having your health, the next thing you need is a comfortable and safe home – it’s been so satisfying being a part of that.”
“It’s probably the most successful vision of a public service [social housing] in Northern Ireland that is not a statutory body of the Executive. It’s a great model. We are by no means the largest, we are small and build around 100 new homes a year.
“For us, we feel that our organisation is a good business with good people – we have lots of entrepreneurial skills, but we want to maintain that social conscience.”