James Cullen Court, Huntly

James Cullen Court and Fraser Court cottages are centrally located in the rural town of Huntly. James Cullen Court has 9 flats split across 2 levels, in addition to a former warden’s flat. There are also 18 Sheltered Housing cottages near the scheme at Fraser Court, which are not being considered for closure.

Overall occupancy rates at James Cullen Court averaged 96.4% over 10 years, and has remained fairly consistent over the period. However, there have been some challenges in letting vacancies recently due to low demand. This may be influenced by the relatively large number of Sheltered Housing properties available in Huntly (111).

James Cullen Court has a negative Net Present Value of around -£1.7 million, mainly driven by the high cost of future investment required at the scheme. This would require a substantial subsidy from other tenants to maintain the scheme.

The scheme is located centrally within Huntly, with shops and other services such as pharmacy and GP surgery nearby, in addition to leisure facilities within the settlement. Huntly offers regular rail and bus links, providing transport options for tenants who are unable to use a car.

The main driver for considering the main block for closure is the high cost of future investment required at the scheme, which will require significant subsidy from other tenants.




James Cullen Court and Fraser Court cottages are centrally located in the rural town of Huntly. James Cullen Court has 9 flats split across 2 levels, in addition to a former warden’s flat. There are also 18 Sheltered Housing cottages near the scheme at Fraser Court, which are not being considered for closure.

Overall occupancy rates at James Cullen Court averaged 96.4% over 10 years, and has remained fairly consistent over the period. However, there have been some challenges in letting vacancies recently due to low demand. This may be influenced by the relatively large number of Sheltered Housing properties available in Huntly (111).

James Cullen Court has a negative Net Present Value of around -£1.7 million, mainly driven by the high cost of future investment required at the scheme. This would require a substantial subsidy from other tenants to maintain the scheme.

The scheme is located centrally within Huntly, with shops and other services such as pharmacy and GP surgery nearby, in addition to leisure facilities within the settlement. Huntly offers regular rail and bus links, providing transport options for tenants who are unable to use a car.

The main driver for considering the main block for closure is the high cost of future investment required at the scheme, which will require significant subsidy from other tenants.




CLOSED: This discussion has concluded.

  • Why isn’t there a long term plan in place for necessary upgrades already? That these things are going to be needed should not have come as a surprise to management staff or Councillors on the Communities Committee and yet there does not seemed to have been any forward planning? Why is closing SH schemes and forcing vulnerable people out of their homes and communities the only way forward as far as the SH management are concerned? If the 2 years spent on gathering information and consulting tenants had been handled in an open and honest way maybe alternatives could have been found.

    CJL29 asked 13 days ago

    We recognise the concern around the current situation with Sheltered Housing. It’s true that the service has not been operating on a full cost recovery basis for several years, which is why a review began in 2018.

    Since then, the cost of essential capital upgrades has risen significantly, and demand for sheltered housing has declined—particularly since the pandemic. These factors, combined with long-standing financial pressures, have brought us to a critical point where doing nothing is no longer an option.

    We understand the frustration around the perceived lack of a long-term upgrade plan. While some forward planning has taken place, the scale and pace of change—particularly in construction costs and tenant needs—have outpaced available resources. The Housing Revenue Account (HRA) is a ring-fenced budget, and without action, the financial strain could impact housing services across the board.

    It’s important to stress that no final decision has been made to close any scheme. Proposals are still under consideration and will only proceed following a decision by the Communities Committee. If closures are approved, they will be managed with care, and tenants will receive extensive support throughout the process.

    While we acknowledge your concerns about the consultation process,we can confirm  this has been ongoing for several years and with full transparency and engagement with the Sheltered Housing tenant forum. We remain committed to working with tenants and communities to find the most compassionate and sustainable path forward.

  • Please advise what you are doing to increase the occupancy level for this scheme?

    Jlangley90064 asked 17 days ago

    Thank you for your question regarding occupancy levels at the scheme.

    The Overall occupancy rates at James Cullen Court averaged 96.4% over 10 years, and has remained fairly consistent over the period. 

    To maximise interest and ensure properties are let as efficiently as possible, we follow a multi-step approach:

    1. Advertising through Choice-Based Lettings (CBL): All available properties are first advertised on the CBL portal, where applicants can express interest by placing a bid.
    2. Direct Contact with Applicants: If a property receives no bids, our allocations team proactively contacts individuals on the housing waiting list to offer the opportunity directly.
    3. Local Promotion: We also promote available properties locally through posters in community spaces and, in some areas, by working in partnership with local community councils to raise awareness and support the allocation process.

    These combined efforts aim to ensure that properties are matched with suitable tenants as quickly as possible, while also supporting local housing needs.

  • Please advise what future investments you propose for this scheme, including the cost of each investment and why you deem it necessary?

    Jlangley90064 asked 17 days ago

    Thank you for your question regarding future investment in this scheme.

     As part of our strategic review, we have assessed all sheltered housing schemes across Aberdeenshire using a consistent set of criteria to ensure a fair and transparent analysis. This includes identifying the upgrades required to bring each scheme up to modern building and safety standards.

     For this scheme, the following upgrades have been identified as necessary:

     Lift replacement or installation

    Sprinkler system installation

    Heating system upgrades

    Fire alarm system replacement

    Lighting system improvements

    These upgrades are essential to ensure the building meets current safety regulations and provides a safe, comfortable environment for residents. The same categories of investment have been considered for all schemes to ensure a fair comparison.

     All financial information relating to schemes has already been published and this can be accessed via the main Reshaping Sheltered Housing page.

     

Page last updated: 20 Jun 2025, 11:41 AM