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HOME TRUTHS THAT DIVIDE OUR CITY THE BIG ISSUE : HOUSING(Evening Times (Glasgow) Via Thomson Dialog NewsEdge) SPRAWLING high-rise estates and row upon row of sandstone tenements sit cheek by jowl with grand Victorian mansions and luxury penthouse apartments. Welcome to Glasgow, where the huge variety of homes tells a story of a city divided: those who can afford to buy a nice place to live, and those still trapped in damp, neglected rented flats. Now, as the city grows and regenerates in the 21st century, experts say housing policy needs to change to keep up. Otherwise the gap between rich and poor will get wider and the numbers of young families leaving the city for affordable homes in the catchment areas of good schools will simply increase. According to housing expert Professor Gwylim Pryce, of Glasgow University Urban Studies department, politicians need to think long-term - and urgently. He said: "Glasgow has changed so much in the last 30 years and we all need to be thinking ahead. In 1979 only 36per cent of people owned their own homes, now that figure is almost 70per cent. Many Glaswegians have become more wealthy in this time because of increases in value of their property, while others have been left behind. That gap is already widening and, ifsomething doesn't change, the social divisions will only get deeper." The housing policies of the past are clearly no longer enough. While some people see the value of their homes soar by thousands a year, others are left way behind, many in poor-quality social housing. The average price of a house in Glasgow is almost GBP142,000 - GBP40,000 more than it was just three years ago - and the average salary is just GBP22,000. In many areas, such as the West End and booming parts of the South Side, the figure is way higher. For too many young working families, buying a home of their own in Glasgow is now out of the question. Due to high prices and rising student debt, the average age of the first time buyer is 37, while mortgages of four or even five times a person's salary are not unusual. Schemes to help people get on the ladder by buying a stake in their home are one option - but not available to nearly enough people. And evidence shows where you live is more crucial than ever in determining your future prospects. Four out of five children blessed with a Jordanhill postcode will go on to a bright future at university - while only 6per cent of youngsters in Drumchapel will do the same. The answer for growing numbers of people is to move out of Glasgow altogether, into neighbouring districts such as East Dunbartonshire and East Renfrewshire where better value for money and good amenities - such as schools - can be found. Archie Stoddart, of housing charity Shelter Scotland, agrees it's time for the politicians to act before it's too late. He said: "Politicians often talk about how important housing is, but they don't seem to follow through with action. Housing prices are spiralling and, at the same time, there is a shortage of good social and affordable housing. "People are putting themselves into huge amounts of mortgage debt or moving out of Glasgow because they don't see any other option. Many key workers can't find a home, while the average age of first-time buyers has increased to 37. "Our MSPs need to be bold. They need to think radically and stop burying their heads in the sand." Mr Stoddart said 30,000 affordable new homes needed to built in Glasgow over the next three years to stop the drain. He added: "These homes need to be directed towards key workers such as nurses and teachers." Mr Pryce agrees affordable housing is important, but stresses it needs to be of the right calibre. He said: "We need to think long-term of what people will want to live in five, 10 years down the line. The housing needs to be high quality but it also needs to be in the right location. "There's no point in building new affordable homes if they are not near to employment and close to good-quality schools. "People need to be able to see their long-term future in these communities. "If we don't act now, in 20 years time our society will be even more divided than it is now." And much more needs to be done to secure a brighter future for the social housing sector. Much of the high-quality homes were sold off to tenants in the 80s and 90s under Right To Buy legislation, while the rest was signed over to Glasgow Housing Association in 2003. Although some improvements have been made, much of that stock is still run down and dilapidated, in areas that have suffered from years of neglect and stigma. Ambitious plans to knock down the worst tower blocks and build new homes have been welcomed, but the new communities also need good schools, shops and sporting facilities. If not, they run the risk of repeating the costly housing mistakes of the past. Who will look after current and future homes is also controversial. At the time of the stock transfer it was agreed that GHA would dissolve, with properties transferred to community-based housing associations - second stage transfer. So far, despite attempts from various community bodies who say they can manage the stock better, not one single home has been transferred, and the process remains dogged by rows over finance. Critics say the stalemate has gone on long enough and whoever takes control at Holyrood must resolve the issue without further delay for the sake of Glasgow's tenants. STATS FILE The average price of a house in Glasgow is GBP141,843, almost 6.5 times the average citizen's salary. When Margaret Thatcher became Prime Minister in 1979 36per cent of people owned their homes. That figure is now almost 70per cent. Between 1997 and 2005 more than 14,000 homes in the city were bought under the Right To Buy scheme. Housing charity Shelter says 30,000 more homes need to be built in the next three years to keep up with demand. A GBP1.5billion regeneration programme is planned for eight of the city's most rundown areas. Almost 12,000 homes are planned over the next 15 years Glasgow Housing Association is Scotland's biggest social landlord, in charge of more than 80,000 homes. More than 11,000 people made homeless applications in Glasgow last year. The number of people in temporary accommodation in Glasgow is increasing. Just over 2100 people are looking for a permanent home. Your views TONY McMILLAN, 49 Cowcaddens I think there definitely needs to be more modern and affordable homes built for the people of Glasgow. Houses are extortionate to buy and most people I know couldn't afford one. They're getting more and more expensive and we need to see the politicians do something about that. MAUREEN NUGENT, 57 Netherlee More social homes for rent have to be built. They have all been sold off and this has helped create a shortage of affordable housing. I feel really sorry for the young people living in the city who want to buy a home. They can't, it simply costs too much. COLIN MCIVER, 39 Clydebank Developers are building high-cost city centre flats because they will sell for more but we need a policy to encourage cheaper homes to be built for rent and to buy. There is a deficit of council homes now - things have gone too much the other way. CHRISTINA KINEAR, 19 Kilmarnock I am studying at Glasgow School of Art and looking for my first flat to rent. I find it expensive even for student accommodation. There needs to be more low-cost homes. If Glasgow wants to attract students and young people to stay it has to sort out the housing prices. ROBERT SERGEANT, 64 Milton Since the city's council houses were transferred to Glasgow Housing Association there have been all sorts of problems. More money needs to be thrown at building modern, better homes in Glasgow. But they need to be affordable. Most homes being built are far too expensive. MAY TO, 60 Townhead I've been renting since 2000 because I can't afford to buy a home. It costs way too much but nothing seems to be done to make it better. There are flats going up that cost an arm and a leg. I don't know who can afford to live in them - certainly not me. WHAT THE PARTIES SAY Labour Extend the Homestake scheme on both newbuild and existing properties to help buyers on modest incomes. Maintain right to buy with exception of areas with housing pressures or where houses concerned are especially well suited for older people or those with disabilities. Introduce a tenants management Bill to give tenants more control over investment in and maintenance of their properties, ensure older people are given priority in accessing suitable housing. Require all registered social landlords to put in place 'fast track' effective arrangements for dealing with persistent bad social behaviour. SNP Grant of GBP2000 to first-time buyers. Creation of the Scottish Housing Support Fund to help provide loans to first-time buyers on a shared equity basis. Make sure 25per cent of all new housing developments are set aside for affordable housing. Review right to buy legislation to make it more responsive to local needs. LibDems More affordable housing for sale and for rent. Government, business and local people pulling together to regenerate communities. Creation of a National Regeneration Fund - a joint venture partnership between the public and private sectors - to support infrastructure costs and mixed use housing developments. Conservative Introduce Affordable Homes Trusts worth GBP100million a year, where would-be homeowners would apply for help to buy a home. Profits to be shared by individuals and trusts. More appropriate land to be freed up for housing developments. Other GREENS Increase provision of social housing through investment in new-build and encouraging social landlords to buy on the open market. Back calls for 30,000 new social rented homes in the next three years. Extend the Homestake scheme, encourage buyers to purchase 60per cent of the property initially, the rest when they can afford it. Ensure promises made on second stage transfer are delivered and ensure genuine community ownership of housing stock. SSP 25,000 new homes built for social rent every year. All housing debt cancelled for Scotland's local authorities. Force private developers to allocate one house for social rent for every three new houses they build. SOLIDARITY Calling for the construction of at least 30,000 new local authority homes within the next three years. Copyright 2007 Newsquest Media Group Ltd. Source: Financial Times Information Limited |