Housing development and investment partnerships
Harbour Light does not operate an open property-acquisition or leasing programme. New accommodation is considered selectively, in response to identified local need and commissioning requirements.
Harbour Light Assisted Living CIC · RSH Registration No. 4791 · Company No. 08314228
Our approach to new housing
New supported housing starts with identified local need and commissioning requirements. The housing model and specification are agreed first; only then do we consider the appropriate property or development solution.
Local need and commissioning requirements determine the accommodation required. A vacant property alone is not the starting point for a new service.
Harbour Light is a private registered provider of social housing. We provide the housing and landlord function; care and support are commissioned separately, normally by Local Authorities and/or NHS bodies.
We have deliberately followed a measured approach, adding accommodation only occasionally. We do not pursue rapid expansion or growth for its own sake. Each addition must be sustainable operationally, financially and from a compliance perspective.
What we do not normally consider
We do not invite unsolicited offers of individual speculative properties. This includes:
- individual houses;
- houses in multiple occupation (HMOs);
- houses converted into supported accommodation speculatively;
- isolated individual bungalows;
- individual flats;
- small ad-hoc developments; and
- properties acquired or converted on the assumption that Harbour Light will lease them.
Please do not purchase, convert or develop a property on the assumption that Harbour Light will lease or manage it as supported housing.
How new accommodation is developed
Requirements vary between areas and services. The broad sequence is:
- Identify the need: establish the local supported-housing need and intended tenant group through commissioning discussions.
- Understand the service model: clarify commissioning arrangements, the accommodation model and the separately commissioned care and support.
- Define the specification: establish the location, accessibility, layout and facilities needed by the intended tenants and service.
- Assess financial viability: consider the proposed rent, service charges and commercial terms alongside Housing Benefit requirements and long-term sustainability.
- Assess a suitable solution: consider a property or development against the agreed requirements, including planning, building and fire safety, and other legal and regulatory requirements.
Housing Benefit and commercial viability
Harbour Light's rents are principally funded through Housing Benefit. Any property or leasing arrangement therefore needs to support a rent and service-charge structure that is eligible, reasonable and sustainable within the relevant Housing Benefit arrangements.
A commercial lease cannot be considered in isolation from Housing Benefit requirements, property suitability, commissioning arrangements, legal and regulatory requirements, or long-term financial sustainability.
What good future accommodation looks like
These are our indicative expectations for new accommodation. The detailed specification will always reflect the needs of the intended tenants and the commissioning requirements.
Energy efficiency and running costs
EPC B or better is Harbour Light's expected standard for new opportunities. We favour highly energy-efficient accommodation, with low utility costs for tenants an important design consideration.
Heating, cooling and solar
We prefer low-carbon heating, such as heat pumps, where appropriate. Designs should address overheating and cooling where appropriate, and include solar generation where practicable.
Accessible and adaptable homes
Accommodation should be accessible and adaptable to intended tenant needs. Bungalows can be particularly important where identified by commissioners; this does not mean we are seeking individual speculative bungalows.
Robust buildings and finishes
Buildings, fixtures and finishes should be suitable for intensive supported-housing use. Design should take account of the possibility of significant wear or property damage.
Maintenance and repairability
Lifecycle maintenance and repairability should be considered from the outset, so homes can be maintained effectively over the long term.
Staff and support facilities
Where required by the service model, suitable dedicated on-site office and staff space should be incorporated into the design.
Layouts shaped by tenant need
Layouts should reflect intended tenant needs and commissioning requirements. Bedroom or unit numbers should not simply be maximised for commercial reasons.
Location and service design
The location and accommodation model should suit the identified local need, intended tenant group and service design.
Strategic development and investment partnerships
Harbour Light may consider strategic discussions with established institutional investors, specialist social-infrastructure investors and substantial development partners capable of delivering a programme or pipeline that responds to identified need.
The basis for discussion would be an identified programme of need rather than a single speculative property. A partner's scale alone does not establish suitability: any proposal still needs an appropriate commissioning, property and financial model.
Before contacting Harbour Light
Speculative property offers
We do not invite approaches concerning individual speculative properties of the types listed above. Please use that screening information before deciding whether an enquiry is appropriate.
Strategic enquiries
An approach may be appropriate where your organisation:
- is an established institutional or specialist social-infrastructure investor, or a substantial development partner;
- can discuss a potential strategic programme rather than a single property;
- understands that development must be led by identified need and commissioning requirements; and
- makes no assumption that Harbour Light will lease or acquire accommodation.
Contact: strategic enquiries only
If your organisation meets the criteria above, you may contact Harbour Light with a brief outline of the potential programme, the identified need it could address and your organisation's role. An enquiry or discussion creates no commitment by Harbour Light.
Emailhello@harbourlight.org.uk
Telephone0151 909 5919