Public Pack - Brighton & Hove City Council

Title:

Housing Committee

Date:

12 November 2014

Time:

4.00pm

Venue

Council Chamber, Hove Town Hall

Councillors:

Randall (Chair), Phillips (Deputy Chair), Barnett, Daniel, Meadows, Kennedy, Mears, Peltzer Dunn (Opposition Spokesperson), Rufus and Wilson (Group Spokesperson)

Contact:

Caroline De Marco Democratic Services Officer 01273 291063 [email protected]

The Town Hall has facilities for wheelchair users, including lifts and toilets

T

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•

Democratic Services

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[email protected]

Democratic Services: Housing Committee

Head of Housing

Councillor Randall Chair

Executive Director of Environment, Development and Housing

Lawyer

Democratic Services Officer

Councillor Phillips

Councillor Peltzer Dunn

Deputy Chair

Group Spokes

Councillor Barnett

Councillor Kennedy

Councillor Rufus

Councillor Mears

Officer Speaking

Councillor Wilson Group Spokes

Councillor Farrow

Officer Speaking

Councillor Daniel

Officer Speaking

Public Speaker

Public Speaker

Public Seating

Press

HOUSING COMMITTEE

AGENDA PART ONE 32

Page

PROCEDURAL BUSINESS (a) Declaration of Substitutes: Where Councillors are unable to attend a meeting, a substitute Member from the same Political Group may attend, speak and vote in their place for that meeting. (b) Declarations of Interest: (a) (b) (c)

Disclosable pecuniary interests not registered on the register of interests; Any other interests required to be registered under the local code; Any other general interest as a result of which a decision on the matter might reasonably be regarded as affecting you or a partner more than a majority of other people or businesses in the ward/s affected by the decision.

In each case, you need to declare (i) the item on the agenda the interest relates to; (ii) the nature of the interest; and (iii) whether it is a disclosable pecuniary interest or some other interest. If unsure, Members should seek advice from the committee lawyer or administrator preferably before the meeting. (c) Exclusion of Press and Public - To consider whether, in view of the nature of the business to be transacted, or the nature of the proceedings, the press and public should be excluded from the meeting when any of the following items are under consideration. NOTE: Any item appearing in Part Two of the Agenda states in its heading the category under which the information disclosed in the report is exempt from disclosure and therefore not available to the public. A list and description of the exempt categories is available for public inspection at Brighton and Hove Town Halls. 33

MINUTES

1 - 16

To consider the minutes of the meeting held on 10th September 2014 (copy attached). Contact Officer: 34

Caroline De Marco

CHAIR'S COMMUNICATIONS

Tel: 01273 291063

HOUSING COMMITTEE

35

36

CALL OVER (a)

Items 38 to 31 will be read out at the meeting and Members invited to reserve the items for consideration.

(b)

Those items not reserved will be taken as having been received and the reports’ recommendations agreed.

PUBLIC INVOLVEMENT

17 - 22

To consider the following matters raised by members of the public: Petitions: to receive any petitions presented to the full council or at the meeting itself (copy of two petitions and extract attached with recommendations in relation to Living Rent petition). (b) Written Questions: to receive any questions submitted by the due date of 12 noon on the 5th November 2014. (c) Deputations: to receive any deputations submitted by the due date of 12 noon on the 5th November 2014. (a)

37

ISSUES RAISED BY COUNCILLORS To consider the following matters raised by councillors: Petitions: to receive any petitions submitted to the full Council or at the meeting itself; (b) Written Questions: to consider any written questions; (c) Letters: to consider any letters; (d) Notices of Motion: to consider any Notices of Motion referred from Council or submitted directly to the Committee. (a)

38

STAR TENANT SATISFACTION SURVEY 2014

23 - 30

Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected: 39

Ododo Dafe All Wards

Tel: 29-3201

HOUSING MANAGEMENT PERFORMANCE REPORT QUARTER 1 2014/15

31 - 48

Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected: 40

Ododo Dafe All Wards

Tel: 29-3201

TENANCY POLICIES Report of Executive Director of Environment, Development & Housing

49 - 64

HOUSING COMMITTEE

(copy attached). Contact Officer: Ward Affected: 41

Rachel Chasseaud All Wards

Tel: 01273 290753

HOUSING STRATEGY 2015

65 - 100

Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected: 42

Andy Staniford, Martin Reid All Wards

Tel: 29-3159, Tel: 201273 93321

NEW HOMES FOR NEIGHBOURHOODS - DEVELOPMENT OF NEW HOMES ON GENERAL FUND LAND

101 - 128

Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected: 43

Sam Smith All Wards

Tel: 01273 291383

NEW HOMES FOR NEIGHBOURHOODS - DEVELOPMENT OF NEW HOMES ON HOUSING REVENUE ACCOUNT LAND

129 - 148

Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected: 44

Sam Smith All Wards

Tel: 01273 291383

RESPONSE TO SCRUTINY PANEL ON HOMELESSNESS Report of Executive Director of Environment, Development & Housing (copy attached). Contact Officer: Ward Affected:

45

James Crane All Wards

Tel: 293316

ITEMS REFERRED FOR COUNCIL To consider items to be submitted to the 11 December 2014 Council meeting for information. In accordance with Procedure Rule 24.3a, the Committee may determine that any item is to be included in its report to Council. In addition, any Group may specify one further item to be included by notifying the

149 - 164

HOUSING COMMITTEE

Chief Executive no later than 10am on the eighth working day before the Council meeting at which the report is to be made, or if the Committee meeting take place after this deadline, immediately at the conclusion of the Committee meeting.

The City Council actively welcomes members of the public and the press to attend its meetings and holds as many of its meetings as possible in public. Provision is also made on the agendas for public questions to committees and details of how questions can be raised can be found on the website and/or on agendas for the meetings. The closing date for receipt of public questions and deputations for the next meeting is 12 noon on the fifth working day before the meeting. Agendas and minutes are published on the council’s website www.brighton-hove.gov.uk. Agendas are available to view five working days prior to the meeting date. Meeting papers can be provided, on request, in large print, in Braille, on audio tape or on disc, or translated into any other language as requested. For further details and general enquiries about this meeting contact Caroline De Marco, (01273 291063, email [email protected]) or email [email protected] WEBCASTING NOTICE This meeting may be filmed for live or subsequent broadcast via the Council’s website. At the start of the meeting the Chair will confirm if all or part of the meeting is being filmed. You should be aware that the Council is a Data Controller under the Data Protection Act 1988. Data collected during this web cast will be retained in accordance with the Council’s published policy (Guidance for Employees’ on the BHCC website). For further details and general enquiries about this meeting contact Caroline De Marco, (01273 291063, email [email protected]) or email [email protected] ACCESS NOTICE The lift cannot be used in an emergency. Evac Chairs are available for self-transfer and you are requested to inform Reception prior to going up to the Public Gallery. For your own safety please do not go beyond the Ground Floor if you are unable to use the stairs. Please inform staff on Reception of this affects you so that you can be directed to the Council Chamber where you can watch the meeting or if you need to take part in the proceedings e.g. because you have submitted a public question.

Date of Publication - Tuesday, 4 November 2014

HOUSING COMMITTEE

Agenda Item 33 Brighton & Hove City Council

BRIGHTON & HOVE CITY COUNCIL HOUSING COMMITTEE 4.00pm 10 SEPTEMBER 2014 COUNCIL CHAMBER, HOVE TOWN HALL MINUTES Present: Councillor Randall (Chair), Councillor Phillips (Deputy Chair), Barnett, Daniel, Littman, Meadows, Mears, Peltzer Dunn (Opposition Spokesperson), Wakefield and Wilson (Group Spokesperson).

PART ONE

13

PROCEDURAL BUSINESS

13(a) Declarations of Substitute Members 13.1

Councillor Littman declared that he was substituting for Councillor Rufus. Councillor Wakefield declared that she was substituting for Councillor Kennedy.

13(b) Declarations of Interests 13.2

Councillor Wilson declared a non-pecuniary interest in Item 21 as she worked for a housing association.

13(c) Exclusion of the Press and Public 13.3

In accordance with section 100A(4) of the Local Government Act 1972, it was considered whether the press and public should be excluded from the meeting during the consideration of any items contained in the agenda, having regard to the nature of the business to be transacted and the nature of the proceedings and the likelihood as to whether, if members of the press and public were present, there would be disclosure to them of confidential or exempt information as defined in section 100I (1) of the said Act.

13.4

RESOLVED - That the press and public not be excluded from the meeting.

14

MINUTES

14.1

Councillor Mears referred to paragraph 9.10 in relation to Supporting People and homelessness. Councillor Mears stated that there had been changes in the

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management of Supporting People which was now under Adult Services. She was concerned about that development and wanted clarity about the role of the Head of Supporting People. Housing had kept the Supporting People budget ring fenced. Councillor Mears asked how the change would impact budgets. 14.2

The Chair shared these concerns and stated that the proposal would be considered by Policy & Resources Committee. There was a need to guarantee that the Supporting People service continued.

14.3

Councillor Mears stressed that there was still ongoing consultation with staff even though the changes were in place.

14.4

The Chair agreed that the changes had been implemented and needed to be confirmed. It was regrettable that staff had not been consulted in some areas of Supporting People. The Chair stressed that the complex needs of some people went beyond the remit of housing staff. There was a need to maintain a service to vulnerable people. The concerns of staff would be fully considered.

14.5

The Executive Director of Environment Development & Housing explained that Supporting People was being moved to Adult Social Care as there were safeguarding concerns. Many vulnerable people were being placed in hostels. It seemed sensible to move the line management to Adult Social Care as they had responsibility for vulnerable people in the city. The changes in the line management could be made by officers. There had been a good response from staff to the changes. It was up to Members to decide how the Supporting People budget was spent. The delegations needed to be presented to Policy & Resources Committee.

14.6

Councillor Mears disagreed with the Executive Director. She felt that notice of the changes should have been given, particularly to the Housing Committee.

14.7

Councillor Peltzer Dunn referred to paragraph 5.15 in relation to the minutes of the Area Panels. He had not received any minutes. The Head of Income, Involvement & Improvement explained that the minutes had not been published yet. When they were agreed they would be circulated.

14.8

Councillor Peltzer Dunn stressed that Housing Committee members needed to know what happened at the Area Panels and that there were items on the agenda today which had been discussed at the Area Panels. The Panels had taken place some time ago. The Head of Income, Involvement & Improvement explained that there would be feedback from the Area Panels in the relevant committee reports considered at Housing Committee and she would arrange for the minutes to be circulated to members when they became available.

14.9

The Chair agreed that the minutes of Area Panels must be circulated to members and that this should happen before the Housing Committee took place.

14.10 RESOLVED - (1) That the minutes of the Housing Committee held on 18 June 2014 be agreed and signed as a correct record.

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15

CHAIR'S COMMUNICATIONS

15.1

The Chair reported that the Housing Strategy Manager had carried out a very good piece of work to support the Family Housing Strategy which would be circulated to Housing Committee Members.

15.2

The Chair reported that last month he went to Wimbledon to look at a system produced by South West London YMCA. This was the Y:Cube modular housing system designed by the eminent architect Richard Rogers. The system was already in use by Merton Council who had built 36 family homes. A visit was being arranged to look at the system on Friday 19th September. The Opposition Spokespersons had been invited and the Executive Director of Environment, Development and Housing and the Head of City Regeneration would be joining the visit. The invitation was extended to all committee members.

15.3

The Chair reported that work on Sanders House has commenced to fit showers to flats that currently did not have them. Work would also be carried out in Evelyn Court. This was one of the last blocks for older people with shared facilities.

15.4

The Chair reported that he had had a meeting with DECC (Department of Energy & Climate Change) about a feasibility study for two district heating systems.

16

CALL OVER

16.1

17

It was agreed that all items be reserved for discussion.

PUBLIC INVOLVEMENT

17.1 There were no Petitions 17.2

There were no Written Questions

17.3

The Committee considered the following deputation which had been submitted to Council on 17th July 2014. Damp and other tenants’ issues “There is a flat on Brentwood Road which has the Queen’s head on the living room wall. Maybe this doesn’t sound too unusual, but in this case the Queen’s head is a temporary feature caused by the shape of the mould on a permanent damp patch which takes up around four square foot of the wall (photos provided). It’s a game the parents play with their two children, both of whom are asthmatic. They clean off the mould on a regular basis but it always returns in a different shape. When it’s been raining heavily, there is also running water down the wall. When the issue was raised with Mears, the residents were offered a dehumidifier, but they are concerned about what this would do to their electricity bill. It is also a short term

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fix which will not make the problem go away and needlessly increases energy use. These tenants pay rent for their council property and have the right to a proper solution to be found for the extreme damp in their home. In another flat on Brentwood Road, a Mears home visit recorded damp levels off the scale in the tenant’s bedroom, bathroom, living room and entrance hall. The proposed solution in this ground floor flat has been the removal of a brick above the damp course and new plasterboard, but the underlying cause of the damp does not appear to be being addressed. This seems an expensive and short term measure, particularly if the problem is also affecting other flats in the block. This case has been queried with the repairs team at Mears for the last nine months, and the resident is also asthmatic with other health conditions affected by damp. In spite of representations made by a ward councillor, the solutions offered to the related damp problems above fail to resolve the problems for tenants, and cost more money in the long term, both involving expenditure in the short term while not fixing the underlying issue causing the damp. These cases also suggest that there may be ongoing damp issues in these particular buildings which would benefit from being investigated as a whole rather than on a flat by flat basis in response to residents’ requests. Will the council acknowledge the failure in these cases to offer satisfactory solutions to these damp problems; make enquiries with Mears as to why there have been such delays with these specific cases; request that the possibility of a larger problem in these buildings which would best be addressed as a whole be investigated; and raise this issue at the next housing committee with a view to avoid similar situations arising in the future? There is currently no active tenants’ association on the Hollingdean estate. Will the council also undertake to support the continuation of tenants’ associations when key residents move on, in recognition that they serve an important purpose in highlighting maintenance issues and engaging tenants in the improvement of their homes and living environment?” 17.4 The Chair reported that work had now been carried out in both properties. He repeated what he had reported to Council on 17th July 2014. “As to your other questions about the larger issue of maintenance in our flats and houses, there is a watching brief on this all the time, you might or might not know that we have a tenants scrutiny panel, which was set up when we came into power and the next issue they’re going to look at is the whole question of repairs, and you of course will be free to give evidence to that, like anybody else who has got an interest in housing. There is a larger problem with some of our older blocks, many of them built at the same time, and they are all falling to pieces at the same time. We have an ongoing maintenance program in all of them. We have £23 million this year in the Capital Works Program of which about £18 million will be devoted to this sort of work.

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As to the tenants association, we support 55 tenants associations in the city and if they would like to talk to us about starting it again, we would be very happy to do that. I’ve also got the performance indicators for this year on repairs and maintenance, on the routine repairs, we have achieved a raise in the last quarter of 99.81, average time to complete routine, 17 days, emergency repairs 99.89 and the percentage of appointments kept 97.79 and tenants’ satisfaction with repairs is 99.46. We do a huge amount of repairs, and I admit we don’t get it right every time but we are working very hard to make sure these things are done properly and I’ll welcome your interests and I hope you’ll support us in doing it.” 17.5

RESOLVED - That the deputation be noted.

18

ISSUES RAISED BY COUNCILLORS

18.1

There were no Petitions, Written Questions, Letters or Notices of Motion from Councillors.

19

ANNUAL REPORT TO COUNCIL TENANTS AND LEASEHOLDERS 2014

19.1

The Committee considered the report of the Executive Director Environment, Development and Housing which informed members that the Council was required under the current regulatory framework for social housing landlords to publish a ‘timely and relevant’ annual report for council tenants. The annual report for the year ending 31 March 2014 had been produced with the involvement of tenants and leaseholders and was attached to the report. The report was presented by the Head of Income, Involvement & Improvement.

19.2

Councillor Peltzer Dunn thought it was a good report with a great deal of information. He asked for clarification on whether the report related to the financial year or the actual year.

19.3

The Head of Income, Involvement & Improvement confirmed that the report related to the financial year 2013/14. Tenants wanted the report to be produced in this way.

19.4

Councillor Meadows considered the report was good value and was impressed at the production costs. However, she stressed that 40% of the residents in her ward were not digitised and was concerned that these residents would not be able to access information online. She asked what was being done for those people who were not online.

19.5

The Head of Income, Involvement & Improvement assured Councillor Meadows that officers made sure that all information was made available in printed form. Meanwhile, officers were trying to encourage people to start using the internet. This was particularly important as in a couple of years tenants would need access to the internet to claim benefits and make payments.

19.6

The Chair stressed this was an important issue and mentioned that 85% of people now had smartphones and were able to use their phones in many ways.

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19.7

Councillor Mears was pleased to see the reference to Seaside Homes on the last page of the Annual Report. Councillor Mears felt it would be helpful for this section to have more detail. Councillor Mears referred to the section of the Annual Report which stated that 100% gas compliance during the year had been achieved first time. She commented that this would depend on the quarter being looked at. The rest of the report had been produced extremely well.

19.8

The Head of Income, Involvement & Improvement explained that officers were trying to report that for the first time ever, 100% gas compliance had been achieved. The aim was to give assurance to tenants that officers can perform on that level.

19.9

RESOLVED - That the Housing Committee approves the annual report to council tenants and leaseholders 2014 at Appendix 1 for publication and distribution to all council tenants and leaseholders in the autumn edition of Homing In.

20

PRIVATE SECTOR HOUSING HMO LICENSING UPDATE

20.1 The Committee considered the report of the Executive Director Environment, Development and Housing which outlined options to extend coverage of the HMO licensing scheme and widen to scope of the existing schemes to address issues that continued to be raised in relation to management, standards and anti-social behaviour in relation to the expanding private rented sector in the city. The report outlined circumstances set out in the Housing Act where a local authority may consider establishing a Selective Licensing Scheme or any further designation of Additional Licensing subject to statutory requirements in relation to consultation, evidence base and resourcing any new schemes. The report was presented by the Head of Housing Strategy & Development – Private Sector Housing. 20.2 Councillor Wilson referred to paragraph 3.11 and asked if the service requests were the result of the licensing scheme or the public having more information about their rights. Councillor Wilson referred to paragraph 3.12 in relation to the loss of private rented sector accommodation as a cause of homelessness. She asked how the council should respond to this situation and whether the council should be talking to landlords. 20.3

The Head of Housing Strategy & Development replied that service requests were in addition to HMO licensing. In relation to homelessness, there were preventative strategies. The City had a high proportion of private rented housing and this led to a disproportionate impact.

20.4

The Chair reported that the council carried out a great deal of work with people who were homeless and also worked with landlords.

20.5

Councillor Meadows referred to paragraph 1.2 in relation to the receipt of 1965 valid additional licence applications. She asked how many of these related to new licenses. Councillor Meadows referred to the graph in paragraph 3.5. This showed that the households living in homes rented via private landlords or letting agencies had increased from 579 to 1259 in Moulsecoomb & Bevendean between 2001 and 2011. Councillor Meadows was concerned that landlords were removing families in order to

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attract students as this was more lucrative business. Councillor Meadows asked how the council could influence this issue in order to free up homes for families. 20.6

Councillor Meadows referred to paragraph 3.25 in relation to the mandatory licensing scheme. The graph showed that Moulsecoomb & Bevendean had 93 licences. She asked if these were full licences and how this information was captured. Councillor Meadows was concerned that landlords might change the business model and move to student accommodation.

20.7

Councillor Meadows referred to the enforcement programme targeting unlicensed HMOs on page 41 of the agenda. This section referred to 1000 dwellings having been identified which may be licensable but where licence applications had not been received. Councillor Meadows asked how proactive the council were in receiving more information on the 1000 dwellings. Councillor Meadows referred to the map on page 68 which she noted showed a problem with HMOs in her ward.

20.8

The Chair replied that paragraph 1.2 referred to new licenses. 5000 family homes were occupied by students. Sussex University had recently put in a planning application to expand which had been rejected. There was concern that the nature of whole areas was changing and many houses in the BACA area no longer had children living in them. There were good landlords but it was clear that there was more money in moving out families and changing to student accommodation.

20.9

The Chair mentioned the problem of party houses. When students moved out in the holidays, some houses were used as party houses. This was a particular problem in Hanover where the houses had no sound proofing. The Chair was talking to Development Control about this issue and he stressed that residents should be asked to let the council know of any unregistered HMO’s.

20.10 Councillor Daniel stressed that problems in student accommodation caused community tension. It would help to reduce stress if the same tenants were retained in the properties. Rubbish was cleared out in the summer holidays and she saw the inconsiderate dumping of waste by landlords. The Chair agreed this problem was the fault of letting agents and landlords. There needed to be the proper registration of letting agents. 20.11 Councillor Mears concurred with the views expressed about student accommodation. Councillor Mears referred to licensing fees and asked where savings were coming from. Councillor Mears asked if there was likely to be a judicial review. 20.12 The Head of Housing Strategy & Development – Private Sector Housing explained that the licensing scheme had to self fund. Fees had to generate enough to cover staffing costs. The council would not be subject to a review on the first scheme. The scheme needed to be robust. 20.13 Councillor Wakefield thanked the Head of Housing Strategy & Development for a thorough report. She stressed that the current generation were renting and that not only students but young professionals were living in HMO’s. Many people had no choice but to live in an HMO.

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20.14 Councillor Peltzer Dunn asked if there would be a further report as the current report was for noting. He stressed that it was vital to understand the impact of other discretionary schemes. He asked why more people needed to be re-housed from private accommodation. He stressed that registration placed a substantial impact on landlords. This might drive out the smaller landlords. A future report needed to address these issues. 20.15 The Chair referred to the table on page 37 of the agenda. This showed that the five most common special conditions applied to additional licensed HMOs were structural fire work, fire alarms, other fire works. Management/repairs and loft insulation. These were improving health and safety and reducing the carbon footprint. 20.16 RESOLVED – (1) That the progress with the implementation of the Additional Licensing scheme in the five Lewes Road wards since the commencement of designation on 5 November 2012 be noted. (2)

That the legal parameters around further Additional Licensing and Selective Licensing schemes be noted and that it be agreed that a detailed options paper be reported to a future Housing Committee on extending coverage and / or widening the scope of discretionary licensing schemes in the City.

21

HOUSING ADAPTATIONS UPDATE

21.1

The Committee considered the report of the Executive Director Environment, Development and Housing in which Members were asked to consider the capital funding pressures this year and going forward in light of the end of the Private Sector Housing capital programme and the options for managing the demand for and expenditure on major housing adaptations where this is forecast to exceed the capital funding available. The report was presented by the Head of Housing Strategy & Development – Private Sector Housing and the Operational Manager, Housing Adaptations.

21.2

Councillor Barnett referred the Adaption Panel. Sheltered blocks had not been considered by the Panel. Nothing had been done to help the older blocks. She mentioned Churchill House, an older sheltered block in Hove. She stressed that stair lifts should be provided in this older block as many older people were finding it difficult to use the stairs and were becoming isolated in their flats. The back of these buildings had stairs and should have slopes. Post boxes on back of doors would help prevent the elderly people having to bend. Electronic doors that opened would be expensive but would be a great help. The current doors were very heavy safety doors. The Operational Manager, Housing Adaptations replied that work had been carried out in the past on sheltered housing refurbishment. She agreed that proactive work would increase the supply of successful homes. The Chair promised to look at this request.

21.3

Councillor Mears referred to the graph in paragraph 3.14. She raised concern about the significant HRA contribution compared to the contribution of other departments. Contributions were low compared to saving made by people staying in their own homes.

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21.4

The Chair concurred and stressed that some of the savings were made by the NHS rather than the council. The Health and Wellbeing Board were involved in this issue and the situation needed to be monitored.

21.5

Councillor Meadows stated that she was pleased to see that housing associations would be asked to contribute to the cost of adaptations. She asked if the same framework was being used to keep their costs down. Councillor Meadows stressed that the Better Care Fund was not new money and was concerned that the £0.911m which was the indicative allocation for the DFG from the Better Care Fund might be used to support savings in the Better Care Fund.

21.6

Councillor Meadows stressed the need for more wheelchair adapted homes and was concerned that all the best sites were taken for student accommodation.

21.7

RESOLVED – (1) That housing adaptations capital expenditure commitments in 2014/15 and beyond be noted.

(2)

That the potential options outlined in paragraphs 3.18 to 3.29 in the report to mitigate pressures identified be noted, and that the actions identified in the resolutions below be agreed subject to report back to a future Housing Committee on progress & outcomes.

(3)

That the Health & Wellbeing Board be recommended to agree that the allocation for the Disabled Facilities Grant will be monitored as part of the governance arrangements for all schemes in the Better Care Fund.

(4)

That consultation be approved with housing associations to encourage tenant rather than landlord applications for Disabled Facilities Grant and a greater contribution from housing associations toward the overall cost of adaptations to their homes.

(5)

That the use of the Adaptations Framework for adaptations in the private housing sector be approved.

(6)

That the consultation with council tenants and key stakeholders on the introduction of an Adaptations Policy for council tenants be approved.

22

HOUSING MANAGEMENT PERFORMANCE REPORT QUARTER 4 AND END OF YEAR 2013/14

22.1

The Committee considered the report of the Executive Director Environment, Development and Housing which set out the performance for quarter 4 of the financial year 2013/14, alongside end year results. Benchmarking figures for the year were provided separately as Appendix 1. The report was presented by the Head of Income, Involvement & Improvement.

22.2

Councillor Wilson noted a striking increase in rent arrears and said she would like to see comparative data. The Head of Income, Involvement & Improvement stated that she would try to obtain more comparative data. However, she stressed that the profile of groups changed and she was not sure how much useful information could be obtained from previous groups.

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22.3

Councillor Mears asked for more information about average re-let times, average percentage of repairs completed right first time, and percentage of empty properties passing post inspection. Councillor Mears expressed concern about delays in replacing lights in blocks and asked for more information about anti-social behaviour.

22.4

The Head of Income & Improvement referred to average re-let times. She explained that some sheltered properties were hard to let. The performance was affected by one particular property that had been empty for 5 years.

22.5

The Partnering Business Manager referred to the percentage of repairs completed right first time. He explained that officers were developing a measure to identify repairs completed in one visit. This information would be shared in future reports.

22.6

The Head of Income Involvement and Improvement explained that it had been agreed not to give further information on the percentage of empty properties passing post inspection. However this information could be included in future reports. The Partnering Business Manager explained that each property was reported to the Partnering Group. 3 properties failed. Officers wanted to see a robust quality of jobs carried out. Contractors would be challenged about this matter.

22.7

The Head of Income Involvement & Improvement referred to the question relating to emergency light replacement. 11 lights had not been replaced in one day. They had been replaced the following day. The delay would be addressed. Meanwhile, officers tried to resolve anti-social behaviour without taking legal action. There had been legal action in which 2 or three people were evicted in 8 cases out of 500. Some cases had involved anti-social behaviour orders.

22.8

Councillor Daniel referred to the rent arrears table in Appendix 2. She noted that the welfare reforms were leading to people getting into arrears.

22.9

The Head of Income, Involvement & Improvement explained that residents who were struggling financially would be referred to the Money Advice and Community Support Service (MACS).

22.10 RESOLVED – (1) That the report, which was submitted to the Area Panels in July 2014, be noted. (2)

That the above comments be noted.

23

PROCUREMENT OF A CONTRACT FOR GAS SERVICING, MAINTENANCE AND INSTALLATIONS.

23.1

The Committee considered the report of the Executive Director Environment, Development and Housing which informed Members that the Council was required to retender a contract to be offered for annual gas servicing and maintenance including full break-down cover, servicing, maintenance, emergency out of hours maintenance and planned system replacements and/or installations. The Council anticipated that procurement of the contract to cover these areas would provide value for money,

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HOUSING COMMITTEE

10 SEPTEMBER 2014

reliability and service consistency for tenants. The report was presented by the Partnering Business Manager. 23.2

Councillor Mears referred to paragraph 3.12 which stated “..we will be looking to start the contract on an Open Book style of accounting….” Councillor Mears stated that when the Repairs & Improvement Partnership contract was set up with Mears Ltd, it was the intention to have an open book process. She asked if this was the case or not.

23.3

The Partnering Business Manager replied that the repairs partnership were in the process of moving to open book in two areas. The gas contract would be an open book style of accounting.

23.4

Councillor Mears expressed concern about the timescales for moving to open book on the repairs partnership. Bearing in mind the size of the contract she asked for a more detailed paper on this matter.

23.5

Councillor Meadows noted that there had been no feedback from the North Area Panel meeting. She had concern about recommendation (2) which suggested giving delegated power to the Executive Director of Environment and Housing in consultation with the Executive Director of Finance & Resources. She noted in paragraph 5.2 that two tenant representatives would be engaged in the evaluation stage of the tender. Councillor Meadows suggested that it would be useful if two councillors could be included in this process.

23.6

The Committee Lawyer stressed that the Committee could only delegate authority to officers. It could however, delegate authority to officers after consultation with councillors.

23.7

The Chair suggested amending the recommendation to include the Chair and opposition spokespersons in the evaluation process.

23.8

It was confirmed that there had been no specific feedback from the North Area Panel.

23.9

RESOLVED - (1) That approval be given for the procurement of a contract for the annual gas servicing and maintenance including full break-down cover, servicing, maintenance, emergency out of hours maintenance and planned system replacements and/or installations for a five year period, with an option for extension up to a period of two years.

(2)

That it be agreed to give delegated authority to the Executive Director of Environment and Housing in consultation with Executive Director of Finance and Resources to a) award the contract following the recommendations of the evaluation panel and the results of the tendering process and b) approve an extension to the contract if required dependent on performance.

(3)

That the Chair and Opposition Spokespersons be members of the evaluation panel along with tenants.

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10 SEPTEMBER 2014

24

HOUSING STRATEGY UPDATE

24.1

The Committee considered the report of the Executive Director Environment, Development and Housing which provided an update on progress on the development of the new city-wide Housing Strategy. The update covered consultation feedback, data analysis, issues, and themes from the consultation phase of the development with key internal and external stakeholders and communities of interest. The report was presented by the Housing Strategy Manager. Copies of the consultation questions for online portal, collated consultation data and feedback and background data report for new Housing Strategy had been placed in the members rooms at Kings House as background papers.

24.2

Some Members expressed concern that they had not seen the background papers. It was confirmed that the background papers had been placed in Kings House Members’ rooms but not Hove Town Hall Members’ rooms. It was agreed that all Members should have the opportunity to view the background papers. Members would be contacted regarding this matter after the meeting.

24.3

RESOLVED – (1) That the themes and priorities from the consultation of the development of the Housing Strategy be noted.

(2)

That the ongoing methodology for the development of the Housing Strategy be approved.

25

RETRO-FITTING SPRINKLERS TO HIGH RISE BLOCKS

25.1

The Committee considered the report of the Executive Director Environment, Development and Housing concerning the fitting of sprinkler systems in high rise blocks. The report was presented by the Health & Safety Manager.

25.2

Councillor Mears supported the pilot installation of a sprinkler system at Somerset Point but was not prepared to support recommendation 2.3, which would delegated power to officers to undertake a second pilot at St James House.

25.3

Councillor Littman stated that the wording of recommendation 2.3 did not make sense and needed clarification.

25.4

Councillor Meadows expressed the view that there should be a further report back to the Committee on the issue of a second pilot. The cost implications needed to be fully considered.

25.5

RESOLVED - (1) undertaken.

26

TENANTS AND RESIDENTS ASSOCIATIONS RECOGNITION POLICY

26.1

The Committee considered the report of the Executive Director Environment, Development and Housing which updated the existing Recognition Policy and Model

That a pilot installation of a sprinkler system at Somerset Point is

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HOUSING COMMITTEE

10 SEPTEMBER 2014

Constitution and brought it into line with the Code of Conduct agreed at Housing Management Consultative Sub-Committee in December 2012. The report was presented by the Resident Involvement Manager. 26.2

Councillor Meadows commented that she supported the report but questioned how tenants would benefit from the policy. For example, in paragraph 9.3 of the policy it stated that ‘the association will be able to bid for the Estates Development Budget’. However, areas without association would also be able to bid.

26.3

The Resident Involvement Manager replied that tenants gained a great deal of satisfaction in working to improve their community and attained sense of neighbourliness. Officers did appreciate the work being undertaken by tenants and this was recognised in the action plan. This might take the form of the presentation of a certificate at the City Assembly.

26.4

Councillor Peltzer Dunn referred to paragraph 5.16 in the covering report and paragraph 8 on page 144. This stated that ‘If the Area Panel rep or deputy fails to attend three Area Panel meetings without good reason or apology the association will be written to requesting that a replacement is elected at the next General Meeting.’ Councillor Peltzer Dunn requested that the wording be changed to state ‘…good reason and apology.’ This was agreed.

26.5

RESOLVED – That the proposed Recognition Policy and Model Constitution be agreed.

27

NEW HOMES FOR NEIGHBOURHOODS - FINAL SCHEME APPROVAL

27.1

The Committee considered the report of the Executive Director Environment, Development and Housing which reminded Members that at its meeting in November 2013 Housing Committee agreed to the demolition works, final feasibility study, design and development of new council housing on the site of 243-245 Preston Road, Brighton. The report focused on development proposals for the site that the team now wished to progress through planning and construction stages. Members were asked to agree rent level and associated level of HRA subsidy for the scheme. The report was presented by the Housing Programme Manager.

27.2 Councillor Phillips mentioned that at the last meeting the Chair had asked members to consider investigating a rent model set at 60% market rent. Councillor Phillips stated that she thought the current scheme should have a rent model set at 60% and that each scheme should be looked at on a case by case basis. She felt that rent levels should not automatically be linked to market rents. 27.3 Councillor Mears expressed concern with recommendation 2.1 (iii) which referred to delegating authority to the Executive Director of Environment, Development and Housing and the Executive Director of Finance and Resources to agree reasonable amendments to the subsidy required from the HRA if changes arise. Councillor Mears stressed that any changes would have an impact on subsidy for future schemes. She asked for an explanation.

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10 SEPTEMBER 2014

27.4 The Housing Programme Manager explained that the rate was estimated at the moment. As the scheme progressed the costs would become more accurate. He stressed that if further reports had to be submitted to Housing Committee for approval it would delay the scheme. The Housing Programme Manager referred to paragraph 3.12 and pointed out that there were control methods in within the strategic partnership. It was agreed that any changes to the scheme should be submitted to the Cross Party Member Board. 27.5 Councillor Peltzer Dunn supported the report. He considered that the development timeline set out in paragraph 3.12 seemed a very short period. He asked if a planning application had been submitted. 27.6 The Housing Programme Manager explained that the current advice he had received from Development Control was that the scheme would not require formal planning permission. It would be permitted development. This meant that the scheme could be delivered significantly quicker than one requiring planning permission. 27.7 RESOLVED - (1)

That the design and change to plans for this site be noted.

(2)

That the rent model set at 80% market rent capped at LHA rate be approved.

(3)

That the estimated levels of subsidy required from the HRA for the chosen rent model(s) be approved and that it be further approved to delegate authority to the Executive Director of Environment, Development and Housing and the Executive Director of Finance and Resources to agree reasonable amendments to that subsidy if changes arise

(4)

That the Cross Party Member Board receives an update regarding any amendments before the delegated authority set out in (3) above is actioned.

28

PROCUREMENT OF TEMPORARY ACCOMMODATION FRAMEWORK AGREEMENTS AND APPROVED LIST OF PROVIDERS - UPDATE REPORT

28.1

The Committee considered the report of the Executive Director Environment, Development and Housing which set out the progress that had been made with respect to the procurement of framework agreements and an approved list of providers for the provision and management of temporary accommodation. The report was presented by the Acquisitions Manager.

28.2

RESOLVED - That the contents of the report be noted.

29

HOUSING ICT BUSINESS PLAN

29.1

The Committee considered the report of the Executive Director Environment, Development and Housing which introduced the Housing ICT business plan which set out the individual ICT projects that had been identified as necessary in the short, medium and long term, following the recent Tenant and Resident Scrutiny Panel report on the Housing Customer Service Team. The plan reflected the importance of ICT in

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HOUSING COMMITTEE

10 SEPTEMBER 2014

providing quality services to residents and in giving the right tools to staff to carry out their work. The report also updated Housing Committee on the actions taken in response to recommendations about ICT make by the Tenant and Resident Scrutiny Panel in their report. The report was presented by the Housing Service Operations Manager who was accompanied by Chief Blackbear, Chair of the Tenant and Resident Scrutiny Panel on the Housing Customer Service Team. 29.2

Councillor Mears thanked the tenants for the scrutiny panel report. However she did not support the current report. She considered that the council was in a terrible state with its ICT programmes and this was not the time to look at other ideas. The council needed to resolve its current ICT problems.

29.3

Councillor Wilson disagreed. Tenants needed ICT systems that worked. She stressed the need to ensure that whatever systems were chosen should link in with other packages.

29.4

Councillor Peltzer Dunn quoted the Business Planning template on page 193. The risk description stated ‘lack of knowledge and ICT experience in current workforce to deliver projects.’ ‘Scale and pace of change exceeds staff ICT skill base’. He asked if these comments were in relation to the council as a whole or just housing staff.

29.5

The Chair stressed these were descriptions of possible risks. There were actions to mitigate the risks. The Housing Service Operations Manager explained that potential risks related to housing. She was confident the product already implemented in City Clean would work in Housing.

29.6

Councillor Daniel understood the concerns about ICT but considered the risk was low. The project involved software in one package used in one area of the council. She liked the approach of the report and was happy to support it.

29.7

Chief Blackbear thanked the Council for the thorough ICT Business Plan and asked if there would be a report back to Housing Committee and the Scrutiny Panel. The Housing Service Operations Manager replied that officers could come back with another report. She would let Chief Blackbear know the outcome of the Programme Board.

29.8

RESOLVED - That the attached Housing ICT business plan and the individual projects set out within it be noted.

30

HOUSING TENANCY FRAUD UPDATE

30.1

The Committee considered the report of the Executive Director Environment, Development and Housing which updated Members on the work that had been undertaken so far this year in relation to tackling housing tenancy fraud and also informed Members of initiatives that were planned for later in this financial year. Details about the recovery of properties was contained in paragraph 3.1. of the report. The report was presented by the Corporate Fraud Manager.

30.2

The Chair suggested that it would be a good idea to publicise the successful actions.

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10 SEPTEMBER 2014

30.3

Councillor Peltzer Dunn congratulated the Corporate Fraud Manager on the success of investigations and recovery of properties. All members of the Committee concurred.

30.4

RESOLVED - That the content of this report be noted.

31

ITEMS REFERRED FOR COUNCIL

31.1

There were no items to be referred to the next Council meeting.

The meeting concluded at 7.00pm Signed

Dated this

Chair

day of

16

Agenda Item 36(a)

HOUSING COMMITTEE

Brighton & Hove City Council Subject:

Petitions

Date of Meeting:

12 November 2014

Report of:

Head of Legal & Democratic Services

Contact Officer: Name:

Caroline De Marco

Tel:

29-1063

E-mail: [email protected] Key Decision:

No

Wards Affected: All FOR GENERAL RELEASE 1.

SUMMARY AND POLICY CONTEXT:

1.1

To receive any petitions presented at Council, any petitions submitted directly to Democratic Services or any e-Petition submitted via the council’s website.

2.

RECOMMENDATIONS:

2.2

That the Committee responds to the two petitions either by noting them or writing to the petition organiser setting out the Council’s views, or where it is considered more appropriate, calls for an officer report on the matter which may give consideration to a range of options, including the following: taking the action requested in the petition considering the petition at a council meeting holding an inquiry into the matter undertaking research into the matter holding a public meeting holding a consultation holding a meeting with petitioners referring the petition for consideration by the council’s Overview and Scrutiny Committee § calling a referendum § § § § § § § §

3.

PETITIONS

3. (i)

To consider the following petition signed by 2164 people as an online epetition and 506 people as a paper petition. Total signatures - 2506. The petition was considered by Council on 23 October 2014 and is now referred to Housing Committee. (Note: Extract from Council attached with recommendations). Support the Campaign for a Living Rent “We the undersigned petition Brighton & Hove Council to 1) Acknowledge that the massive increase in private sector rents is causing unacceptable harm to many residents in the city. Some of

17

whom are faced with not having enough to feed their families once their rent has been paid. 2) Make a public statement deploring the hardship caused to residents of the city by unaffordable private sector rents that rose by up to 27% last year forcing many people to move away from areas where they have lived all their lives or live in unsuitable overcrowded accommodation 3) Develop an ethical landlord scheme, whereby landlords voluntarily commit: to charge living rent, to cap increases by inflation, to provide a good standard of property maintenance 4) Support the development of an ethical lettings agency 5) Call on the government to institute rent controls on private sector rents” Submitted by: Diane Montgomery

3. (ii)

To consider the following epetition and paper petition signed by 503 people and presented to the Council meeting on 23 October 2014. Demand for Affordable Housing “We the undersigned, petition Brighton & Hove Council to ensure any future residential proposals in sustainable development locations, which include identified brownfield and urban fringe sites (we say no to development in the National Park), are positively planned to ensure Brighton’s full housing requirements are met. Proposed developments should comply with Brighton’s requirement of 40% affordable housing to address the vast shortfall in supply of affordable homes in the City.” Submitted by Sam Bellas

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HOUSING COMMITTEE

Agenda Item 36 a(i) Brighton & Hove City Council

Subject:

Living Rent - Extract from the Proceedings of the Council Meeting held on the 23rd October 2014

Date of Meeting:

12 November 2014

Report of:

Monitoring Officer

Contact Officer: Name:

Mark Wall

Tel:

29-1006

E-mail: [email protected] Wards Affected: All FOR GENERAL RELEASE

Action Required of the Housing Committee: To receive the item referred from the Council for consideration: Recommendation:

That the Committee give consideration to the following: (i)

developing a licensing scheme for all private landlords as has happened in Newham;

(ii)

highlighting the hardship caused to residents of the city by unaffordable private sector rents and call on the government to set up a Living Rent Commission;

(iii)

writing to the government to replace 6 month tenancies to 3-5 year tenancies, as is the case in some other European countries;

(iv) looking into developing ethical lettings agencies in the city, as well as supporting the expansion of the ethical lettings agency at Sussex university; (v)

looking at setting up an ethical landlord accreditation in order; and

(vi) supporting the building of homes at a living rent rate so that affordability is based on people's incomes and not the market rate.

19

L COUNCIL

23 OCTOBER 2014

COUNCIL 4.30 pm 23 October 2014 COUNCIL CHAMBER, HOVE TOWN HALL DRAFT MINUTES Present: Councillors Fitch (Chair), Barnett, Bennett, Bowden, Brown, Buckley, Carden, Cobb (Deputy Chair), Daniel, Davey, Deane, Duncan, Gilbey, Hamilton, Hawtree, Hyde, Janio, Jarrett, A Kitcat, J Kitcat, Lepper, Littman, Mac Cafferty, Marsh, Meadows, Mears, Mitchell, Morgan, A Norman, K Norman, Peltzer Dunn, Phillips, Pidgeon, Pissaridou, Powell, Robins, Rufus, Shanks, Simson, Smith, Summers, Sykes, C Theobald, G Theobald, Wakefield, Wealls, Wells, West and Wilson.

PART ONE

30.

(a) LIVING RENT

30.1.

The Mayor stated that the council’s petition scheme provided that where a petition secured 1,250 or more signatures it could be debated at a Council meeting. He had been notified of one such petition which had sufficient signatures to warrant a debate and therefore would call on the lead petitioner to present their petition before opening the matter up for debate.

30.2.

The Mayor noted that there was an amendment from the Green Group to the recommendation contained in the covering report on the petition, which Councillor Mac Cafferty would move during the debate. He also called on the Monitoring Officer to clarify the procedural matters in relation to the e-petition.

30.3.

The Monitoring Officer noted the amendment which had been circulated listed Councillor Phillips as its proposer however this had changed as outlined by the Mayor and that recommendation 2.1 should refer the petition to the Housing Committee and not the Environment, Transport & Sustainability Committee.

30.4.

The Mayor thanked the Monitoring Officer and then called on Ms. Rimmer to present the petition concerning the issue of a Living Rent.

30.5.

Ms. Rimmer thanked the Mayor and stated that the petition signed by over 2,500 people to date sought to highlight the cost of private sector rents and the severe impact this had on a number of families and residents within the city. She then outlined examples of how people living in the city had been affected by the uncontrolled increases in rents to highlight just how real the situation was. The petition asked the council to support the need for a living rent and an ethical landlord scheme and to call on the government to institute rent controls on the private sector. She hoped that the council would support the aims of the petition and do whatever it could to help those affected by the high costs of rents in the city.

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L COUNCIL

23 OCTOBER 2014

30.6.

Councillor Phillips thanked Ms. Rimmer for presenting the petition and stated that it highlighted five important areas that needed to be addressed. These were the unacceptable level of increases in private sector rents, unaffordable rents, the need for ethical letting agencies and landlord accreditation and a review of the private rented sector. She fully supported the petition and hoped that the Green amendment would be accepted and supported by the council.

30.7.

Councillor Mac Cafferty then moved an amendment to the recommendation in the report, requesting that the Housing Committee should give consideration to a number of aspects that had been highlighted by the petition and Councillor Phillips and he hoped that a report could be brought forward to the committee in due course.

30.8.

Councillor Wakefield formally seconded the amendment and stated that there was a clear need for a living rent in the city and she hoped that the amendment would be fully supported.

30.9.

Councillor Hawtree stated that the issue raised a number of concerns and he hoped that they could be addressed at some point. He acknowledged that there were good landlords in the city but felt that there was a need to find ways to support residents who faced uncertainty and the prospect of having to move because of increases in rent levels.

30.10. Councillor Wilson stated that the Labour & Co-operative Group supported the amendment and whilst there were many excellent landlords in the city, there were still too many who did not look after their properties or had any thought for their tenants. She believed there was a real need to look at what the council could do to support those residents and hoped that every effort to find ways to improve matters would be investigated. 30.11. Councillor Peltzer Dunn stated that he had some reservations with regard to the points listed in the amendment as he was unsure that they would result in a benefit to residents or the city. However, as it was for the Housing Committee to give consideration to the points and the potential benefit to be realised from each, he was happy to support the amendment. 30.12. Councillor Phillips welcomed the comments and stated that she hoped there would be an opportunity to give full consideration to the points listed in the amendment and following which some real change to the current situation that existed in the city. 30.13. The Mayor noted that an amendment to the recommendation in the report had been moved and put it to the vote which was carried. He then put the recommendations as amended to the vote which was also carried. 30.14. RESOLVED: (1) That the petition be noted and referred to the Housing Committee for consideration; and (2) That the Committee give consideration to the following:

21

L COUNCIL

23 OCTOBER 2014

(i)

developing a licensing scheme for all private landlords as has happened in Newham;

(ii)

highlighting the hardship caused to residents of the city by unaffordable private sector rents and call on the government to set up a Living Rent Commission;

(iii)

writing to the government to replace 6 month tenancies to 3-5 year tenancies, as is the case in some other European countries;

(iv) looking into developing ethical lettings agencies in the city, as well as supporting the expansion of the ethical lettings agency at Sussex university; (v)

looking at setting up an ethical landlord accreditation in order; and

(vi) supporting the building of homes at a living rent rate so that affordability is based on people's incomes and not the market rate.

22

HOUSING COMMITTEE

Agenda Item 38 Brighton & Hove City Council

Subject:

STAR tenant satisfaction survey 2014

Date of Meeting:

12 November 2014

Report of:

Executive Director of Environment, Development and Housing

Contact Officer: Name:

Ododo Dafé

Email: Ward(s) affected:

Tel: 293201

[email protected] All

FOR GENERAL RELEASE 1.

SUMMARY AND POLICY CONTEXT:

1.1

This report provides feedback from a satisfaction survey of a sample of council tenants carried out in June 2014.

1.2

The survey results provide an up-to-date and statistically significant indication of customer satisfaction on a range of council housing services.

2.

RECOMMENDATIONS:

2.1

That the Housing Committee note and comment on the contents of this report.

3.

RELEVANT BACKGROUND INFORMATION/CHRONOLOGY OF KEY EVENTS:

3.1

Housemark, a national housing organisation, has consulted widely with social housing providers to produce a set of questions that organisations prefer and that enable comparison, but with the freedom for each organisation to add local questions as they wish. This survey is called STAR (Survey of Tenants and Residents) and is undertaken by landlords on a voluntary basis. Housing last carried out a STAR survey of resident satisfaction in 2011.

3.2

Housemark’s recommended standard questions were adopted, along with some of our own, and we will be in a position to compare ourselves against other housing providers as many of them undertake this survey and upload their results onto Housemark.

23

3.3

The survey was undertaken in June this year, using a postal methodology with a randomly selected sample of tenants as recommended by Housemark. The survey achieved a response rate of 24% - 724 respondents. This compares with 42% - 1,251 completed questionnaires in 2011. However, this lower response rate reflects a decision not to undertake a second postal mailing to those tenants who had not replied. Tenants on the selected list with emails were contacted a second time. By avoiding a second postal mailing we reduced costs from £9,473 in 2011 to £6,121 in 2014. It also had considerable sustainability implications saving greatly on paper and print.

3.4

The results have been analysed by APR, a research company. The table below shows the results of key indicators in this survey compared with the STAR survey in 2011 and 2008, and the comparison benchmarking figure.

Comparison of 2008, 2011 and 2014 figures with benchmarking data

Satisfied overall with the service from housing The overall quality of your home Your neighbourhood as a place to live Satisfaction with the last completed repair That your rent provides value for money Listen to views and acts upon them

% satisfied (2008)

% satisfied (2011)

% satisfied (2014)

72%

83%

78%

79%

81%

80%

80%

83%

84%

77%

81%

76%

Benchmark Ranking in figure 2014 6 of 9 82%

82%

2 of 8 80%

80% 84%

86%

84%

60%

62%

64%

6 of 9

79%

56%

No ranking data

2 of 8

2 of 6

3.4.1 This benchmarking data is a comparison with eight other stock retained authorities in urban areas who subscribe to Housemark and who have completed a STAR survey in the past two years. In some categories not all authorities provide data so the ranking numbers vary. Unfortunately this group does not provide repairs ranking data.

24

3.5

Overall satisfaction

3.5.1 Overall the tenant satisfaction survey results in 2014 are broadly similar to those attained in the 2011 survey, with most questions varying by only one or two percentage points. 3.5.2 Some of the positive drivers for satisfaction arising from the survey results include how Housing listens to and acts on residents views, and our standards of customer service and enquiry handling. 3.5.2 However the fall in the overall satisfaction figure from 83% to 78% is disappointing. There seems to a clear link between the decline in overall satisfaction and the decline with the last completed repair (discussed further in paragraph 3.7 of this report). Another factor that contributed was a fall in the satisfaction with grounds maintenance (down from 74% to 69%). We need to understand the reasons for this dissatisfaction particularly in the west of the city (51%) so focus groups will be arranged with residents and discussions will be held with our grounds maintenance provider, CityParks. 3.5.3 Younger people also expressed less satisfaction with services. Over the last three years a number of projects have tried to engage younger tenants – however, the results have largely been disappointing and only a few younger tenants engaging with Housing. Currently, we are considering pre-tenancy workshops to engage younger people with Housing before their tenancy begins, and we continue to use preferred ways of communicating with younger residents such as email (63% of 16-34 year olds preferred this as a communication channel). We will also expand our use of Facebook as 17% would use this form of social media. 3.5.4 It is however pleasing to report that sheltered housing tenants indicated high levels of satisfaction with sheltered housing services – 90% including around two thirds (63%) who were very satisfied. 3.6

Home and Neighbourhood

3.6.1 This result for satisfaction with the quality of their home remains at a similar level to 2011 (80% compared to 81% in 2011). Once again older tenants were significantly more satisfied than their younger peers with 89% of over 65’s satisfied, compared to 65% of those aged under 35. 3.6.2 The ability to move or swap house remains low at 42% (38% in 2011), although a number of responses were of an ambivalent nature with 36% selecting the ‘neither’ option. One way we have tried to address this is to ensuring the mutual exchange process is centrally managed by one team, and our performance data demonstrates applications are being well managed with 92% of decisions being made within 42 days. We have also improved our service offer to tenants wishing to move by mutual exchange to provide some practical and financial support to remove barriers tenants may experience in carrying out a mutual exchange. Building on the success of a mutual exchange event held in 2013 a series of community based mutual exchange events in partnership was housing associations are planned over the next year with the first one due to take place in December.

25

3.6.3 Satisfaction with the local neighbourhood as a place to live remains high - 84% compared with 80% for benchmarked authorities. There was a slight fall in satisfaction with the way we dealt with ASB (down from 64% from 62%) with satisfaction lower in the central area. The introduction of the ASB, Crime and Policing Act 2014 in October provides further potential powers for us to tackle ASB. The theme of November’s City Assembly is ASB which provides a further platform to discuss resident experiences of our service. 3.6.4 We have also reviewed the way we carry out estate inspections, and during this year we will be introducing a new way for residents to engage in rating their satisfaction through the introduction of a scores on the door scheme. 3.6.5 Another area for closer scrutiny is that satisfaction with the cleaning of internal areas remains static at 73%, however our performance data indicates that the cleaning quality inspection pass rate is 98%. The Estates Service Team carry out a random sample of satisfaction surveys which will assist us with tracking this on a regular basis. This disparity between satisfaction and quality will be discussed with the Neighbourhoods Service Improvement Group to identify how improvements can be made. 3.7

Repairs and Maintenance

3.7.1 Satisfaction with the last completed repair (76%, down from 81% in 2011) is a major factor in reduced satisfaction with Housing. However these findings are in conflict with our performance report data where surveys of individual tenants in Quarter 1 of 2014/15, showed that of the 477 residents telephoned, 93% state they were satisfied with their repair. 3.7.2 However for the STAR survey, this issue of the timeliness of our repairs response was a negative driver of satisfaction. Again we have an anomaly with our performance data which shows that for both emergency repairs and routine repairs the performance was above 99%, against a target of 99% and 98.5% respectively. This may be because the performance data is for our responsive repairs service whereas the STAR survey does not differentiate between this and our planned and major works programme which naturally does involve longer lead times for these works due to planning, leasehold consultations and the delivery of a planned programme. 3.7.3 Better communication of programmes is therefore a key area for the service to focus on to ensure that residents are better informed around the timing of major and planned works for their area. At the same time the service has made significant changes to better deal with roofing and scaffolding delays that have been experienced this year. These include bringing more local roofing specialists into the partnership, expanding the scaffolding contractors used and using a mobile platform vehicle in order to speed up the safe completion of inaccessible repairs and reduce the need and disruption of scaffold. 3.7.4 Working alongside tenant representatives, Mears and officers will continue to consider and take action on all aspects of the repairs service where further improvements can be made.

26

3.8

Value for money

3.8.1 These figures remain favourable compared with other authorities with 84% of respondents satisfied that their rent levels represented good value, including nearly a half (47%) who were very satisfied. It is also encouraging to find 71% were satisfied with service charge in terms of value for money. The slight fall in satisfaction from 73% may be linked to the new services charges that were introduced at the beginning of this financial year and impacted most upon residents in high-rise properties. 3.9

Customer Service

3.9.1 It is pleasing to see that four out of five (81%) respondents said the standard of customer service they receive is good. This included 40% who said that it was very good. 19% of people who contact the Housing Customer Service Team made a positive comment when provided with the opportunity to offer free text. 3.9.2 The majority of respondents also found it easy to access services (84%), including over a third (36%) who said it was very easy, and residents in the central area were more satisfied than those in other areas. A small proportion of respondents said they had some difficulty accessing services with around one in ten (9%) saying this was the case for them. When asked how this could be improved, the most commonly cited issue was the time it took to get through on the telephone. The team will continue to review resources at peak times to assist with call handling. The Housing Customer Service Team also undertake customer satisfaction surveys every six months and performance data will be included in the performance report twice a year. 3.10

Resident Involvement

3.10.1 The proportion of tenants who say we listen to their views and act on them is increasing - 64% compared with 62% in 2011 and 60% in 2008 and above the benchmark for similar authorities at 56%. It is worth noting that while we can be pleased with this finding from the survey, it also represents a significant area where future improvements can be found. This is not least because the main driver that reportedly negatively impacted the results was the lower levels of satisfaction amongst lesbian, gay, bisexual and transgender residents. The Resident Involvement Team will be carrying out some work to look into this further and ascertain whether lesbian, gay, bisexual and transgender residents might be interested in forming a consultative group. If there is little appetite for an ongoing group, there may be some gains in achieving understanding from carrying out a focus group with some residents from this community group. 3.10.2 The result for satisfaction with opportunities to get involved has remained static (63%). The Business and Value for Money Service Improvement Group has identified that it wishes to review levels of involvement to see whether or not the changes identified through the ‘Everyone Counts’ report has increased participation. This piece of work will be included in the group’s work programme for the year ahead.

27

3.11

Information and communication

3.11.1 Three quarters of tenants (76%) said Housing is good at keeping them informed about things that may affect them. Nine out of ten respondents say they have read the ‘Homing in’ magazine (90%), more than half of whom said they ‘always’ read it (57%). The number of under 35s stating that they read Homing In was considerably lower than the over 65s at 17% and 70% respectively, and it will be important in future to consider how it can be made more appealing and relevant to younger tenants, while maintaining the aspects that are of interest to older residents. 3.11.2 There was mixed feedback in the area of internet communication and access to services, with some residents feeding back that they wanted access to traditionally based services, yet with others wanting more access to online services. On a survey question relating to the possible development of a Housing App it is interesting to note that 26% of respondents would be interested in using such a service, with interest highest amongst the under 35’s (63%). 4.

COMMUNITY ENGAGEMENT AND CONSULTATION

4.1

The report feeds back on consultation with a representative sample of tenants, and is valuable in providing information about satisfaction levels on a range of housing services, communication preferences, involvement, and tenant profile data against which comparisons can be made. The work also provides a platform for further engagement of residents in service improvement.

4.2

The report is to be presented to Housing Committee prior to going to Area Panels on 1 to 5 December, in order to avoid delaying publication of the survey findings in the winter edition of Homing In in December. This route for the report was also desirable in order to meet the Scrutiny Panel’s request for access to the STAR survey results to inform its current scrutiny review of aspects of the repairs service.

4.3

It is anticipated that this sequence for reporting on the STAR results is acceptable to all interested parties, particularly because the contents are for noting and comment and no decision is required. Any significant feedback from Area Panels can be reported to the subsequent Housing Committee in January 2015 under Chairs Communications, or as a separate information paper for Housing Committee members.

4.4

The findings have been subject to discussions with service managers and our repairs partner, Mears and these discussions will continue. Future actions to address increased resident satisfaction with Housing services will feature in service business plans and in annual and mid-term performance reviews with managers and staff.

4.5

A full copy of the report will be made available on the council’s website and has been sent to members of the Housing Committee.

28

5.

FINANCIAL & OTHER IMPLICATIONS: Financial Implications:

5.1

As mentioned in the report the cost of this survey was £6,121. These costs have been met from the current HRA revenue budget 2014/15. Finance Officer Consulted: Monica Brooks

Date: 30th October 2014

Legal Implications: 5.2

This is for note and comment only and so does not have any legal consequences arising. Should it lead to any actions, then this would be the subject of further legal advice at a later time.

Lawyer Consulted: Simon Court

Date: 30th October 2014

Equalities Implications: 5.3

Equalities implications have been considered within the report. Most groups within equalities strands are well represented within the survey respondent group, and there are variations to levels of satisfaction that we now need to consider how to address. Sustainability Implications:

5.4

The avoidance of a second mailing greatly reduced paper and print used in producing the report compared with previous years. We also worked with a local charity Paper Mates to assist with the mail out. This provided a joint working opportunity and helped the sustainability of its service. Crime & Disorder Implications:

5.5

There are no crime and disorder implications arising from this report. Risk and Opportunity Management Implications:

5.6

There are no risk and opportunity management implications arising from this report. Public Health Implications:

5.7

There are no public health implications arising from this report. Corporate / Citywide Implications:

5.8

There are no corporate or citywide implications arising from this report.

29

SUPPORTING DOCUMENTATION

Appendices: None Documents in Members’ Rooms None Background Documents None

30

HOUSING COMMITTEE

Agenda Item 39 Brighton & Hove City Council

Subject:

Housing Management Performance Report Quarter 1 2014/15

Date of Meeting:

12th November 2014

Report of:

Executive Director – Environment, Development & Housing

Contact Officer:

Name:

Ododo Dafé

Tel: (01273) 293201

Email:

[email protected]

1.

SUMMARY AND POLICY CONTEXT:

1.1

This Housing Management Performance Report covers the first quarter of the financial year 2014/15. The report includes the following new indicators: • • •

Tenants in arrears Decisions on mutual exchanges made within 42 calendar days Repairs completed at first visit

2.

RECOMMENDATIONS:

2.1

That the Housing Committee notes and comments on the report, which went to Area Panels in September 2014.

2.2

That the Housing Committee agrees the following indicators should be deleted from future reports: • •

Tenants in arrears served a Notice of Seeking Possession Repairs completed right first time

3.

RELEVANT BACKGROUND INFORMATION/CHRONOLOGY OF KEY EVENTS:

3.1

The report continues the use of the ‘RAG’ rating system of red, amber and green traffic light symbols to provide an indication of performance, and also trend arrows to provide an indication of movement from the previous quarter. Explanations of performance have been provided for indicators which are red or amber.

3.2

Key to symbols used in the report:

31

Status

Trend Poorer than previous reporting period

Performance is below target (red) Performance is close to achieving target, but in need of improvement (amber)

Same as previous reporting period Improvement on previous reporting period

Performance is on or above target (green) 3.3

The report includes benchmarking figures from Housemark to compare our performance with other housing providers. Unless stated otherwise, all figures represent the top 25% of performers during the year 2013/14 and benchmark against our peer group of the following housing providers: • • • • • • • • • • •

Bristol City Council Derby Homes Enfield Homes Hounslow Homes London Borough of Croydon London Borough of Wandsworth North Tyneside Council Norwich City Council Plymouth Community Homes Southampton City Council Thurrock Borough Council

This group comprises local authorities and ALMOs (Arms Length Management Organisations) who share similar characteristics including deprivation levels, stock size and proportion of flats compared to houses.

32

4.0

Rent collection and current arrears

As the indicators and targets below are year-end, rather than for each quarter, no traffic lights or trend arrows will be applied until the quarter four 2014/15 report.

Performance Indicator

Target 2014/15

1

Rent collected as proportion of rent due for the year (projected rate)

98.66%

2

Tenants with more than seven weeks rent arrears

2.85%

3

Tenants in arrears

4

Consider for deletion – Tenants in arrears served a Notice of Seeking Possession

27.02%

5

Households evicted because of rent arrears

Less than 0.29%

6

Rent loss due to empty dwellings

1.6%

7

Former tenant arrears collected

18%

8

Rechargeable debt collected

11%

4.0.1

N/A

Q1 2013/14

Year end 2013/14

Q1 2014/15

98.49%

98.31%

98.30%

(£49.9m of £50.7m)

(£49.8m of £50.7m)

(£51.3m of £52.2m)

3.04%

3.57%

3.98%

(356 of 11,719)

(415 of 11,619)

(461 of 11,595)

26.64%

25.89%

25.72%

(3,122 of 11,719)

(3,008 of 11,619)

(2,982 of 11,595)

4.55%

26.79%

4.36%

(142 of 3,122)

(806 of 3,008)

(130 of 2,982)

0.00%

0.04%

0.03%

(0 of 11,719)

(5 of 11,619)

(3 of 11,595)

1%

1%

1%

(£497k of £49.7m)

(£495k of £49.7m)

(£529k of £51.0m)

5.98%

34.66%

11.97%

(£32k of £530k)

(£166k of £478k)

(£62k of £520k)

4.76%

12.08%

2.41%

(£10k of £219k)

(£31k of £255k)

(£6k of £267k)

Benchmark

-

-

-

-

0.2%

1%

-

-

Tenants in arrears served a Notice of Seeking Possession This indicator is suggested for deletion because it is a former statutory indicator which is no longer provided. The indicator was originally reported to the Department for Communities and Local Government to monitor the extent to which NoSPs were being served by local authorities as part of arrears recovery action.

33

4.0.2 Percentage of rent collected as proportion of rent due each year by area

Area

No target

1

North (includes Sheltered housing)

N/A

2

West

N/A

3

Central

N/A

4

East

N/A

5

All areas

N/A

4.0.3

Q1 2013/14

Year end 2013/14

Q1 2014/15

99.10%

98.87%

98.88%

(£14.3m of £14.4m)

(£14.2m of £14.4m)

(£14.6m of £14.8m)

98.64%

98.57%

98.57%

(£10.1m of £10.2m)

(£10.1m of £10.3m)

(£10.4m of £10.5m)

98.75%

98.53%

98.43%

(£9.4m of £9.5m)

(£9.3m of £9.4m)

(£9.6m of £9.7m)

97.72%

97.54%

97.55%

(£16.2m of £16.6m)

(£16.2m of £16.6m)

(£16.7m of £17.1m)

98.49%

98.31%

98.30%

(£49.9m of £50.7m)

(£49.8m of £50.7m)

(£51.3m of £52.2m)

A table presenting information relating to the impact of the reduction in Housing Benefit for under occupying households is attached as Appendix 1.

34

4.1

Empty home turnaround time and mutual exchanges

Performance Indicator (indicators are in calendar days)

Target 2014/15

Q1 2013/14

Year end 2013/14

Q1 2014/15

18

19

19

20

Status against target

Trend since last quarter

Benchmark*

1

Average re-let time in calendar days (excluding time spent in major works)

1a

… as above for general needs properties

-

16

16

15

-

-

-

1b

… as above for sheltered properties

-

32

34

45

-

-

-

2

Average re-let time in calendar days (including time spent in major works)

45

70

51

37

2a

… as above for general needs properties

-

80

54

35

-

-

-

2b

… as above for sheltered properties

-

35

38

49

-

-

-

3

Decisions on mutual exchange applications made within government target of 42 calendar days

4.1.1

23

37

92% 90%

-

-

(48 of 52)

-

As of quarter one, two indicators are on target and one is near target: • Average re-let time excluding time spent in major works: An ambitious target of 18 days has been set in order to reduce our re-let time compared to last year, when it was 19 days. Although the re-let time was 15 days for 135 general needs dwellings, performance missed the target due to 27 sheltered dwellings which took an average 45 days, many of which were difficult to let. This section includes a new indicator for mutual exchanges, with the target set at 42 days to inform applicants of the decision of their application. This target time includes time taken to complete necessary checks such as a gas, electric and property inspection and whether the tenant has any rent arrears. Also, if the exchange partner is not an existing tenant of Brighton & Hove City Council we will request a reference from their landlord.

4.1.2

A table presenting a summary of 54 dwellings that have been empty for six weeks or more is attached as Appendix 2, in order to provide a recent picture of long-term empty council properties across the city.

35

4.2

Property & Investment

Performance Indicator

Target 2014/15

Q1 2013/14

Year end 2013/14

Q1 2014/15

99.61%

99.77%

99.57%

(2,535 of 2,545)

(1,261 of 11,287)

(2,329 of 2,339)

Status against target

Trend since last quarter

Benchmark

1

Emergency repairs completed in time Routine repairs completed in time

99.67%

99.80%

99.69%

2

98.5%

(7,792 of 7,818)

(28,276 of 28,332)

(6,439 of 6,459)

98%

3

Average time to complete routine repairs (calendar days)

15 days

14 days

14 days

15 days

-

Appointments kept by contractor

92.89%

95.47%

98.12%

4

(6,939 of 7,470)

(27,579 of 28,889)

(7,003 of 7,137)

98.81%

99.09%

92.45%

(1,655 of 1,675)

(5,525 of 5,576)

(441 of 477)

94.51%

94.08%

99.17%

(4,023 of 4,276)

(713 of 719)

5

Tenant satisfaction with repairs (respondents during the quarter who were very satisfied or fairly satisfied)

99%

95%

96%

6

Responsive repairs passing post-inspection

95%

(1,033 of 1,093)

Consider for deletion Repairs completed right first time

99.16%

99.42%

99.53%

7

95%

(10,276 of 10,363)

(39,390 of 39,619)

(8,757 of 8,798)

8

Repairs completed at first visit

85% (TBD)

9

Cancelled repair jobs

Under 5%

Dwellings meeting Decent

10 Homes Standard 11

Energy efficiency rating of homes (SAP 2009)

Planned works passing 12 post-inspection

95%

-

-

94.73% -

-

(8,334 of 8,798)

2.92%

3.26%

4.22%

(329 of 11,267)

(1,362 of 44,598)

(422 of 10,011)

95%

-

96.56%

100%

99.98%

(11,490 of 11,899)

(11,827 of 11,827)

(11,786 of 11,788)

100%

63.9

62.9

63.6

63.8

-

97.42%

99.15%

99.67%

97%

(340 of 349)

(1,163 of 1,173)

(304 of 305)

99.97%

99.91%

99.76%

100%

(10,392 of 10,395)

(10,284 of 10,293)

(10,262 of 10,287)

99.47%

99.54%

98.73%

(186 of 187)

(655 of 658)

(155 of 157)

certificates Empty properties passing 14 post-inspection

99%

100%

Stock with a gas supply

13 with up-to-date gas

99%

98%

36

-

100%

-

15

Lifts – average time taken (hours) to respond Lifts restored to service

16 within 24 hours

Lifts – average time to 17 restore service when not within 24 hours Repairs Helpdesk - calls 18 answered Repairs Helpdesk - calls 19 answered within 20 seconds

20

Repairs Helpdesk - longest wait time

4.2.1

2h 30m

3h 48m

2h 59m

1h 51m

-

93%

96%

94%

95%

(121 of 130)

(664 of 692)

(154 of 163)

-

7 days

8 days

9 days

4 days

-

-

(17,287 of

94% 90%

-

-

18,334)

80% 75%

-

-

(13,863 of

-

17,287)

5 mins

-

-

13.2 mins

-

As of quarter one, 14 indicators are on target, five are near target, and one is below target. The indicator below target is: •

Tenant satisfaction with repairs The first quarter of the year has seen a drop in both the number of surveys completed and the satisfaction rate. This is partly because the partnership has stopped collecting satisfaction from handheld computers, as requested. In order to maintain a good sample rate satisfaction cards were introduced but few have been returned by customers. The Partnership Group made up of residents, Mears managers and council officers have reviewed the customer satisfaction performance in detail and Mears have submitted a detailed improvement plan to ensure this area of the contract is back on target by the end of this year. The plan includes a return to contacting residents by telephone to collect customer satisfaction information, residents providing feedback online where they prefer, and interrogative questions being asked so in future we can learn and improve from the feedback. The indicators near target are:

•

Percentage of homes that are decent Only two out of 11,788 dwellings were found to be non-decent and works are currently underway to bring them up to the Decent Homes Standard.

•

Stock with up-to-date gas certificates Of the 10,287 properties requiring a gas safety certificate, 25 did not have one at the end of June. All of these cases had been referred to Housing Customer

37

Services to progress through the legal process and, at the time of writing, all overdue certificates have now been issued. •

Lifts restored to service within 24 hours of callout Nine lifts that went out of service during quarter one were not restored to service within 24 hours. All of these were restored to service within three days, apart from one lift at Warwick Mount which took 15 days, as it was necessary to order a replacement part.

•

Repairs Helpdesk - longest wait time Performance during quarter one has greatly improved and since the end of quarter one has consistently been less than 15 minutes for the longest call wait each month. Apart from two days in April, the longest wait has been below nine minutes. Monitoring during January 2014 to March 2014 showed longest wait times up to 30 minutes. Mears responded to this by recruiting four advisors and a second supervisor to the repairs helpdesk, which has increased the availability of call-takers and reduced customer wait times when the helpdesk experiences high call volumes.

4.2.2 Following a query at the previous Housing Committee, the reasons for the 464 repairs that were not completed at the first visit are as follows: • • • •

311 required multiple trades 111 required multiple visits 34 required additional materials 8 required scaffolding.

Of these, 319 repairs were completed in two visits, 131 were completed in three or four visits, and 14 were completed in five or more visits. Of the 14 repairs that took five or more visits to complete, all required multiple trades apart from one repair that required materials to be ordered three times to replace bedroom windows and prevent the ingress of water. The following indicator is suggested for deletion: •

Repairs completed right first time We have changed the performance indicator around ‘right first time’ to reflect the industry standard indicator which is repairs completed in one visit. This indicator gives us a more objective view of performance as the data is automatically generated from the number of visits required before a repair is completed. By contrast, the previous indicator required staff to make a judgement around exclusions and select the result from a drop down list. The new indicator also allows better analysis of the reasons for repairs taking more than one visit and therefore targeted improvement of the service. As this is a new indicator the target was initially set at 85%, based on guidance from Housemark, but as performance for the first quarter (94.73%) is well in excess of this a higher target of 95% is being considered. This would also reflect top quartile performance from our peer group for 2013/14.

38

4.3

Estates Service Year end 2013/14

Target 2014/15

Q1 2013/14 98%

99%

98%

1

Cleaning quality inspection pass rate

98%

(165 of 168)

(723 of 729)

(195 of 198)

Neighbourhood Response Team (minor repairs) quality inspection pass rate

99%

99%

100%

2

99%

(152 of 154)

(821 of 823)

(127 of 127)

97%

98%

99%

3

Cleaning tasks completed

98%

(13,284 of 13,695)

(54,602 of 55,766)

(13,459 of 13,543)

Bulk waste removed within 7 working days

99%

96%

99%

4

98%

(752 of 759)

(2,793 of 2,899)

(707 of 717)

99%

98%

100%

99%

(502 of 506)

(2180 of 2216)

(1,004 of 1,008)

96%

96%

96%

96%

(1,620 of 1,688)

(5,936 of 6,182)

(1,479 of 1,535)

70%

86%

100%

(7 of 10)

(31 of 36)

(5 of 5)

Performance Indicator

5

6

7

Light replacements/repairs completed within 3 working days Neighbourhood Response Team jobs completed within 3 working days Graffiti removals completed within 3 working days

80%

Q1 2014/15

Status against target

N.B. There are no comparable benchmark figures for the above indicators on Housemark.

39

Trend since last quarter

4.4

Anti-social behaviour (ASB)

Performance Indicator

Q1 2013/14

Year end 2013/14

Q1 2014/15

Benchmark* 98%

1

Cases closed without need for legal action

96%

96%

97%

(99 of 103)

(477 of 495)

(73 of 75)

2

Cases closed resulting in legal action

4%

4%

3%

(4 of 103)

(18 of 495)

(2 of 75)

3

Cases closed without eviction

4

Cases closed resulting in eviction

5

Customer satisfaction with high profile cases (percent very or fairly satisfied)

98%

98%

99%

(101 of 103)

(486 of 495)

(74 of 75)

2%

2%

1%

(2 of 103)

(9 of 495)

(1 of 75)

100%

96%

75%

(6 of 6)

(26 of 27)

(3 of 4)

2% 99% 1% 80%

*The benchmarking figures presented in this table cover 2013/14 but do not use our peer group. The data is sourced from 43 Housemark members who provided this data as part of a specialist ASB benchmarking exercise.

4.4.1

Reports of ASB incidents by type Q1 2013/14

Category Personal (eg verbal abuse, harassment, intimidation)

Year end 2013/14

Q1 2014/15

8%

9%

14%

(75)

(354)

(130)

Nuisance (eg drugs/substance misuse, noise, pets/animal nuisance)

17%

18%

20%

(165)

(698)

(177)

… of which drugs/substance misuse*

60

241

66

Environmental (eg fly-tipping and graffiti)

75%

73%

66%

(708)

(2,878)

(594)

Total

100%

100%

100%

(948)

(3,930)

(901)

*This information is included following a query at Central Area Panel.

40

4.4.2

Reports of ASB incidents by ward

Ward

Q1 2014/15

…per 1,000 tenancies

0 0 274 37 30 40 98 0 38 39 24 5 196 1 0 20 48 11 29 1 10 901

0 0 123 112 25 81 77 0 24 96 45 79 115 36 0 54 127 95 84 23 22 78

Brunswick & Adelaide Central Hove East Brighton Goldsmid Hangleton & Knoll Hanover & Elm Grove Hollingdean & Stanmer Hove Park Moulsecoomb & Bevendean North Portslade Patcham Preston Park Queen's Park Regency Rottingdean Coastal South Portslade St. Peter's & North Laine Westbourne Wish Withdean Woodingdean Total

Change since last quarter 0 -2 56 15 -10 -18 17 -1 -12 5 7 2 2 -1 0 -10 8 8 -11 1 -14 42

No. tenancies* 4 57 2,219 330 1,198 494 1,271 9 1,555 408 538 63 1,706 28 24 370 378 116 346 43 461 11,618

*General needs and sheltered tenancies as of 31 March 2014

Map of reports of ASB incidents per 1,000 tenancies by ward 0 1-36 37-54 55-96 97-127

41

4.5

Tenancy Fraud The Tenancy Enforcement Team and the Corporate Fraud Team jointly investigated and closed 6 tenancy fraud cases, of which 2 resulted in eviction.

4.6

Sheltered Housing The performance indicators reported on in this section during the 2013/14 financial year measured activities relating to the requirements of the Supporting People framework. As part of the Sheltered Housing Review we are no longer funded by Supporting People or working to that framework. We have worked with sheltered residents to develop a new Service Offer for sheltered residents and as part of this we are developing a new performance compact. These measures will focus on improving health and well-being outcomes for our residents and will in future be reported in this section.

42

5.

COMMUNITY ENGAGEMENT AND CONSULTATION:

5.1

The performance measures in this report demonstrate whether we are delivering quality service and are for scrutiny by members, residents and the general public. This report was taken to the four Area Panels in September 2014, where it was noted and commented upon by Area Panel representatives. The report prompted discussion about the following subjects: • • • •

6.

Rent collection related to welfare reform Tenant satisfaction with repairs, and the way this information is gathered Increased numbers of cancelled repair jobs compared to last year and the reasons behind them Anti-social behaviour relating to drugs/substance misuse.

FINANCIAL & OTHER IMPLICATIONS: Financial Implications:

6.1

Changes in most performance areas will have a financial implication. The area with the most significant financial impact is the ability to collect rents from tenants. It is good news to see that the increase in arrears (£31K) for this quarter has slowed down compared to same time last year (£61k) although arrears continue to increase. Recent income collection indicators show that year on year arrears levels for current tenants have increased by more than 25%, which equates to approximately £184,000, allowing for inflationary increases in rents. This is of growing concern as rents are the main source of income for the HRA and further welfare reform changes are still to follow. The 2014/15 budget for the contribution to bad debt provision is currently just sufficient to meet this level of increased debt. However, any reduction in rent collected has a direct impact on the resources available to spend on the management and maintenance of tenants’ properties. Given the current economic climate and the on-going welfare reform changes, the situation is being closely monitored to ensure that any financial implications arising are highlighted in the monthly Targeted Budget Management (TBM) report for the HRA, which is reported quarterly to Policy and Finance Committee. Finance Officer Consulted:

6.2

Monica Brooks

Date: 04/09/14

Legal Implications: The new Mutual Exchange indicator reflects the provisions of section 92 of the Housing Act 1985. Generally a secure tenant may with a landlord’s written consent assign his/her tenancy to another secure tenant. Consent may only be withheld on specified grounds set out in Schedule 3 to the Act. If a landlord does not invoke any of those grounds to refuse consent within 42 days, they cannot subsequently be relied upon. Lawyer Consulted:

Liz Woodley

43

Date: 20/10/14

Equalities Implications: 6.3

There are no equalities implications arising from this report. Sustainability Implications:

6.4

Where appropriate, sustainability implications are included within the body of the report. The increase in the energy efficiency rating of homes reflects an improvement towards the council's sustainability commitments, among other objectives such as reducing fuel poverty and deprivation. Crime & Disorder Implications:

6.5

There are no direct crime and disorder implications arising from this report. Cases of anti-social behaviour involving criminal activity are worked on in partnership with the Police and other appropriate agencies. Risk and Opportunity Management Implications:

6.6

There are no direct risk and opportunity implications arising from this report.

Public Health Implications: 6.7

There are no direct public health implications arising from this report.

Corporate or Citywide Implications: 6.8

There are no direct corporate or city wide implications arising from this report. However, two performance indicators featuring in this report (the percentage of homes that are decent and the energy efficiency rating of homes) are among those used to measure success against the Corporate Plan Priority of Tackling Inequality.

SUPPORTING DOCUMENTATION Appendices: 1. 2.

Appendix 1. Outline of under occupation arrears and related information Appendix 2. Long term empty properties

Background Documents: 1. None

44

Appendix 1. Outline of council under occupation arrears and related information

Item

Indicator

Baseline March 2013*

End Jul 14

End Aug 14

End Sep 14

1

Number of under occupying households affected by the charge

949

731

742

734

2

Percentage of under occupying households in arrears (numbers)

29%

47%

54%

54%

(277)

(347)

(398)

(396)

3

Average arrears per under occupying household

£122

£108

£125

£118

4

Total arrears of under occupying households

£84k

£152k

£168k

£161k

5

6

7

8

9

Percentage increase in arrears of under occupying households since 1 April 2013 (amount of arrears) Percentage increase in arrears of all current tenant arrears since 1 April 2013 (amount of arrears) Under occupier arrears as a percentage of all arrears Cumulative number of under occupying households moved via mutual exchange since baseline Cumulative number of under occupying households moved via a transfer since baseline

0%

29%

48%

41%

(£84k)

(£108k)

(£125k)

(£118k)

0%

51%

51%

49%

(£639k)

(£963k)

(£1m)

(£949k)

13%

11%

12%

12%

0

47

49

51

0

85

89

90

*Baseline = before the under occupation charge was introduced in April 2013. N.B. This appendix has been updated since it went to Area Panels to include more recent figures. The arrears figures include both rents and service charges.

45

Appendix 2. Long term empty properties Of the 48 general needs and sheltered properties that have been empty for 6 weeks or more: • • • • • •

21 are ready to let (10 of which are sheltered dwellings) 11 are undergoing major repairs/refurbishment 8 to be leased to Seaside Homes 6 small sheltered flats being converted into larger dwellings 1 exploring option to convert property into flats 1 already let, with a new tenancy commencing 20/10/14

Of the 6 temporary accommodation properties that have been empty for 6 weeks or more: • •

4 prefab bungalows to be redeveloped, as agreed at Housing Committee in November 2013. 2 adjacent studio flats for which discussions are underway with Pre-Planning team to merge into one flat.

General needs and sheltered long term empty properties (6 weeks or more) Calendar days empty as at 17/10/14

Ward

111

Central Hove

Ready to let

2,099

Central Hove

Ready to let following major refurbishment to merge two small studio dwellings into one flat.

48

East Brighton

With Mears for major repairs

55

East Brighton

Ready to let following major repairs

69

East Brighton

To be leased to Seaside Homes - batch TBC

76

East Brighton

To be leased to Seaside Homes - batch TBC

90

East Brighton

Ready to let - sheltered studio flat

111

East Brighton

To be leased to Seaside Homes - batch TBC

146

East Brighton

To be leased to Seaside Homes - batch TBC

272

East Brighton

Ready to let - sheltered studio flat

398

East Brighton

To be leased to Seaside Homes - batch TBC

635

East Brighton

With Mears undergoing extensive major works, along with adjoining property, prior to letting

76

Goldsmid

Ready to let following major repairs

118

Goldsmid

Ready to let following major repairs

Status

46

General needs and sheltered long term empty properties (6 weeks or more) Calendar days empty as at 17/10/14

Ward

Status

1,164

Goldsmid

Ready to let following major refurbishment to merge two small studio dwellings into one flat.

244

Hangleton and Knoll

With BHCC for refurbishment

251

Hangleton and Knoll

With BHCC for refurbishment

293

Hangleton and Knoll

With BHCC for extension and refurbishment

48

Hanover and Elm Grove

With Mears for major repairs

132

Hanover and Elm Grove

Ready to let - sheltered studio flat

146

Hanover and Elm Grove

With Mears for major repairs

48

Hollingbury and Stanmer

To be leased to Seaside Homes - batch TBC

55

Hollingbury and Stanmer

Ready to let - sheltered studio flat

279

Hollingbury and Stanmer

Ready to let - sheltered studio flat

510

Hollingbury and Stanmer

Ready to let - sheltered studio flat

55 76 188 377 426

Moulsecoomb and Bevendean Moulsecoomb and Bevendean Moulsecoomb and Bevendean Moulsecoomb and Bevendean Moulsecoomb and Bevendean

Ready to let Let - new tenancy commencing 20/10/14 Ready to let - sheltered studio flat Ready to let - sheltered studio flat With BHCC for extension and refurbishment

90

North Portslade

Ready to let following major repairs

265

North Portslade

With BHCC for refurbishment

111

Patcham

Ready to let

139

Patcham

Ready to let - sheltered one bed flat

48

Queen's Park

To be leased to Seaside Homes - batch TBC

125

Queen's Park

To be leased to Seaside Homes - batch TBC

153

Queen's Park

Ready to let following major repairs

244

Queen's Park

With BHCC for refurbishment

47

General needs and sheltered long term empty properties (6 weeks or more) Calendar days empty as at 17/10/14

Ward

167

South Portslade

Ready to let - sheltered studio flat

279

South Portslade

With BHCC exploring option to convert property into flats, detailed discussions with planning underway.

97

St. Peter's and North Laine

69

Wish

Small sheltered flat due for conversion into larger dwelling along with adjacent flats

125

Wish

As above - same block

132

Wish

As above - same block

195

Wish

As above - same block

244

Wish

As above - same block

265

Wish

As above - same block

321

Woodingdean

Status

Ready to let

With Mears for major repairs

Total of 48 dwellings

Temporary accommodation long term empty properties (6 weeks or more) Calendar days empty as at 17/10/14

Ward

Status

1,164

Westbourne (2 properties containing 2 flats)

Discussions are underway with Pre-Planning team to merge two studio dwellings, which are adjacent, into one flat.

1,165

Withdean (4 prefab bungalows and surrounding land)

To be redeveloped, as agreed at Housing Committee in November 2013.

Total of 6 dwellings

48

HOUSING COMMITTEE

Agenda Item 40 Brighton & Hove City Council

Subject:

Tenancy Policy

Date of Meeting:

12 November 2014

Report of:

Executive Director of Environment Development and Housing

Contact Officer: Name:

Rachel Chasseaud

Email: Ward(s) affected:

Tel: 01273 290753

[email protected] All

FOR GENERAL RELEASE 1.

SUMMARY AND POLICY CONTEXT:

1.1

The council is required under the Localism Act 2011 and the current Homes & Communities Agency (HCA) regulatory framework for social housing, to publish a Tenancy Policy. The draft Tenancy Policy is attached (appendix 1)

1.2

The Tenancy Policy has been produced in line with the council’s Tenancy Strategy 2013 which was approved at Housing Committee on 6 March 2013.

2.

RECOMMENDATIONS:

2.1

That the Housing Committee approves the draft Tenancy Policy.

2.2

That Housing Committee agrees to amend the tenancy agreement for new tenants with effect from 1 January 2015 to reflect the proposed new succession rules for new tenants and discretionary succession outlined in the report.

3.

RELEVANT BACKGROUND INFORMATION/CHRONOLOGY OF KEY EVENTS:

3.1

The HCA’s regulatory framework requires that all providers of social housing publish a clear and accessible approach in relation to: • The types of tenancies it will grant • The provision of service to vulnerable households • Whether discretionary succession rights are offered • The approach to tenancy sustainment and how they prevent unnecessary evictions • The approach to tackling tenancy fraud

49

3.2

Type of Tenancies The Localism Act gave social housing providers the option to introduce fixed term tenancies, which is a time limited form of secure tenancy. As outlined in the Tenancy Strategy 2013 Brighton & Hove City Council has decided not to offer fixed term tenancies at this time. Instead we will continue to offer introductory and secure tenancies, and where appropriate apply for demoted tenancies during court proceedings for anti-social behaviour.

3.3

Succession The Act also made changes to statutory succession rights for new tenants after 1 April 2012.For secure and introductory tenancies that started before 1 April 2012, the law allowed for one statutory succession to either: the joint tenant, or the deceased tenant's spouse or civil partner providing they were residing with the deceased tenant at the time of their death as their main home, or a member of the deceased tenant's family who had been residing with the deceased tenant for twelve months prior to the tenant’s death as their main home

• • •

3.3.1 For existing tenancies statutory succession rights remain unchanged, with family members being able to succeed. 3.3.2 For tenancies that started on or after 1 April 2012, the changes meant family members no longer have a statutory right of succession. The statutory right of succession has been limited to the husband, wife, civil partner or cohabiting partner of the tenant if s/he occupied the property as his/her only or principal home at the time of the tenant’s death. However, these changes have to date not been implemented by the council which has continued to grant tenancies under the pre-2012 succession policy. It is proposed that in line with current legislation that the succession policy for new tenancies be amended to only allow succession to the deceased’s tenant’s spouse, civil partner and cohabiting partners who have been residing with the deceased tenant as their only or principal home at the date of the tenant’s death. This means that children of the deceased and other members of the deceased’s family will not qualify to succeed but their need may be met through a discretionary succession policy. Discretionary Succession 3.3.3 The council’s Tenancy Strategy required social housing providers to have policies on discretionary succession to support those in need. 3.3.4 Discretionary succession has been limited to include members of the family in priority need only who have been residing with the deceased tenant in the property for 12 months or more as their principal home. Family members are defined by Section 113 of the Housing Act 1985 as spouses, parents, grandparents, siblings, uncles, aunts, nephews and nieces; including steprelations, half-relations and illegitimate children and persons living together as husband and wife. Family members will be assessed as to whether they are in priority need and against criteria. Details of the criteria are included in the Tenancy Policy at Appendix 1.

Brighton & Hove Tenancy PolicyPage 2 50

3.3.5 In Brighton & Hove the consideration to not offer discretion to family members residing with deceased tenants in all cases, is based upon the current levels of housing need. The number of households on the housing register reflects the shortage of social housing in the city. 3.3.6 We reviewed succession applications from 1st January 2013 to 1st January 2014 to try to illustrate the potential impact of these changes. During the course of the year there were 60 applications for succession of which 47 were straightforward spousal, civil partner or co-habitee successions. The remaining 13 applications were made by other family members. Of these applications 2 were declined. It is not possible to identify of the 11 successful applications how many applicants would not have been in priority and so under the new discretionary succession policy would not have succeeded, as we did not collect information about health issues at the time as this information was not relevant. However this does nevertheless indicate that there is likely to be a very small number of households affected every year.

3.4

Sustaining tenancies and provision of services to vulnerable households We have a Housing Inclusion Team to help reduce inequality, promote social, financial and digital inclusion. They work with residents, housing teams and partner agencies to achieve improved and sustainable outcomes for residents living in cycles of multiple disadvantage.

3.4.1 The council has a Sustainable Tenancies Strategy developed in response to the challenges brought about by welfare reform. 3.4.2 The Council has a team of specialist officers that aim to sustain tenancies by intensively working to effectively manage the tenancies of people with complex needs ( including mental health, substance misuse, learning difficulties), balancing both individuals and community interests.

3.5

Tackling tenancy fraud We will take action to recover properties that have been sublet or that are unoccupied. This enables us to make best use of our properties to help meet housing need.

3.5.1 In June 2013 the council set up an Anti-Fraud Team with part of its remit to tackle tenancy fraud. We work in partnership with this team and they undertake a number of activities to minimise tenancy fraud.

4.

COMMUNITY ENGAGEMENT AND CONSULTATION

4.1

Consultation on the Tenancy Policy has taken place with current residents, Area Panels and housing list applicants.

. 4.2

Consultation with current tenants also took place in the form of an online survey through the council’s online facility and Survey Monkey, generating a good rate of response. There were a total of 326 responses received.

Brighton & Hove Tenancy PolicyPage 3 51

4.3

A 10% sample of the then 17,000 on the housing waiting list in January 2014 has been carried out by sending out a paper survey to randomly selected addresses. A total of 149 responses were generated from this group.

4.4

The feedback received from residents through consultation and making the best use of housing stock have been considered when deciding on the discretionary succession policy.

4.5

The feedback from Area Panels was positive with tenant representatives commenting that they were pleased the discretionary succession policy goes beyond the Localism Act 2011 statutory requirements. Tenant representatives were also pleased the details on how we tackle tenancy fraud have been included in the policy document.

4.6

At the initial round of Area Panels in 2013 residents expressed a view that consideration should be given to giving carers who live with a tenant discretionary succession rights. In the vast majority, if not all cases that we have dealt with in these circumstances, live in carers have also been a family member. Therefore the same discretionary succession decision making process would apply. Area Panels were satisfied with this approach when the final draft went back to them in September 2014.

4.7

A Councillor raised a concerned at one Area Panel that having a discretionary succession policy may allow officers to make arbitrary decisions about who does and does not succeed to a tenancy. Officers reassured the Panel that the framework for decisions on discretionary succession is clearly outlined in the Tenancy Policy and any decisions will be made within the policy framework and would be transparent and open to scrutiny. The criteria are outlined in appendix 1 Those who are declined a succession will be able to request a review of that decision via the Council’s complaints procedure and would ultimately be able to request that it is scrutinised by the Housing Ombudsman or through the Courts.

5.

FINANCIAL & OTHER IMPLICATIONS: Financial Implications:

5.1

The costs of revising the Tenancy Policy mainly relate to staff time, with some printing and stationery costs. These costs can be met from existing HRA 2014/15 revenue budgets within the Performance and Improvement Team and Tenancy Management Teams.

Finance Officer Consulted:

Monica Brooks

Brighton & Hove Tenancy PolicyPage 4 52

Date: 16.10.14

Legal Implications: 5.2

The requirement for the introduction of a Tenancy Policy is set out in the report. As set out in the main body of the report, the Localism Act 2011 (the Act) amended the rules governing succession to secure tenancies and restricted succession to only spouses, civil partners and cohabiting couples who were residing with the deceased tenant as their only or principal home at the date of death. This new rule is only applicable to new tenancies granted after the Act came into force. The proposed changes to the succession rules for new tenancies will therefore bring the council’s succession policy in line with current legislation. The Act also gave landlords wide powers to grant wider succession rights in their tenancy agreements than that permitted and inserted section 86(A) (1) into the Housing Act 1985 to give effect to this power. The proposed policy on Discretionary Succession is therefore legally permissible.

Lawyer Consulted: Amma Boateng

Date: 30/10/14

Equalities Implications: 5.3

A Tenancy Policy has the potential to impact on households as anyone can become vulnerable at any point in the tenancy for a number of reasons such as illness, age or financial difficulties. Our Equalities Impact Assessment has highlighted that the policy could have different impacts on different groups and where appropriate we have developed measures within those policies to reduce the impact. Monitoring the impact of the policy will help us establish whether certain household types or groups are inadvertently being excluded or disadvantaged which could lead to a review of our policy. Once agreed the policy will be published on the council’s website and will be available in alternative formats on request.

Sustainability Implications: 5.4

Brighton & Hove City Council has opted to remain offering secure lifetime tenancies in line with the Tenancy Strategy, to support a stable home environment. The way in which tenancies are managed encourages stable neighbourhoods, with teams dealing effectively with anti-social behaviour to enable this.

Brighton & Hove Tenancy PolicyPage 5 53

Crime & Disorder Implications: 5.5

The Tenancy Policy provides detail on Introductory Tenancies and the use of this type of tenancy to address anti-social behaviour.

5.6

The Policy also sets out how we aim to sustain tenancies by encouraging tenants to adhere to the conditions set out in their tenancy.

Risk and Opportunity Management Implications: 5.7

A Tenancy Policy which does not provide clear detail on how we manage tenancies risks loss of confidence from those who have limited housing options. The Tenancy Policy gives clear detail to promote confidence.

Public Health Implications: 5.8

There are no direct public health implications. The policy sets out the support offered to vulnerable persons and includes the mechanisms we have in place to do this. Corporate / Citywide Implications:

5.9

Affordable housing is in short supply across Brighton and Hove with social housing in more demand than availability. Meeting criteria for social housing in the city often means only the most vulnerable in society are eligible.

5.10

The measures detailed in the Tenancy Policy outline how we sustain tenancies to enable stability through lifetime tenancies with policies to support vulnerable tenants.

Brighton & Hove Tenancy PolicyPage 6 54

SUPPORTING DOCUMENTATION Appendices: 1. Tenancy Policy 2. Discretionary Succession Criteria

Documents in Members’ Rooms None Background Documents

1. Tenancy Strategy 2013 2. Regulatory Framework for Social Housing 3. Tenancy Policy Equalities Impact Assessment

Brighton & Hove Tenancy PolicyPage 7 55

Brighton & Hove Tenancy PolicyPage 8 56

1

Introduction

1.1 Tenancy Policies were introduced as part of a wider package of social housing reforms implemented through the Localism Act 2011 and through changes to the regulatory standards that all social landlords are expected to meet. 1.2 The requirement to produce and publish a Tenancy Policy is regulatory rather than legal. It is set out in the Tenancy Standard in the Regulatory Framework for Social Housing by the Homes and Communities Agency. 1.3 This policy sets out how Brighton & Hove City Council will use the range of options available in the Localism Act, and provide all tenants with information on the advice and support we provide to help them manage their tenancies successfully. It clarifies how we will support tenancy sustainment, prevent unnecessary evictions, tackle tenancy fraud and grant discretionary successions. This policy will ensure we meet the aims of the council’s Tenancy Strategy 2013 which was agreed at Housing Committee on 6 March 2013. 1.4 Our approach to formulating the Tenancy Policy has been to consolidate the tenancy policies that currently exist separately into one accessible document. 1.5 The council is committed to ensuring that tenants are informed about their rights, responsibilities and have access to services. Information is available in a range of ways including in the Tenancy Agreement, Tenant Handbook, and on the council's website.

2

Rents

2.1 The council will continue to charge social rents for existing properties. 2.2 For new council housing and in line with the Tenancy Strategy 2013, affordable rent levels will be agreed by Housing Committee, on a scheme by scheme basis.

3

The types and lengths of tenancies granted

3.1 Flexible Tenancies Brighton & Hove City Council will not offer flexible tenancies at this time as outlined in the Tenancy Strategy 2013. 3.2 Introductory Tenancies The council introduced introductory tenancies in 2005 to help sustain tenancies and neighbourhoods by encouraging people to adhere to their tenancy conditions. They also enabled firmer and quicker action when dealing with nuisance and non payment of rent. 3.3 We will grant an Introductory Tenancy to all new tenants, lasting for a period of 12 months, except where existing secure tenants transfer to another property within the council housing stock.

Brighton & Hove Tenancy PolicyPage 9 57

3.4 As well as being used to assess the suitability of granting a Secure Tenancy an Introductory Tenancy also has fewer legal rights. For example the Right To Buy is not available (although the introductory 12 month period will count towards the discount offered). There is also no right to mutual exchange or a right to take in a lodger. 3.5 During the probationary period, a series of visits are made to the new tenant, forming part of the assessment process. A successful Introductory Tenancy will then become a Secure Tenancy. 3.6 Introductory tenants not eligible for promotion to a Secure Tenancy at the end of the initial 12 month probationary period will receive depending upon the individual circumstances either a Notice to Extend the Introductory Period by a further six months or a Notice to Terminate. Reasons for extending or terminating the tenancy will be provided in the notice. 3.7 The process for reviewing an Introductory Tenancy The tenant has a right to request a review where a notice is served against the Introductory Tenancy and details of how to do this are included with the notice. 3.8 Secure Tenancies Secure Tenancies will be granted to those tenants that have successfully completed an introductory tenancy, tenants moving from another registered social landlord who hold an assured tenancy and any existing secure tenant where they choose to move to another council owned property. 3.9 The process for reviewing a Secure Tenancy Our review process is managed through the terms and conditions in our Tenancy Agreement and supported by our policies for managing tenancies.

4

Supporting vulnerable tenants and preventing unnecessary evictions

4.1 Supporting vulnerable tenants Tenants can become vulnerable at any point in the tenancy for a number of reasons such as illness, age or financial difficulties. We have a number of interventions to provide an increased degree of stability to vulnerable tenants. 4.2 A specialist Tenancy Sustainment Team is able to work with tenants with complex needs (including mental health, learning difficulties and substance misuse) who have difficulties in managing their tenancies and maybe at risk of losing their homes. 4.3 The team carries out short to medium term interventions, working with a range of agencies to help put tailored support in place for individual tenants who may be struggling to manage their tenancies. This work includes: • ensuring support networks are in place • promoting life skills to tenants so they can live safely in their own home and manage their personal care • offering assistance and signposting to agencies who are able to provide help managing finances and debt where a tenancy is at risk

Brighton & Hove Tenancy PolicyPage 10 58

• • • • •

signposting to a range of specialist agencies most appropriate to support the person’s needs, whose behaviour is impacting on the community encouraging and facilitating life skill opportunities through training and employment signposting to partner agencies to provide basic parenting skills seeking innovative solutions to resolve problems caused by those with complex needs (eg hoarding cases) acting as support/liaison for tenants dealing with other housing services and external agencies

4.4 Preventing unnecessary evictions As far as possible the council seek to minimise the number of evictions that are carried out. 4.5 In addition to Brighton & Hove City Council’s own interventions to prevent evictions, we adhere to the rent arrears pre action protocol. All providers of social housing are expected to observe the good practice set out in the protocol to minimise possession claims for non-payment of rent. 4.6 We have a Sustainable Tenancies Strategy in place which contains aims, initiatives and an action plan in response to the challenges brought about by welfare reform. 4.7 The expected outcomes of this strategy are to: • reduce uncontrollable or unmanageable personal debt • maximise income • increase tenant confidence • minimise personal, social and financial costs associated with tenancy breakdown 4.8 A Housing Inclusion Team is in place with an aim to help reduce inequality, and promote social, financial and digital inclusion. They work closely with housing teams, partners, external agencies and residents to achieve improved and sustainable outcomes for residents of the authority’s housing stock living in cycles of multiple disadvantage. 4.9 The specific focus of the Housing Inclusion Team is on: • increasing opportunities and engagement in learning, skills and employment • improving the health and wellbeing of communities (with an emphasis on financial inclusion, child poverty, fuel poverty) • increasing community involvement, aspirations and building capacity

5

Succession

5.1 When a tenant dies the tenancy can sometimes be passed on to another member of the family and this is known as succession. The Localism Act made changes to the right of succession. 5.2 For secure and introductory tenancies that started before 1 April 2012, the law allowed for one statutory succession to either: • the joint tenant, or

Brighton & Hove Tenancy PolicyPage 11 59

•

the deceased tenant's spouse, civil partner or co-habitee providing they were residing with the deceased tenant at the time of their death as their main home, or • a member of the deceased tenant's family who had been residing with the deceased tenant for 12 months prior to the tenants death as their main home For these tenancies statutory succession rights remain unchanged, with family members being able to succeed.

5.3 For tenancies that started on or after 1 April 2012, the changes meant family members no longer have a statutory right of succession. The statutory right of succession has been limited to the joint tenant, the husband, wife, civil partner or cohabiting partner of the tenant if s/he occupied the property as his/her only or principal home at the time of the tenant’s death.

6

Discretionary Succession

6.1 In certain circumstances if the tenant dies and there has already been one statutory succession at the property, the council may offer a discretionary succession. 6.2 Brighton & Hove City Council will grant discretionary succession to family members1 who are considered to be likely to be in ‘priority need’2 should they become homeless; who had been resident with the deceased tenant for at least 12 months prior to the death. There will not be an automatic right to a discretionary succession for family members as each application will be individually assessed to determine whether they would be likely to be ‘priority need’ and meet the criteria in appendix 1. 6.3 Where a family member of the deceased tenant applies for discretionary succession, the council will consider whether the criteria have been met. 6.4 Where there is more than one applicant the persons must agree among themselves who is to take over the tenancy. If they cannot agree, we are entitled to choose the successor. If there is a spouse/civil partner, the spouse/civil partner must become the successor, they cannot opt out of this status and, for example, request that the tenancy passes to another family member – it must remain with them. 1

Family members are defined by Section 113 Housing Act 1985 as spouses, parents, grandparents, siblings, uncles, aunts, nephews and nieces; including step-relations, halfrelations and illegitimate children and persons living together as husband and wife. 2 The 1996 Housing Act defined a household in 'priority need', a pregnant woman, dependent children, someone vulnerable as a result of old age, mental illness or handicap or physical disability or other special reason, someone homeless or threatened with homelessness as a result of an emergency such as flood, fire or other disaster . This was expanded by the 2002 Homelessness (Priority Need for Accommodation) (England) Order to include those: aged 16 and 17 years old, aged under 21 years old who were in local authority care between the ages of 16 and 18, aged 21 and over who are vulnerable as a result of leaving local authority care, vulnerable as a result of leaving the armed forces, vulnerable as a result of leaving prisoner, vulnerable as a result of fleeing domestic violence or the threat of domestic violence.

Brighton & Hove Tenancy PolicyPage 12 60

6.5 In cases where the application is accepted, if the property is not of the appropriate size for the household, in accordance with the council’s Allocations Policy, or there are substantial adaptations that the discretionary successor does not need, the council will require that the discretionary successor moves to suitable accommodation for their needs. 6.6 Officers will support the occupant to move by offering advice on the moving process through the choice based lettings scheme. 6.7 Where the discretionary succession application is declined, officers will be sensitive, provide support and allow reasonable time to find alternative accommodation this includes sign posting to other agencies. In these cases remaining occupants would normally be provided with a period of 6 months to find alternative accommodation. This information and the reason for them not being able to succeed will be provided in writing. Information will also be provided about how to request a review of the decision. 6.8 Those who are declined a succession will be able to request a review of that decision via the Council’s complaints procedure and would ultimately be able to request that it is scrutinised by the Housing Ombudsman or through the Courts.

7

Tenancy Fraud

7.1 We will take action to recover properties that have been sublet or that are unoccupied. This enables us to make best use of our properties to help meet housing need. 7.2 Routine visits to all tenants, take place every three years which include checks on identity. We also complete unannounced visits when we receive information that a property may be sublet. 7.3 In June 2013 the council set up an Anti-Fraud Team with part of its remit to tackle tenancy fraud. We work in partnership with this team and they undertake a number of activities to minimise tenancy fraud. 7.4 These include: • undertaking tenancy fraud campaigns, publicising successes and reporting savings • using the full investigative powers in the prevention of Social Housing Fraud Act 2013. • exploring how information provided by applicants can be better verified before the point of offering a tenancy including the use of photographs of applicants • continued participation in the National Fraud Initiative Data Matching exercise and data matching with external data sets • risk assessing tenancy visits in to high, medium and low visits

Brighton & Hove Tenancy PolicyPage 13 61

8

Equalities Impact Assessment

8.1 Our Equalities Impact Assessment has highlighted that the policy could have different impacts on different groups and where appropriate we have developed measures within those policies to reduce the impact. 8.2 This policy will be kept under review with adverse impacts being assessed when changes are likely to be made.

9

Complaints

9.1 If a resident wishes to make a complaint about any aspect of our housing service, we encourage residents to contact us so we can try and resolve the issue. Complaints can also be made through the council's Standards and Complaints Team.

10

Exceptional circumstances

10.1 There may be limited circumstances when the Executive Director Environment Development & Housing, or any officer duly authorised, may exercise discretion in relation to the Tenancy Policy, due to exceptional circumstances and will do this by taking into account all of the circumstances.

11

Policy review

11.1 The Tenancy Policy will be reviewed every three years or where the Tenancy Strategy 2013 is amended, or circumstances change significantly. Any changes will be agreed with Housing Committee before being published.

Housing Housing Centre Unit 1 Fairway Trading Estate Eastergate Road, Brighton, BN2 4QL 01273 293030 www.brighton-hove.gov.uk/council-housing

Brighton & Hove Tenancy PolicyPage 14 62

Appendix 1

Discretionary Succession Policy - Criteria In addition to the criteria set out in this appendix the applicant must meet the Priority Need test, in order to qualify for discretionary succession to a tenancy. Each application will be individually assessed by a Neighbourhood Team Leader and a final decision will be made by the Neighbourhood Housing Manager. The council will consider: i)

Evidence of residence with the tenant as their only home, for a continuous period of 12 month before the tenant’s death. Electoral registration and registration for benefits or as a tax payer from the address will be required, as will evidence that they were the carer or child of the deceased.

ii)

Evidence of relationship to the tenant as outlined in the Tenancy Policy.

iii)

Immigration status

iv)

Mental capacity

v)

Anti-social behaviour or conviction of any indictable offences committed at the property or in the neighbourhood as per the tenancy agreement.

vi)

Debt to the council including where applicable, evidence of consistent payment of use and occupation charges

vii)

A tenancy elsewhere (including jointly)

viii)

Potential interest in property owned or rented by their spouse/civil partner

ix)

Income exceeding the ‘working household income limits’ as per the Allocations Policy

x)

Evidence of sufficient income to secure accommodation in the private sector

xi)

If the council would have a duty to house the person should they become homeless

xii)

And any other information significant to the individual case.

63

HOUSING COMMITTEE

Agenda Item 41 Brighton & Hove City Council

Subject:

Housing Strategy 2015

Date of Meeting:

12 November 2014:

Report of:

Executive Director Environment, Development & Housing

Contact Officer:

Name:

Martin Reid Andy Staniford

Email:

[email protected] [email protected]

Ward(s) affected:

Tel:

29-3321 29-3159

All

FOR GENERAL RELEASE 1.

PURPOSE OF REPORT AND POLICY CONTEXT

1.1

The city’s current Housing Strategy expires in 2014. This report summarises the development of the new Housing Strategy 2015 and presents the Review Draft of the strategy for Member approval prior to the final strategy being submitted early in the New Year.

1.2

The draft strategy identifies the key housing needs that matter to local people and action to be taken that will make a real difference and have a positive impact on their lives. The Housing Strategy is also a fundamental piece of evidence to support the City Plan, the Local Housing Investment Plan, other related funding opportunities and in support of collaborative working with Adult Social Care, Children’s Services and Health to meet a range of shared City-wide priorities.

1.3

Further work is proposed to financially appraise the draft actions and investment options presented in the strategy to ensure the submitted final strategy is financially robust and achievable within resources.

2.

RECOMMENDATIONS

2.1

That Housing Committee notes the city’s housing challenges, our response, and how this has shaped the development of the new strategy (summarised in section 3).

2.2

That Housing Committee approves the Review Draft of the Housing Strategy 2015 (Appendix 1).

2.3

That Housing Committee approves the review timetable (summarised in 3.29) for finalising and adopting the Housing Strategy 2015.

3.

CONTEXT/ BACKGROUND INFORMATION

3.1

The current Housing Strategy and sub-strategies are due to expire in 2014.

3.2

During the lifetime of the current strategy, we have been successful in:

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• • • • • • • •

Providing additional affordable housing across the city, including building the first new council homes in a generation and successfully bidding for funding for new extra care housing; Improving the quality of homes both in the private and social sector, with our council homes brought up to 100% decency; Introducing additional licensing which is improving housing conditions for residents living in smaller Houses of Multiple Occupation; Becoming one of the best performing councils in preventing homeless, helping many households sustain their home or find alternative housing; Enabling independent living through major and minor adaptations assessed and delivered across all tenures via the integrated housing adaptations team; Bringing long term empty private sector properties back into use; Generating a capital receipt for the HRA through leasing up to 499 homes for refurbishment and rent to households to whom we owe a housing duty to Brighton & Hove Seaside Community Homes; Generating savings through procurement of long term partnering arrangement with Mears for maintenance of Council homes.

3.3

The current funding challenges faced by the council, wider public sector and third sector need to be met by making the best use of the resources available. This new strategy comes at a time where the council has to save £102m over the period 2015/16 to 2019/20, around 30% of our net budget. Around £62m of this saving is as a result of reducing government grant and the remaining £40m comes from increases in the cost and demand for services, particularly a pressure on social care services arising from an expanding older population.

3.4

Our growing population includes a significant increase in the number of older people with a support need leading to additional demand for long term care services with a significant projected impact on the Community Care Budget. In our Housing Strategy we are committed work collaboratively with Adult Social Care, Children’s Services and Health to reduce long term social care cost pressures, including through supporting housing options that enable people to remain living independently at home for longer in support of corporate and budget priorities.

3.5

We will need to ensure that our housing provision is based on good research and intelligence to enable us to meet the needs of the city’s diverse population within the limited resources available. Housing services are critical in supporting independence to limit the need for more costly health and care interventions that often come with a reduced quality of life.

3.6

3.7

The city’s housing market Our city is a place of contrast, with areas of extreme affluence and areas of deprivation where residents can experience significant inequality compared to the rest of the city in terms of access to suitable housing, employment, health and life expectancy. Brighton & Hove is a growing city with high housing prices, low incomes, an ageing population and a significant proportion of households with support needs. There are over 19,000 households on our joint housing register, 1,800 households in temporary accommodation and rising homelessness. Social

66

Housing makes up only a small proportion of the overall housing in the City with 9.8% of homes owned by the local authority and 5.1% by housing associations. 3.8

One of the key emerging themes arising from the City-wide Housing Strategy consultation is the acute shortage affordable homes and in particular family housing, in the City. This is often set against concerns around the significant growth of houses in multiple occupation (HMO) in the expanding private rented sector, in particular where these arise from conversion of smaller family homes.

3.9

Private renting has increased by 45.7% (an extra 10,691 homes), and now stands at 34,081 homes or 28% of all housing stock. This growth is in contrast to the declining owner occupied sector, now making up 54% (65,835) of housing stock in the City (Census 2011). The private rented sector includes a very high level of converted family homes or shared houses, with a significant proliferation of smaller HMOs along the Lewes Road corridor being identified in our Student Housing Strategy. Of the 3,075 HMOs licenced across the City, the council has received 2035 license applications for smaller HMOs in the 5 Lewes Road wards since commencement of our additional licensing designation following concerns over the management and standards of these dwellings.

3.10

The continued growth in the private rented sector in the City is seeing landlords in direct competition with first time buyers and others wanting to move up the housing ladder. This is affecting both the existing residential stock and new housing developments. This is compounding the pressures we are already seeing from a reduction in affordable housing delivered on new developments. In particular, in areas already identified as having a proliferation of multi-occupied homes which offer investors a higher rental yield. This in turn may increase pressure on the Housing Register or result in families seeking accommodation outside the City.

3.11

Much of the private rented sector provides decent, flexible well managed accommodation, playing a key role in meeting housing requirements of a third of the households in the City not wishing or not able to consider home ownership, or for whom social housing is not available. It has a range of benefits including: Catering for a highly mobile population; Supporting university growth to the benefit of the local economy, labour market and cultural offer; Helping to address housing need in the city; Supporting investment in improving city housing stock; Supporting direct and indirect employment, including in local trades and businesses.

3.12

However, renting in the private sector is expensive with a one bedroom flat costing around £843 per month needing an income of £44,000 per annum and a three bedroom house around £1,550 per month needing an income of £82,000 to be affordable. Over the last 5 years, our monitoring has shown that private rents have risen faster than the rate of inflation. With half of all residents earning less than £28,240 per annum, the city’s private sector housing is unaffordable for the majority of our population and one reason we have an increasing number of households on our Housing Register.

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3.13

Overall the City remains an expensive place to live. The Council’s Assessment of Affordable Housing Need Report 20121 that identified almost 88,000 Brighton & Hove households (72%) can not afford market housing without spending a disproportionate level of their income on housing or some form of subsidy.

3.14

Pressures from an increasing population, high property and rental prices, poor quality housing with a third of the city’s housing stock non-decent, limited opportunities for new development and the effects of welfare reform are impacting on many families, particularly our most vulnerable residents. Over the past few years we have seen an increase in the number of households accepted as homeless and in priority need, placed in temporary accommodation and on our Joint Housing Register.

3.15

Responding to the city’s housing challenges The last few years have seen significant changes to the funding available to deliver our strategy which means we have to look at new ways of working to support local people. These changes include the removal of private sector renewal funding that helped owners and landlords improve the quality of their homes, a reduction in public subsidy for new affordable housing which, where affordable homes are provided has seen a shift to Affordable Rent and in particular shared ownership homes and away from social rented housing. There have also been a range of welfare reforms affecting housing benefit and other support.

3.16

In addition, current government policy is to integrate health, mental health and social care within local authority area. With the current four year Supporting People programme coming to an end in the spring of 2015 there is an opportunity to align and integrate supporting people services to meet the objectives of the ‘Better Care’ fund. To enable a more integrated, outcome-focussed approach, Policy & Resources Committee have agreed to proposals that the housing related support function is shared between the Executive Director of Adult Social Care (who will act as the overall Lead Director responsible for co-ordinated commissioning and management of associated funds) and the Executive Director for Environment, Development & Housing who will have concurrent delegated powers so as to be able to discharge parts of the housing related support function which are better delivered as part of Housing. The Executive Director of Children’s Services has been given delegated function to deal with housing related support to children. These Officers, together with the Director of Public Health, will exercise their housing related support functions in accordance with any instructions of the Chief Executive given from time to time.

3.17

In order to address strategic housing priorities, in particular the priority of improving housing supply in the City, the Council will continue to seek to stimulate new housing building in Brighton & Hove through existing routes including the City Plan and housing enabling work with a range of partners including Homes & Communities Agency and Registered Providers.

3.18

In addition the Council will continue to respond to freedoms and flexibilities, including those arising from the Localism Act and HRA self financing, to review all opportunities for local authority intervention in the housing market to stimulate

1

Assessment of Affordable Housing Need Report 2012: http://www.brighton-hove.gov.uk/sites/brightonhove.gov.uk/files/downloads/ldf/Assessment_of_Affordable_Housing_Need.pdf

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the delivery new homes to meet our identified housing needs. This will inform our Local Housing Investment Strategy that will underpin delivery of key aspects of the Housing Strategy. Local authority interventions include: • Creation of Brighton & Hove Seaside Community Homes; • Estate Regeneration, New Homes for Neighbourhoods programme to build further new council homes; • Best use of our own portfolio of land and housing, in particular through ongoing review of HRA assets; • Opportunities arising from HRA self-financing capacity to generate revenue surpluses to finance capital investment; • Using Right to Buy and other receipts to provide subsidy for affordable homes; • General Fund borrowing; • The local authority as a potential purchaser/lessee of new accommodation, exploring ways in which we can secure additional housing being brought forward on sites in the City. 3.19

In recognition of the limitations of seeking to meet the City’s housing pressures within our administrative boundaries, and in line with the Duty to Co-operate for local planning authorities to work together with their neighbouring authorities and other organisations in the development of strategic planning policies, we have also developed our sub-regional working.

3.20

We will continue to work in partnership, engaging with our neighbouring coastal local authorities through the Coastal West Sussex and Greater Brighton Strategic Planning Board area, taking forward joint objectives that meet existing and future needs of the residents and workforce in the area. In addition, Greater Brighton City Deal with Government and the establishment of the Greater Brighton Economic Board will act as the investment decision-making body for the Greater Brighton city region, advising on how national funding streams, such as the Regional Growth Fund should be prioritised, as well as providing a vehicle for joint housing investment decisions. Measuring progress – key performance indicators

3.21

A set of headline housing performance measures are regularly reported both corporately and to the Strategic Housing Partnership to help monitor progress in delivering our Housing Strategy. These measures combine information that supports the Sustainable Community Strategy partnership (City Performance Plan) and also the council’s Corporate Plan. As at the end of March 2014: Good performance was reported in: • Preventing homelessness • People supported to live independently • Council housing meeting the Decent Homes Standard • Empty private sector properties brought back into use Concerns were raised about: • Low completions of new affordable housing • Increasing homelessness presentations • Increasing rough sleeping

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Performance Indicator

Unit

Target

Result

Status

CPP 5.4 Number of affordable homes delivered per year – new build and conversions

No.

To be set

164 (13/14)

AMBER

CPP 5.1 - % council homes that meet the Decent Homes Standard

%

100

100

GREEN

CPP 5.2 - Private sector vacant dwellings returned into occupation or demolished

No.

153

169

GREEN

Reduction in CO2 emissions from housing

kt

483 kt (2011)

484 kt (2011)

CP 1.2.2 People using housingrelated support services to help them to live more independently

%

68.0

76.0

GREEN

CP 1.3.6: The number of households where homelessness was prevented due to casework by the council and funded partners

No.

2,200

2,810

GREEN

Number of rough sleepers from street count (Single Homelessness)

No.

10

50

Homelessness presentations: people approaching the council for help with homelessness Direction of Travel Key 3.22

3.23

3.24

Direction of Travel

RED

1,444 apps No. Not set 512 accepts - increasing - static - declining

A revised set of performance measures are being developed for the final draft of the new Housing Strategy. Our new strategy The new Housing Strategy supersedes the previous strategy and will be a stand alone chapter of the Community Strategy. It is a fundamental piece of evidence to support the City Plan, our Local Housing Investment Plan, and other key housing related funding opportunities. The strategy brings benefits to the city by levering in funding for the authority and its partners. The strategy is for everyone living in the city as housing has a fundamental effect on our lives whether we are an owner-occupier, living in a social rented home or living in the private rented sector. Our draft strategic vision is: We want Brighton & Hove to be an inclusive city with affordable, high quality, housing that supports a thriving economy by offering security, promoting health and wellbeing and reduces its impact on the environment. We want to help bring about integrated communities in a

70

society that values everyone to recognise and tackle the inequality faced by families, the poor and the vulnerable. 3.25

We have listened to local people to identify the housing needs that matter most and set out a plan for action that will make a real difference to their lives and have a positive impact on the city. Our draft strategy also supports the council’s priorities and other policies where housing impacts on their success.

3.26

This draft strategy is presented as an aspirational plan with clear commitments to improving the issues identified through consultation and research, as well as building on the successes of the previous housing strategy. We will be financially appraising the draft actions presented in this strategy to ensure the submitted final strategy is financially robust and achievable within resources.

3.27

Delivery of the new Housing Strategy and Action Plan will make sure that services internal and external to the council are able to adapt to and address the city’s housing needs.

3.28

The draft strategy has 3 overarching priorities that reflect the fundamental housing needs of the city. Within these, there are a number of themes detailing areas of need which have been highlighted by local people during the consultation as those areas that matter the most and will make the most impact:

3.29

•

Priority 1: Improving Housing Supply New Affordable Housing Family Housing Community land trust and co-operatives Student Housing

•

Priority 2: Improving Housing Quality Decent Warm Homes Private Rented Sector HMO Licencing

•

Priority 3: Improving Housing Support Housing Related Support Supporting Older People Supporting our BME Communities Supporting our LGBT Communities

Once the draft strategy has been reviewed and financially appraised, a final draft will be submitted to Housing Committee for approval prior to Full Council adoption and ultimate endorsement by Brighton & Hove Connected to ensure it is incorporated within the city’s Community Strategy: Stage Housing Investment Workshop: Strategic Housing Partnership Housing Investment Workshop: Housing Committee Housing Investment Workshop: Adult Social Care Strategic Housing Partnership (update) Brighton & Hove Connected (update)

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When 11 Nov 2014 13-27 Nov* 13-27 Nov* 9 Dec 16 Dec

Housing Committee (approval) Strategic Housing Partnership (approval) Full Council (adoption) Brighton & Hove Connected (adoption) * actual date to be confirmed

14 Jan 2015 Jan* 29 Jan Mar*

4.

ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS

4.1

A full analysis of the city’s housing needs is contained in the supporting documents available on the Council’s website at www.brighton.hove.gov.uk/housingstrategy: • Housing Strategy 2015: Supporting Data Analysis; • Housing Strategy 2015: Family Housing Supporting Data Analysis.

4.2

With property prices and rental costs rising faster than wages, population growth, increasing homelessness and rough sleeping, high levels of overcrowding and pockets of poor quality housing, doing nothing in response to the needs of local people has not been considered as a viable option.

4.3

The draft City Plan demonstrates that Brighton & Hove does not have the capacity for the scale of new housing development to meet demand, relieve the backlog of need and bring housing costs in line with incomes, a simple housing growth agenda has not been considered as a viable option.

4.4

The draft Housing Strategy, its priorities, themes and actions, operate within our resources and those of our partners to maximise our impact on the needs of local people which have been identified through extensive consultation.

5.

COMMUNITY ENGAGEMENT & CONSULTATION

5.1

The strategy, the themes and priority actions have been developed through extensive consultation with commissioners, service providers, community groups and residents over 2014.

5.2

In addition to attending a wide range of individual meetings and partnership meetings, three key events were held, a main stakeholder event with 130 attendees, a BME community event hosted by BMECP and an event for those with disabilities hosted by the Fed Centre for Independent Living. There was also an open online consultation questionnaire which received 168 responses. Our events and engagement routes were promoted via social media using the council’s Twitter account and Facebook page.

5.3

The main findings are summarised in the consultation report as part of our evidence base available on the Council’s website at www.brighton.hove.gov.uk/housingstrategy

6.

CONCLUSION

6.1

Resolution of many of the city’s housing needs is very much in the hands of national government policy and the economy.

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6.2

The draft Housing Strategy takes a pragmatic approach within our resources and the capacity of our partners to help mitigate the impact the city’s housing needs has on local people by promoting development where viable, taking steps to improve housing quality, and by offering support to those in need.

7.

FINANCIAL & OTHER IMPLICATIONS:

7.1

Financial Implications: The Housing Revenue Account (HRA) revenue budget for 2014/15 includes expenditure of £28.1m for housing management services and repairs to approximately 11,800 council tenants and 2600 leaseholder properties. This expenditure includes the management of 23 Sheltered schemes within the City as well as a financial inclusion team and a money advice service to tenants. The HRA capital programme 2014-17 includes £16.5 m for improving housing supply ( building of 89 new homes); £23.275 m for improving quality of council homes including new lifts, damp works and roofing works; as well as £25.275 m for sustainability and carbon reduction measures to provide decent warm homes. Under Priority 3 of the Strategy, the HRA capital programme also includes £3.45m to pay for aids and adaptations to homes for older people or those with disabilities. The capital Investment programme for the HRA 2015-18 will be reported to Housing Committee in January 2015 and will highlight further areas of proposed investment and how they link to the strategy.

7.2

The Housing General Fund 2014/15 direct net revenue budget is £14.787m. Based on these 2014/15 budgets, the indicative allocation across the main priorities identified through the strategy are Improving Housing Supply £1.934m, Improving Housing Quality £0.900m and Improving Housing Support £11.953m.

7.3

The Housing General Fund 2014/15 capital budget is £2.034m. Based on these 2014/15 budgets, the indicative allocation across the main priorities identified through this strategy are Improving Housing Supply £0.476m and Improving Housing Quality £1.558m. The approved 3 year capital investment programme agreed at council in March 2014 identifies a further £1.370m for 2015/16 and £1.215 for 2016/17. The indicative allocation across the main priorities for the 2015/16 and 2016/17 budgets are Improving Housing Supply £1.121mm and Improving Housing Quality £1.464mm. In addition, there is £2.1m in reserves which is a contribution from Adult Services to fund the development of extra care scheme, which would fall under the Improving Housing Supply priority.

7.4

The Disabled Facilities Grant (DFG) will form part of the Better Care Funding with effect from 01st April 2015, as detailed in the General Fund Budget Report, 13th February 2014. Indicative allocations for the Better Care Fund include £0.911m which would fall under the Improving Housing Quality priority.

7.5

The financial implications arising from this strategy will need to form part of the budgeting setting processes and managed within budget constraints. In addition, this strategy may have budgetary impact on other service areas across the council which have not yet been quantified. Finance Officer Consulted: Monica Brooks, Neil Smith Legal Implications:

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Date: 31/10/14

7.6

Under Part 3 of the council’s constitution, adoption of the Housing Strategy is reserved to full council as part of the Policy Framework. Lawyer Consulted:

7.7

7.8

7.9

7.10

7.11

7.12

Name Liz Woodley

Date: 20/10/14

Equalities Implications: An Equality Impact Assessment accompanies this Strategy (available on the Council’s website at www.brighton.hove.gov.uk/housingstrategy) and has been used to help inform the proposed actions and priorities. In recognition that some communities within Brighton & Hove face additional needs, often related to protected characteristics or deprivation, specific themes in the strategy propose actions to help mitigate this with a focus on family housing needs, supporting older people, supporting our BME communities and supporting our LGBT communities. Sustainability Implications: Housing is one of the largest contributors to the city’s CO2 emissions. In addition, around a third of all housing in the city is non-decent and around 1 in 8 households are in fuel poverty. The draft Housing Strategy proposes actions to ensure that new housing maintains a high standard of design to minimise its impact on the environment and reduce fuel costs, that we make best use and improve the existing housing stock, and that a carbon reduction target is set for the city’s housing. Crime & Disorder Implications: The actions proposed in the strategy to extend additional licensing and tackle empty properties are aimed at supporting local communities in overcoming the nuisance which can sometimes be associated with these homes. In addition, actions in the strategy reinforce the continued need for housing related support services to focus on supporting rough sleepers and those experiencing domestic violence, and, on improving joint working with the Community Safety Team to ensure issues of harassment and hate crime are tackled effectively. Risk and Opportunity Management Implications: The Housing Strategy and supporting evidence are material papers used to support the inward investment of capital funding into the city to develop new homes, improve existing homes and to support residents. In helping to tackle the city’s housing needs, the housing strategy also seeks to help residents sustain their independence and minimise the need for residents to require more costly interventions such as residential or health care. Public Health Implications: Poor quality, unaffordable, inappropriate or lack of housing has a direct impact on the ability of residents to maintain their health, wellbeing and independence – this has implications for social care, education and Health services. Corporate / Citywide Implications: Housing is a fundamental aspect of people’s wellbeing affecting the daily lives of 275,000 residents in Brighton & Hove. As well as the impact of poor housing on health detailed earlier, a lack of affordable housing impacts on the attractiveness of the city to business wishing to locate to the city, limiting new employment opportunities and the city’s potential to meet the needs of residents.

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SUPPORTING DOCUMENTATION

Appendices: 1.

Housing Strategy 2015

Documents in Members’ Rooms None

Background Documents 1.

Housing Strategy 2015 supporting evidence: a) Supporting Data Analysis b) Family Housing Supporting Data Analysis c) Consultation Report d) Equality Impact Assessment (draft) These documents are available at www.brighton.hove.gov.uk/housingstrategy

2.

Housing Strategy Update, Housing Committee, 10 September 2014

3.

Housing Strategy Update: Housing Committee, 20 April 2014

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Review Draft

REVIEW DRAFT

Housing Strategy 2015

1 77

Brighton & Hove Housing Strategy 2015

Contents The Housing Strategy

3

Our Vision Our Housing Challenges Our Priorities and Themes Our Consultation Our Evidence

3 4 6 7 7

Priority 1: Improving Housing Supply

8

New Affordable Housing Family Housing Community Land Trust and Co-operatives Student Housing Priority 2: Improving Housing Quality

9 10 11 13 14

Decent Warm Homes Private Rented Sector HMO Licensing

14 15 16

Priority 3: Improve Housing Support

18

Housing Related Support Supporting Older People Supporting our BME Communities Supporting our LGBT Communities

2 78

18 20 21 22

Review Draft

The Housing Strategy Our Vision The strategy is for everyone living in the city as housing has a fundamental effect on our lives whether we are an owner-occupier, living in a social rented home or living in the private rented sector. Our vision is: We want Brighton & Hove to be an inclusive city with affordable, high quality, housing that supports a thriving economy by offering security, promoting health and wellbeing and reduces its impact on the environment. We want to help bring about integrated communities in a society that values everyone to recognise and tackle the inequality faced by families, the poor and the vulnerable. We have listened to local people to identify the housing needs that matter most and set out a plan for action that will make a real difference to their lives and have a positive impact on the city. Our strategy also supports the council’s priorities and other policies where housing impacts on their success. The council’s Values of Respect, Customer Focus, Openness, Creativity, Efficiency and Collaboration underpin the work we do by going beyond the traditional bricks and mortar focus of housing to deliver real change focussed on the needs of individuals and communities. The new Housing Strategy is a key stand alone chapter of the Community Strategy and a fundamental piece of evidence to support the City Plan, our Local Housing Investment Plan and other housing related funding opportunities. The strategy sets out how the council and its partners work together to address housing pressures in the city and brings benefits to the city through levering in funding for the authority and its partners. This is an overarching document that focuses and co-ordinates a number of other housing related strategies enabling us to continue our impetus to help address the housing needs of the city and provide a consistent drive towards achieving our priorities. We are committed to making sure that all of our housing work continues to align and work together to provide effective and efficient services in a time of reducing resources and increased need.

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Brighton & Hove Housing Strategy 2015

The Housing Strategy Family

Delivery of the new Housing Strategy and Action Plan will make sure that services internal and external to the council are able to adapt to and address the city’s housing needs. This strategy is presented as an aspirational plan with clear commitments to improving the issues identified through consultation and research, as well as building on the successes of the previous housing strategy.

Our Housing Challenges Brighton & Hove is a popular place to live, work and visit, and is recognised for its important commercial, educational, tourist and conference, sporting and cultural role in the South East and beyond. The city has good transport links to neighbouring towns and is within easy reach of London making it an easy location to commute to and from. Over the last few years we have been successful in providing additional affordable housing across the city and improving the quality of homes both in the private and social sector. We have built the first new council homes for a generation and successfully bid for funding to build extra care housing in the city. We have initiated and invested in our New Homes for Neighbourhoods programme to build further

4 80

Review Draft

new council homes. Our existing council homes have been brought up to 100% decency and the introduction of additional licensing is improving housing conditions for residents living in smaller Houses in Multiple Occupation. We have successively been one of the best performing councils in preventing homelessness in England, helping many households sustain their home or find an alternative suitable home. However, our city is a place of contrast, with areas of extreme affluence and areas of deprivation where residents can experience significant inequality compared to the rest of the city in terms of access to suitable housing, employment, health and life expectancy. Pressures from an increasing population, high property prices, pockets of poor quality housing, limited opportunities for new development and the effects of welfare reform are impacting on many families, particularly the most vulnerable people living in the city. The city has one of the highest average house prices outside London, coming within the top 10 local authorities and high rents in the private rented sector making rent unaffordable for many households. It is estimated that an additional 18,038 affordable homes are needed by 2017 however high land values are pushing up the cost of building making it difficult to develop sound business cases that balance the need for affordable housing against the cost of development. Over the past few years we have seen an increase in the number of households accepted as homeless and in priority need, placed in temporary accommodation and on our Joint Housing Register. Over the years we have made steady progress in improving the housing stock in the city but third of the city’s housing stock still remains non-decent. However, the last few years have seen significant changes to the funding available to deliver our strategy which means we have to look at new ways of working to support local people. These changes include the removal of private sector renewal funding that helped owners and landlords improve the quality of their homes, a reduction in grants for new affordable housing which has

5 81

Brighton & Hove Housing Strategy 2015

seen a shift to affordable rented housing away from social housing and a range of welfare reforms affecting housing benefit and other support. Additionally, the funding challenges faced by the council, wider public sector and third sector need to be met by making the best use of the resources available. This strategy comes at a time where the council has to save £102m over the period 2015/16 to 2019/20, around 30% of our net budget. We need to ensure that provision is based on good research and intelligence to enable us to meet the housing needs of the city’s diverse population. As a city, we also want to support our diverse communities to help them realise their potential and shift the emphasis away from requiring services. Citizens and communities are the lifeblood of our city with independent community action and volunteering building resilience and cohesion. This includes building community skills and capacity to take on more responsibility to create a cultural shift from reliance on traditional support to one where everyone does their bit as active, independent and resilient citizens.

Our Priorities and Themes The strategy has 3 overarching priorities that reflect the fundamental housing needs of the city. Within these, there are a number of themes detailing areas of need which have been highlighted by local people during the consultation as those areas that matter the most and will make the most impact: •

Priority 1: Improving Housing Supply - New Affordable Housing - Family Housing - Community land trust and co-operatives - Student Housing

•

Priority 2: Improving Housing Quality - Decent Warm Homes - Private Rented Sector - HMO Licencing

•

Priority 3: Improving Housing Support - Housing Related Support - Supporting Older People - Supporting our BME Communities - Supporting our LGBT Communities

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Review Draft

Our Consultation This strategy, the themes and priority actions have been developed through extensive consultation with commissioners, service providers, community groups and residents over 2014. In addition to attending a wide range of individual meetings and partnership meetings, three key events were held, a main stakeholder event, a BME community event hosted by BMECP and one for those with disabilities hosted by the Fed Centre for Independent Living. There was also an online consultation questionnaire. We promoted our events and engagement routes via social media using the council’s Twitter account and Facebook page. The main findings are summarised in the consultation report as part of our evidence base.

Our Evidence The background documents contain a detailed analysis of the issues affecting the city including demographic change, housing costs, development pressures, deprivation, and changing need that were used to support the development of this strategy: • •

Supporting Data Analysis; Family Housing Supporting Data Analysis;

• •

Consultation Report; Equality Impact Assessment.

This strategy is designed to be read with reference to these documents, which are available at: www.brighton-hove.gov.uk/housingstrategy We also publish a number of regular reports that help us monitor the city’s housing markets and residents needs: •

Housing Strategy Statistical Bulletin: www.brightonhove.gov.uk/content/housing/general-housing/housing-strategy-statisticalbulletins

•

Housing Costs Update Report: www.brightonhove.gov.uk/content/housing/general-housing/housing-strategy-costs-reports

•

Rent and Local Housing Allowance Comparison Report: www.brightonhove.gov.uk/content/housing/general-housing/housing-strategy-costs-reports

To be added to the mailing list, please contact [email protected]

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Brighton & Hove Housing Strategy 2015

Priority 1: Improving Housing Supply The city is an expensive place to live. The Council’s Assessment of Affordable Housing Need Report 20121 identified that almost 88,000 Brighton & Hove households (72%) can not afford market housing without spending a disproportionate level of their income on housing or some form of subsidy. Our research2 has identified that the average cost to buy a one bedroom flat is around £205,000 needing an income of £47,000 per annum and a three bedroom house is around £367,000 needing an income of around £85,000 per annum3 to be affordable. Property prices in the city are now 44% higher than the England & Wales average. Renting in the private rented sector is also expensive with a one bedroom flat costing around £843 per month needing an income of £44,000 per annum and a three bedroom house around £1,550 per month needing an income of £82,000 to be affordable. Over the last 5 years, our monitoring has shown that private rents have risen faster than the rate of inflation. With half of all residents earning less than £28,240 per annum, the city’s private sector housing is unaffordable for the majority of our population and the reason we around 20,000 households on our Housing Register. The Assessment of Affordable Housing Need Report 2012 estimates that 22,132 households will be in housing need and unable to afford buying or renting in the residential housing market in the period 2012-17. In addition, 59% of those in need (10,642 households) are only able to afford social rented housing rather than affordable rented. With only around 3,500 affordable homes expected to be built by 2030 it leaves an unmet housing need of more than 18,000 affordable homes by 2017. However, the city only has the space for an additional 11,798 homes between 2015 and 2030.

1

Assessment of Affordable Housing Need Report 2012: http://www.brighton-hove.gov.uk/sites/brightonhove.gov.uk/files/downloads/ldf/Assessment_of_Affordable_Housing_Need.pdf 2 Housing Costs Report, Autumn 2014: www.brighton-hove.gov.uk/content/housing/generalhousing/housing-strategy-costs-reports 3 Assuming a 25% deposit and a mortgage of 3.5 times income

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New Affordable Housing Since April 2009 a total of 553 new affordable homes have been completed and funded through our Affordable Housing Programme in partnership with the Homes & Communities Agency and Registered Providers in the City. In addition there are seven schemes on-site and estimated to complete in 2014/15 providing a further 371 homes. In consultation residents were generally positive about developments in terms of quality and location. The programme to build affordable housing with housing associations (Registered Providers) and our desire to develop more social housing directly is seen as positive for the city. There is need for all types of affordable housing with residents stating that they wanted the local authority to provide more social housing and more affordable rented homes in partnership with housing associations. With housing associations reducing their building due to a reduction in government subsidy, it is important that we make best use of our local authority resources to fill this gap, however, developing social rented housing in the current financial climate will be a challenge. What is the city going to do? 1. Prioritise support for new housing development that delivers a housing mix the city needs with a particular emphasis on family, Affordable Rent and where feasible, social rented housing. 2. Continue to stimulate building of new affordable homes through housing enabling work with a range of partners including Homes & Communities Agency and Registered Providers. 3. Directly provide more council housing, such as by developing ourselves through our New Homes for Neighbourhoods programme, buying new homes off-plan or by supporting others to build and manage on our behalf. 4. Use Right To Buy receipts to fund new housing. 5. Maximise housing provided from best use of HRA investment, land and buildings. 6. Support local housing associations and the Community Housing Network with their proposals to deliver affordable homes. 7. Work with the local business sector to maximise housing on mixed use developments incorporating homes, offices and retail. 8. Continue to look at alternative use of public assets including land. 9. Where compatible with local and national planning policy, increase housing supply through the conversion of unused and unneeded properties.

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10.

11. 12.

Continue to work with adjacent local authorities in the Greater Brighton and Coastal West Sussex area to address unmet housing need across a sub-regional area. In accordance with City Plan policy, support taller buildings and higher density development in appropriate locations of the city. Reinvigorate the Home Ownership for People with Long-term Disabilities scheme.

Family Housing The 2011 Census reported there were 29,809 households with dependent children living in the city, representing around 25% of the total households. 57% of these households were home owners, 19% were living in social rented homes and 22% were living in homes in the private rented sector. With buying or privately renting a 3-bed home in the city requiring an income or more than £80,000 to be affordable4, many families, particularly younger ones are struggling. The 2011 Census reported 3,900 households with dependent children were living in overcrowded homes. 991 were owner occupiers or shared ownership households, 1,443 were living in social rented homes and 1,466 were living in the private rented sector. In April 2014 there were 2,805 households on the Housing Register overcrowded through lacking 1 or more bedrooms however, during 2013/14, only 103 larger homes with 3 bedrooms or more were available for letting. Consultation respondents welcomed the Transfer Incentive Scheme that supports council tenants who are under-occupying to find more suitable accommodation which frees up family sized homes for re-letting and in 2013/14 a total of 101 homes were re-let under this scheme. Residents were very concerned about the lack of affordable family housing in the city and the conversion of previous family homes into HMO’s.

4

Housing Costs Report, Autumn 2014: www.brighton-hove.gov.uk/content/housing/generalhousing/housing-strategy-costs-reports

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What is the city going to do? Prioritise family housing in our housing investment plan and in enabling 13. work with Homes & Communities Agency, Registered Providers and other partners. 14. Look to new developments to deliver family housing as part of the affordable housing requirement. 15. Support households wanting to downsize to increase supply of available family housing. 16. Work with occupational therapists and social workers to ensure that family properties are allocated and adapted in a co-ordinated manner. 17. Early intervention for families struggling with accommodation including money advice and tenancy support.

Community Land Trust and Co-operatives Community Land Trusts (CLT) are non-profit community-led organisations that steward land and buildings to meet long-term community needs, by promoting development of affordable housing and other community facilities. There are 5 Key features of CLTs: • • •

Community controlled and owned;

• •

Not for profit; Long-term stewardship, with community ownership of freehold or lease.

Open local membership and democratic structure; Permanently affordable housing (of other facilities);

Our Empty Property Team has a long-term working relationship with Cooperative Housing in Brighton & Hove (CHIBAH), a network formed of seven local housing co-operatives. We work with them to meet shared goals; supporting them in their business modelling, helping them in identifying eligible empty properties in the private sector and supporting them through joint work on short life lease end and lease renewal issues. In 2012 we supported local housing co-ops and community groups in their successful bid under the communities’ element of the Government Empty Homes Programme 2012-15 with £650,000 allocated to local groups. The funding will provide 38 bed-spaces in 6-8 properties by April 2015. Two properties have already been purchased on the open market and negotiations are underway for a further property on a long lease.

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Feedback was generally positive on this area with a clear mandate to support the work of these projects. What is the city going to do? 18. Promote the concept of Community Housing. 19. Explore the viability of Community Land Trust developments when land is available. 20. Explore the use of commercial properties for co-operatives where compatible with City Plan policies. 21. Share information on available land with Community Land Trusts.

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Student Housing Our universities and students have a positive impact, bringing economic growth to the city. Whilst this was recognised in the consultation responses, those commenting also highlighted there can be tensions between the different communities, with pressure put on housing and other services, as our universities expand. We need a wider range of affordable accommodation options for students to take pressure off the existing housing stock and we need to work with landlords to improve the quality of accommodation and ensure student housing does not cause disruption in our neighbourhoods. The City Plan, Policy CP21 Student Accommodation and Houses in Multiple Occupation, sets out how the council will meet the increasing accommodation needs of students while continuing to create mixed, healthy and inclusive communities. It identifies specific sites for purpose-built student accommodation which do not conflict with proposed housing site allocations. Over 2,000 units of new purpose built student housing have been approved in the city including large developments at Northfield, University of Sussex Campus and Varley Halls of Residence for University of Brighton in Coldean. Further new purpose built student housing is currently proposed on other major sites in the city; including provision on the site of the old Co-op store building in London Road and the Circus Street development. What is the city going to do? 22. Continue to support the development of new purpose built student accommodation in accordance with City Plan policies. 23. Support local initiatives to integrate students and the local communities through shared projects such as the Good Neighbour Guides. 24. Reduce the impact of student lets on neighbourhoods through managing the concentration of student lets (City Plan policy) and other measures such as requiring safe bicycle storage, communal bins and working with letting agents to reduce signage. 25. Promote support services to students around tenancy management, rights, and responsibilities. 26. Work with bordering authorities to support satellite campuses. 27. Promote the universities Rate Your Landlord report across the city and the idea of rented accommodation that is ‘fit for study’.

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Priority 2: Improving Housing Quality We know from the Index of Multiple Deprivation 2010 report that more than 1 in 4 of the city’s Lower Super Output Areas are in the bottom 10% nationally for housing quality and the Private Sector House Condition Survey 2008 reported that a third of the city’s housing stock (up to 38,00 homes) is considered to be non-decent. In addition, approximately 1 in 8 of the city’s households were calculated to be in fuel poverty (14,500 households). Private Sector Housing Team work to improve housing conditions in private rented and owner occupied homes through renewal advice, assistance and enforcement; improving Home Energy Efficiency, improving thermal comfort and reducing fuel poverty and CO2 emissions. However, 2011 saw the end of government funding for private sector housing renewal in the city. In 2011/12 we were able to continue this work with a further £1.1m of the council’s money but the council’s financial pressures have meant that no more capital funding is available and most elements of our renewal assistance have been suspended.

Decent Warm Homes The council works to improve the quality of homes in the city and introduce measures to reduce the city’s carbon footprint through a wide range of initiatives and continues to seek to utilise appropriate available resources: •

Private Sector Renewal: Since 2009, more than £9m has been invested in enabling over 4,500 homes to be made decent or moved towards decency.

•

Energy Efficiency: Since 2009, 2,438 energy efficiency measures installed and 1,592 tonnes of CO2 saved. In addition: - £122,000 has been secured to reduce fuel poverty and cold homes in the private sector; - £221,000 has been secured for 100 free Green Deal assessments; - £411,000 has been secured for energy efficiency improvements to vulnerable householders in the private sector through a joint bid with Eastbourne Borough Council; - Held energy cafés to offer advice and assistance to residents; - We have seen a reduction in number of homes in fuel poverty.

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Within our council housing stock we have now achieved 100% decency through an intensive programme of improvements undertaken via a 10 year partnership between Mears and the council. Since 2009 the improvements to council homes have included replacement kitchens, bathroom, new windows, new doors, and homes rewired. In addition we have replaced boilers; improving the energy efficiency of homes and so cutting residents’ heating costs, completed installations for insulations that has included solid wall, cavity wall, loft and floor insulations and installed new solar installations. In consultation there was support for the work done to improve council housing stock in terms of insulation and sustainability. There were concerns that although we were leading the way we needed to offer support to owner occupiers and the private rented sector in order to have a city wide approach to reducing emissions, home improvements, and fuel poverty. What is the city going to do? 28. Continue to promote the highest possible building, space and environmental standards in all new developments, including the Council leading by example and providing opportunities for innovation through new council homes being built to high sustainability levels. 29. Promote available grants and loans to owner occupiers and landlords. 30. Continue to improve council housing sustainability standards. 31. Set target on reducing the carbon emissions from housing in the city. 32. Work with services to address fuel poverty by identifying older people most at risk and using building improvements to reduce fuel costs. 33. Work with the Food Partnership to ensure that housing and food are linked to improve well being and reduce waste.

Private Rented Sector There is a growing private rented sector in the city with 28% of households living in a home that is privately rented. This percentage rises to nearly 60% in some areas of the city and we are aware that some of the most vulnerable households can be living in this tenure. The consultation saw clear feedback that we had a thriving private rented sector that generally delivered good quality vital housing but there were ongoing concerns around rising costs and affordability.

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A large majority of respondents to the consultation wanted us to introduce a register of all private sector landlords to help support efforts to maintain and improve standards. What is the city going to do? 34. Support a register of landlords in the city. 35. Support for landlords to better manage properties. 36. Develop an ethical standard for letting agents including a commitment to equalities and diversity, a ‘living rent’ scheme where rents are linked to wage inflation, and longer tenancies to support family stability. 37. Up skill small and accidental landlords to improve tenancy management. 38. Promote commonhold ownership amongst leaseholders in the city (in both the private sector and amongst council leaseholders when all the flats are leasehold). 39. Review evictions from the private rented sector to analyse the underlying reasons behind homelessness.

HMO Licensing It is estimated that there are a total of 6,460 Houses in Multiple Occupation (HMO) in the city which is nine times the national average and 1 in 35 of all HMOs in England and Wales. An HMO is a property rented out by at least 3 people who are not from 1 ‘household’ (e.g. a family) but share facilities like the bathroom and kitchen. It’s sometimes called a ‘house share’. Examples of HMOs include bedsits, shared houses, lodgings, hostels, blocks of converted flats, halls of residence (privately operated), asylum seeker/migrant accommodation, accommodation for workers/employees and refuges. The Housing Act 2004 requires landlords of certain HMOs to apply for licences. The HMOs that need to be mandatory licensed are: • •

Three or more storeys that are Occupied by five or more people forming two or more households and

•

Which have an element of shared facilities (e.g. kitchen, bathroom, etc.)

We currently licence or have applications to licence 1040 of these larger HMOs across the city under the national mandatory licensing scheme.

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The licensing scheme is seen as improving the quality and fire safety in these properties and in November 2012, the council introduced additional licensing in five Lewes Road wards where a concentration of smaller HMOs has been identified. This additional licensing applies to HMOs, consisting of two or more storeys, with three or more occupiers from two or more households sharing facilities. To date we have received 2035 additional license applications and issued 1910 draft licenses of which 1795 have now been issued as full licenses (often subject to conditions). Consultation showed that HMO’s provide vital accommodation for single working people and students. There were concerns raised that we needed to improve standards by ensuring that the additional licensing scheme is applied fairly across the city. More publicity is needed for tenants and landlords to ensure that we can improve the standards of HMO’s in the city. What is the city going to do? 40. Promote the HMO licensing scheme for tenants and landlords so that we can ensure that un-licensed HMO’s are reported and licensed properties are of standard. 41. Extend HMO licensing to other areas where there is an identified need. 42. Respond to issues where legal standards are not being met. 43. Plan refuse collection and storage where there are high levels of HMO’s.

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Priority 3: Improve Housing Support Working to help residents remain independent in their own homes and preventing homelessness are a fundamental part of the Council’s approach to helping local people. The Housing Related Support services provided or commissioned by the council support 5,000 households and each month thousands of households seek advice and assistance from our Housing Options Team or agencies working in partnership with us. We also know some communities in the city face additional housing barriers as a result of health conditions or legally protected characteristics5 which can often manifest themselves in increased incidences of poverty, poor health, accessibility issues, discrimination and homelessness. We need to understand these needs and ensure the city’s housing provision and services are as flexible and responsive to the needs of individuals as practical within the available resources.

Housing Related Support Housing-related support helps many people with support needs such as: • Mental Health •

Older People

•

Substance Misuse

• •

Physical and Sensory Disability Former Offenders

• •

Rough Sleepers Single Homeless

• •

Young People at risk Teenage Parents

• •

People at risk of Domestic Violence People with a Learning Disability

It helps people to sustain their own home through supporting them to: • •

Look after themselves Manage their money, pay bills, budget and apply for benefits.

• •

Look after where they live Understand their tenancy agreement

•

Stay safe at home

5

Equality Act 2010: Protected characteristics relate to age, disability, gender reassignment, pregnancy and maternity, race, religion or belief, sex, sexual orientation

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• •

Get on with neighbours Take up day time activities, training, education and employment within the community

The council has invested £11m in housing related support services that support around 5,000 vulnerable people to work towards or maintain independent living through the provision of long-term and short-term support. Consultation showed the need to continue this work in the city with increased need for these services. People who had used these services said that they were invaluable in promoting and sustaining their independence. There is a need for services to be delivered in a more integrated way with prevention services linked to statutory services such as social care, probation, and health. The pathway for people who have been homeless needs to be reviewed so that we can ensure that we are able to support people with more complex needs, and continue to help people to achieve and maintain independence. What is the city going to do? 44. Review and remodel the Integrated Support Pathway for homelessness so that it can deliver a more personalised service with better outcomes for service users. 45. Review where services are commissioned and funded from so that we can ensure a joined up approach to prevention. 46. Support more independent accommodation to prevent long term use of hostels and reduce rough sleeping. 47. Review how people access support services. 48. Ensure supported housing reduces the need for acute and residential care services. 49. Work with public health to manage the impact of housing on well being. 50. Work with social care to ensure a joint approach to housing for people with learning disabilities. 51. Review outreach, advice, and floating support services to ensure that they meet the need in the city. 52. Support the early help pathway for young people and vulnerable adults who are parents. 53. Ensure that services support survivors of Violence Against Women and Girls (VAWG). 54. Ensure that services are accessible to people with autism.

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55. 56. 57. 58.

Investigate the benefits of women only services. Referral panels to promote choice and mixed communities in supported accommodation. Support the Mental Health Accommodation as a good practice model. Assess the impact of any potential future budget challenges with community groups and service users.

Supporting Older People Although over the past decade the number of people aged 65 and over has declined, the number of oldest old has increased and is projected to continue to increase. Many older people and carers living in the city are home owners, asset rich but cash poor and have limited disposable income, preventing many from maintaining and heating their homes effectively. Over the last few years we have seen improvements in house conditions across the different tenures, including improvements to our sheltered housing stock, that has seen the adaptations team working closely with the decent homes programme, improved support to vulnerable older people through services like Carelink Plus and all newly built affordable houses constructed to lifetime standards with 10% fully wheelchair accessible. In addition we have seen an increase in the provision of extra care housing and the council has been awarded £2.4m government funding to build a new extra care scheme at Brooke Mead, that will provide 45 flats for older people with support care provided on site and communal spaces not only for residents but also for people from the local community. Consultation showed support for sheltered housing and extra care, but that sheltered housing needed to offer more social activities to improve well being. As well as outreach support to enable older people to remain in their own homes, there was support for ‘downsizing’ allowing older people greater choice about where they move to and when. What is the city going to do? 59. Support further extra care developments including Brooke Mead. 60. Remodel sheltered housing to ensure that it supports the right people and improves social networks and well being. 61. Continue to renovate sheltered schemes to convert studios into one bed homes.

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62. 63. 64.

65. 66. 67.

Ensure that adaptations are done at the right time to support people to stay in their homes when they want to. Support to people to ‘downsize’ when they chose and provide a range of options for them. Ensure that new developments are built to ‘dementia friendly’ standards and that staff in older people services have access to training on dementia. Support community links between older people and students where both groups can benefit. Better links between sheltered schemes and surrounding communities. Ensure new housing development includes community spaces.

Supporting our BME Communities There is a growing Black & Minority Ethnic (BME) population in the city with 53,351 of the population identifying as being from a minority ethnic group, representing 19.5% of the city’s population, 1 in 5. The 2011 Census reported that 38% of the BME households are owner-occupiers, 49% are living in homes privately rented homes and 13% were living in socially rented homes. In May 2014, a BME communities and housing event was hosted by the BME Needs Assessment Steering Group. Over 60 people attended who were split into groups and to consider questions that had been agreed in advance. Responses to the questions highlighted the issues of affordability for people renting and also for home owners. The size of available housing was identified not just for families but also for elders who needed spare rooms for family or a carer. There were concerns regarding racial discrimination, neighbourhood noise and harassment across the different tenure and barriers to accessing housing and housing services were identified. What is the city going to do? 68. Continue to work with the BME Needs Assessment Steering Group to identify housing issues specific to BME communities. 69. Work with Community Safety to resolve housing issues and harassment in a timely manner. 70. Work with the BME groups to provide scrutiny on the Housing Strategy. 71. Improve front facing customer service at Council housing offices. 72. Review the equalities impact of the allocations of social housing and consider the positive contribution made by single parent families.

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Supporting our LGBT Communities Brighton & Hove is known throughout the world as an LGBT centre. We believe there are more than 40,000 LGBT people living in the city6, which is about 21% of the city’s adult population, 1 in 5. We need to ensure that the city has: •

• •

Accessible, welcoming and safe housing and support services that are responsive to the needs of LGBT people and promote their health and well-being; Housing and support services that contribute to LGBT community safety and challenge harassment, discrimination and hate crime; Housing and support services that are planned and reviewed in consultation with the LGBT community.

In consultation, Housing services are seen as supportive and accessible in general but there was a perceived need for further training. What is the city going to do? 73. Ensure that as services are reviewed we check that they are accessible and safe for all. 74. Carry out more research in partnership with community groups to identify specific gaps and needs. 75. Joint work with Community Safety to resolve housing issues and harassment in a timely manner. 76. Investigate potential impacts of ‘out of area’ placements for LGBT people. 77. Work with sheltered housing providers to ensure that services are accessible for the LGBT communities. 78. Support local LGBT agencies who are working with LGBT agencies in other areas where LGBT people are looking to move to Brighton to ensure this is done in a planned way. 79. Use the skills in LGBT community groups to deliver improvements to frontline housing services. 80. Examine the provision of LGBT specific housing support services in the city. 81. Continue to implement Trans Scrutiny Panel Recommendations for Housing.

6

Count Me In Too

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Housing Strategy Team Brighton & Hove City Council 4th Floor Bartholomew House Bartholomew Square, Brighton, BN1 1JE t: 01273 293055 e: [email protected]

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HOUSING COMMITTEE

Agenda Item 42 Brighton & Hove City Council

Subject:

New Homes for Neighbourhoods – development of new homes on General Fund land

Date of Meeting:

12 November 2014 – Housing Committee 4 December 2014 – Policy & Resources Committee

Report of: Contact Officer:

Geoff Raw, Executive Director, Environment, Development & Housing Name:

Sam Smith

Email:

[email protected]

Ward(s) affected:

Tel:

291383

All

FOR GENERAL RELEASE 1.

SUMMARY AND POLICY CONTEXT:

1.1

The Estate Regeneration team has continued to explore opportunities to build much needed new homes on council land and to commission initial feasibility and design studies for sites which have potential for council development.

1.2

This report includes the findings of two business case studies of potential development sites on General Fund land for the New Homes for Neighbourhoods Estate Regeneration Programme and seeks Housing Committee’s agreement to recommend the transfer of these sites to the Housing Revenue Account (HRA) and to develop these sites for new housing through the council’s Sustainable Futures strategic construction partnership.

1.3

The report also requests in principle agreement for the car parking site at Frederick Street, Brighton to be transferred to the HRA. This cleared former residential site is managed as a small commercial car parking site on behalf of the council and belongs to the General Fund. The site has development potential and the Estate Regeneration team would like to explore opportunities for development of new housing on the site.

2.

RECOMMENDATIONS: That Housing Committee:

2.1

Note the initial design and viability modelling and recommend to Policy & Resources Committee that each of the following sites is appropriated to the Housing Revenue Account for planning purposes and for the development of new housing: (i) Former library site, Whitehawk Road, Whitehawk, Brighton and (ii) Wellsbourne site, Whitehawk Road, Whitehawk, Brighton.

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2.2

Agree that the Estate Regeneration team, in conjunction with the council’s Sustainable Futures strategic construction partnership, undertake final feasibility studies, design and development of new housing on sites (i) and (ii).

2.3

Agree to initial feasibility/viability studies, consultation, analysis and research to identify potential wider regeneration opportunities in the vicinity of site (i).

2.4

Recommend that Policy & Resources approve the transfer of a sum of £1.3M from the HRA to the General Fund for sites (i) and (ii) for best consideration for the land value (as detailed in paragraph 3.8-3.9).

2.5

Recommend that Policy & Resources Committee to agree in principle to the appropriation of the car parking site at 7-9 Frederick Street, North Laine, Brighton to the HRA if a suitable council-led housing development can be worked up for that site.

2.6

Agree that the Estate Regeneration team explore opportunities and options for the delivery of new housing on the car parking site at 7-9 Frederick Street.

3.

RELEVANT BACKGROUND INFORMATION/CHRONOLOGY OF KEY EVENTS: Background

3.1

Building new homes on council land is a council priority and essential if City Plan housing targets are to be met and the city’s ‘housing crisis’ tackled. The council’s New Homes for Neighbourhoods programme is looking at vacant land and infill sites to develop new homes across the city in order to meet City Plan targets and housing need.

3.2

The New Homes for Neighbourhoods report to Housing Committee on 6 March 2013 gave an overview of sites that were being considered for inclusion in the programme including the former library site in Whitehawk. The report advised that officers were working with colleagues in the corporate Property & Design Team to identify opportunities to develop new homes on General Fund land.

Tenure mix and rent levels 3.3

Housing Committee unanimously agreed at its meeting on 6 March 2013 that a range of funding, rent and home ownership options should be provided in new housing to be developed under the Estate Regeneration Programme in order to ensure that development is viable and to increase the number of new homes the Estate Regeneration Programme can deliver. The report indicated the level of Affordable Rents and the impact these higher rents would have on the number of homes the HRA could develop

3.4

Although recognising the need to consider a range of rent levels for new homes and build mixed tenure developments to maximise numbers, members of

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Housing Committee also expressed concern about the affordability of ‘Affordable Rents’ if based on 80% of the market rent in Brighton & Hove. However, the council’s Tenancy Strategy, also approved at the March 2013 Housing Committee meeting, seeks to make sure that Affordable Rent homes remain affordable and do not encourage long term benefit dependency. It states the council would expect Affordable Rents to be set at the lower of either 80% market rent level or the Local Housing Allowance (LHA) limit. It was agreed that rent models and tenure mixes for individual schemes would be presented to Housing Committee and that Affordable Rents should be capped at Local Housing Allowance levels of Housing Benefit in accordance with the Tenancy Strategy. 3.5

In approving final schemes for new homes on three former garage sites and the former Manor Place Housing Office at its meetings in June and September 2014, Housing Committee agreed that the rent levels for the new homes should be 80% Market Rents capped at Local Housing Allowance (LHA) levels in accordance with this strategy.

Whitehawk General Fund sites

3.6

Background The former Whitehawk Library site is contained a patch office, occupied by social workers, and a Youth Centre as well as a library. The library and social care service were relocated to the new co-location building in Whitehawk, ‘The Hub’. The provision of the Youth service underwent significant change. All buildings have been demolished and the site boarded.

3.7

The Wellsbourne site used to form part of Whitehawk Primary School, but was declared surplus several years ago. The site, which included a 1930’s built school block was leased to EB4U (a regeneration vehicle which had funding through New Deal for Communities) for 25 years to use as offices. EB4U had plans to develop the site, but eventually surrendered it back to the council. The council built a Children’s Centre on part of the site and leased another part on a long lease to a developer who built a GP surgery. Another part of the site was more recently developed as The Hub which accommodates a range of council services including a new library that opened in July 2011. There is one development plot that remains undeveloped – the Wellsbourne site.

3.8

The total capital receipt from both these sites is required to be in excess of £1m as this had been identified to help fund part of the construction of the co-location building in a report agreed by the former Cabinet on 14 January 2010. The money was forward funded from the education capital programme and needs to be repaid.

3.9

The General Fund need to ensure that they achieve best consideration for the site as they could have sold it on the open market to a private developer. Based on the marketing of the site that was undertaken last year, this is estimated at £1.3m. Proposals

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3.10 Architectural feasibility studies have been undertaken by Feilden Clegg Bradley Studios (FCB). 3.11 The proposal for the former library site has 57 apartments in two buildings designed to maximise the regeneration impact of this prominent site and transform the ‘gateway’ to Whitehawk. The new homes are accommodated in two new buildings, each is 4 storeys high, on the Western and Eastern edge of the site. It is proposed that these buildings are made of brick with individual balconies for each apartment (see appendix 1). 3.12 The Wellsbourne proposal is for a three storey scheme that fits comfortably below the Whitehawk Hub and new library and the context of the Whitehawk valley. The eastern building looks out over the pedestrian walkway and the front entrance of the Whitehawk Hub and library, enhancing security. Landscaped central amenity space affords on site parking provision to relieve parking pressure in Whitehawk Road and natural surveillance over the area and adjacent path(see appendix 2). 3.13 Both designs include wheelchair accessible properties, are designed to Code Level 4 sustainability standards and meet Lifetime Homes standard. Business Case findings 3.14 Initial viability modelling has been undertaken for the two Whitehawk sites looking at different options including: • •

Provide all units at 100% Affordable Rents capped at LHA levels Provide a mix of 60% market sales and 40% Affordable Rent

3.15 The modelling included funding and marketing costs, an allowance for s106 contributions and to achieve Code for Sustainable Homes Level 4 plus a One Planet Living offer, site abnormals and external works. 3.16 Modelling on 100% Affordable Rent capped at LHA levels indicates subsidy requirements as follows:

Former Library site Rent per week at 80% market rent/LHA rate per week

Wellsbourne site Rent per week at 80% market rent/LHA rate per week

57 flats

28 flats

Rent per 1 bed flat

£151

£151

Rent per 2 bed flat

£190

£190

Rent per 3 bed flat

£228

£228

HRA subsidy per home Total HRA subsidy requirement

£17,000

£14,980

£969,000

£419,400

Overview

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3.17 So, if all units are rented, the HRA subsidy required for the two sites is £1,388,400. As the general fund requires a capital receipt for this site of £1.3m, this is £2,688,400 in total. This equates to £31,628 per unit in subsidy from the HRA. 3.18 Financial modelling indicates that council led development of the two sites at 60% market sales and 40% Affordable Rent in line with the council’s Affordable Housing Brief could deliver a surplus estimated at £2,069,300. 3.19 The former library could deliver an estimated surplus for the scheme of £1,508,200 and the Wellsbourne site an estimated surplus for the scheme of £561,100. 3.20 The size and tenure profile of the flats is based on the council’s Affordable Housing Brief, delivering 40% Affordable Housing as follows: Market sale units Former library

Affordable units Former library

Market sale units Wellsbourne

Affordable units Wellsbourne

1 bed

5

7

9

3

2 bed

23

10

8

5

3 bed

6

6

0

3

Total

34

23

17

11

3.21 Affordable units are 100% Affordable Rent in this modelling as there is a shortage of rented as opposed to shared ownership affordable units coming forward in affordable housing across the city. The estimated surplus at this stage is in excess of the £1.3 million required by the General Fund and there may therefore be potential to increase the percentage of affordable homes. The financial modelling assumes that Right to Buy receipts can be used to fund 30% of the development costs of the affordable rented units only. Wider Regeneration Opportunities 3.22 The proposed Whitehawk developments are located in an area of the city which has high levels of deprivation. There are a number of existing council homes in the area that are of high cost to the council in terms of maintenance and therefore have high long-term investment needs. The development of new homes on the former library and Wellsbourne sites could act as a catalyst for wider regeneration of the area by providing high quality new homes that could be used to decant residents of existing properties in the South Whitehawk area. Any proposals would require careful analysis, consideration and in-depth community consultation. The team would like to undertake initial feasibility/viability studies, analysis and research to identify potential opportunities and associated issues. Findings will be reported back initially to the cross-party Estate Regeneration Members Board.

Frederick Street 3.23 The car parking site at 7-9 Frederick Street, Brighton BN1 4TA consists of eight car parking spaces on a cleared site in the middle of residential terraced houses

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(see site plan at appendix 3). There are office buildings to the rear of the site. Around 2-3 housing units are estimated as potentially deliverable. 3.24 The Estate Regeneration Team is asking for in principle agreement for the site to be appropriated into the HRA if a suitable council-led housing development can be modelled for that site, so that opportunities and options can be explored. 3.25 The site was identified as a potential infill opportunity by consultants in the HRA Estate Masterplan, but belongs to the General Fund. The site is currently managed as commercial car parking spaces on behalf of the council. Initial calculations indicate that the loss of rental income to the General Fund will potentially be offset by the combined income from New Homes Bonus and Council Tax associated with the new homes. Should a suitable proposal be developed for the site, more detailed analysis will need to be undertaken and best consideration for the General Fund demonstrated. Any proposal will be reported back to the Housing and Policy & Resources Committees.

Next Steps 3.26 If Housing Committee agrees to proceed to final feasibility studies, design and development of new council housing on the Whitehawk General Fund sites and P&R approves their appropriation to the HRA, they will follow the same delivery route as the former Manor Place Housing Office site. Final design, construction and development will be undertaken by the council’s in-house architecture and design team and corporate Sustainable Futures strategic construction partnership. Strategic construction partnership 3.27 The partnership was procured under an OJEU procurement process authorised by Policy & Resources Committee on 21st March 2013, following two previously successful construction partnerships. The new partnership started in early 2014 for a contract term of four years and to a value of £60 million. It is delivering construction projects from various council client departments as well as Estate Regeneration and is managed by the council’s Property & Design department. 3.28

This development route offers a number of benefits to the New Homes for Neighbourhoods programme. Development will be quicker as the constructor, surveyors and sub-contractors are already procured. Use of in-house architects to work up final design from the initial studies obviates the need for another procurement process and ensures good liaison with the Estate Regeneration team and Housing. Using the partnership will ensure consistency of standards and approach as more schemes are developed. Projects will benefit from the economies of scale and value for money that ensue from being part of a large value established partnership.

3.29

The design team, including the constructor and sub contractors, work with the Estate Regeneration team right from the handover of the initial design and viability studies. This early involvement ensures that final design and construction risks are minimised and that new homes will meet Housing’s requirements. Throughout the design process prices for each element are

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obtained and reviewed by the team and if necessary the design is amended to ensure that the budget is met. 3.30

The design team, including a member of the Estate Regeneration team, meet every four weeks and work together within the assigned budget to set the Agreed Maximum Price following on from which the Quantity Surveyor will produce a review document for audit purposes which demonstrates that the project has achieved best value. This document benchmarks the square metre (m2) rates against previous partnered and non partnered schemes and also against national construction rates for housing. In addition, an independent partnering advisor is employed and a Core Group meets monthly to oversee the arrangements and takes a strategic view of each scheme, ensuring that key deadlines are met.

3.31

For the Whitehawk Library and Wellsbourne sites, subject to Housing Committee and P&R agreement, it is anticipated that development would largely follow the timetable below. The former library site would be developed first with work starting on the Wellsbourne site three months later; this will enable effective phasing of the works and efficient use of resources across the two projects. Milestone Policy and Resources decision

Former Library Target date 4 Dec 14

Wellsbourne Target date 4 Dec 14

Project handover

Dec 14

Mar 14

Detailed design and consultation Final design and financial modelling to Housing Committee Planning decision Mobilisation Construction Handover

Jan-April 15

Apr-Jul 15

April 15 (date to be set) Aug 15 Sep-Oct 15 Nov 15-Nov16 Dec 16

April 15 (date to be set) Nov 15 Dec-Jan 16 Feb 16-Feb17 Mar 17

3.32 Regular updates on progress and costs will be provided to the cross-party Estate Regeneration Member Board.

4.

COMMUNITY ENGAGEMENT AND CONSULTATION

4.1

A wide range of communication and consultation has taken place with residents and other stakeholders for sites included in the New Homes for Neighbourhoods programme including: • • • • •

Letters to local residents Drop-in consultation events for local residents Briefings, site visits and updates for ward councillors Presentations and updates at local resident association meetings Presentations to Area Housing Panels

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•

Presentations and stand at tenants’ and leaseholders’ City Assemblies

In addition, information has been made available on the New Homes for Neighbourhoods page on the council’s website and in the council tenants’ and leaseholders’ newsletter Homing In. 4.2

The team has liaised with the Whitehawk Neighbourhood Council and their Task and Finish Group about the Whitehawk sites. The team will continue and increase this engagement as the project develops.

4.3

The Estate Regeneration team will continue to update local ward councillors and involve resident associations and residents as schemes are progressed. Proposed consultation with local residents on the former library and Wellsbourne sites includes a Planning for Real session for in early 2015. This will enable public consultation on the proposals, understanding of local concerns and exploration of wider redevelopment opportunities.

5.

FINANCIAL & OTHER IMPLICATIONS: Financial Implications:

5.1

The financial viability modelling sets out to show whether a given scheme can pay for itself by using the new rental stream only (net of management and maintenance costs) over 30 years to pay for the principal and interest on the borrowing required to fund the development. It also assumes that 30% of the development costs are met from retained Right to Buy (RTB) Receipts. If the rental stream and RTB receipts are insufficient to meet the costs, then a subsidy is required by the HRA..

5.2

The costs of final feasibility studies and design for these sites can be funded from within the current 2014/15 capital programme. The Whitehawk and Wellsbourne indicate scheme development costs are currently estimated at £16 m and the viability modelling indicates that if all units were let at 80% market rent capped at LHA rate, then the subsidy required from the HRA is an estimated £1,388,400 (excluding the Land value) for 85 units. Taking account of the need to pay £1.3m to the General Fund for the land means this equates to £2,688,400 or £31,628 per unit. However, the sites would make a surplus of £2,069,300 (or £769,300 net of the payment of £1.3m to the General Fund), if 60% of the properties were sold at market prices. Further analysis of the tenure mix of rented /open market sales to reduce the HRA subsidy requirement will be undertaken subject to the final feasibility studies, design and development. Therefore once the final feasibility study and design is complete a full report will be submitted to Housing Committee and Policy & Resources Committee detailing the full financial implications including capital, revenue and borrowing requirements.

5.3

The feasibility study and design costs for Frederick Street site will be included in the TBM forecast for the HRA capital programme and will cost a maximum of £25,000. If committee agrees to the recommendations of this report and a

108

viable business case is developed for this scheme a further detailed project report will be report back to the appropriate Committees.

Finance Officer Consulted: Monica Brooks

Date: 22nd October 2014

Legal Implications: 5.4

Section 122 of the Local Government Act 1972 permits the council to appropriate land held for one purpose for use for any other purpose for which the council is authorised to acquire land by agreement.

5.5

Regard should be given to existing rights and easements discovered in the due diligence process for the sites, such as a Tree Preservation Order at Wellsbourne Centre.

5.6

Legal advice has been sought from Trowers and Hamlins solicitors, who have confirmed that the council is able to develop for market sale. Consent for disposal is covered under general consents. Lawyer Consulted: Liz Woodley

Date: 29/10/14

Equalities Implications: 5.7

An increase in housing supply will extend opportunities to provide new, well designed homes to local households registered in need. New development provides an opportunity to better meet the needs of particularly vulnerable households including those, such as existing elderly residents, who may be under occupying a home that no longer meets their changing needs. Building all homes to Lifetime Homes standard and at least 10% in the New Homes for Neighbourhoods programme to wheelchair standard will meet the needs of residents with mobility needs and wheelchair users. Sustainability Implications:

5.8

High sustainability standards are important for new homes built by the council and we want to achieve homes that are energy efficient and minimise carbon emissions. New homes will also include features to help support people to live sustainable lifestyles and encourage the development of more sustainable communities.

5.9

The designs are for homes to be built to Code for Sustainable Homes Level 4 which includes high sustainability and energy efficiency standards. The architects have also looked at ways that One Planet Living can be supported and an allowance for that has been included in the estimated scheme construction costs. Crime & Disorder Implications:

5.10

The New Homes for Neighbourhoods Estate Regeneration Programme offers the opportunity to provide new, well-designed homes and link to wider

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regeneration opportunities, including work to deliver the council’s economic and sustainability objectives. Good urban housing has been shown to influence the rate of crime and disorder and quality of life. New developments are designed to Secure by Design principles to minimise risk of crime. 5.11

Infill sites and underused garages are places that can attract anti-social behaviour and fly-tipping. Development of these sites can therefore improve neighbourhoods and reduce crime and the fear of crime. Risk and Opportunity Management Implications:

5.12

There are a number of risks and benefits associated with the Estate Regeneration Programme and a risk log is maintained to monitor these and ensure mitigation measures and contingency plans are in place. Key risks for these schemes include:

Risk Financial risk Increasing costs due to construction inflation

Mitigation • •

Financial risk

• •

Whitehawk General Fund schemes do not deliver required surplus of £1.3M

• • • •

Planning risk Planning permission is not achieved for the sites

• • •

Community risk Scheme is not supported by local community

• •

The Strategic Partnership which would deliver the schemes works on basis of agreed rates and Agreed Maximum Price for schemes in order to control the risk of costs increasing Early involvement of Quantity Surveyor and the constructor Westridge in scheme development means that schemes are fully costed and controlled from earlier stage than Design & Build or traditional procurement would enable Initial financial modelling undertaken by financial/housing consultancy with extensive experience Financial modelling based on assumptions developed with input from Estate Regeneration, Housing, HRA Finance Team and Property & Design Council is developing in-house capacity to undertake financial modelling which will enable rolling update of financial model as scheme progresses Marketing expertise would be procured at an early stage to minimise marketing risk for any sales units Legal advice is SDLT would not be payable for land transfer to HRA Schemes not dependant on HCA funding; Right to Buy receipts could help finance development Planning have been consulted from an early stage in the development of the council’s proposals Workshops held with Planning as initial and final design developed Head of Planning & Enforcement and Development Control Manager both attend Estate Regeneration Programme Board New Homes for Neighbourhoods programme is committed to early consultation with residents and other stakeholders Ward councillors and Neighbourhood Council Whitehawk Economic Development Task & Finish Group have been informed about proposals

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Legal Risk Council does not have sufficient powers to develop for market sales and make a surplus

•

Legal advice has been sought from Trowers and Hamlins who have confirmed that the council is able to develop for market sale and consent for disposal is covered under general consents

Public Health Implications: 5.13

There are strong links between improving housing, providing new affordable homes and reducing health inequalities. Energy efficient homes which are easier and cheaper to heat will help support the health of households. Corporate / Citywide Implications:

5.14

The Sustainable Futures Partnership is committed to working with the Local Employment Scheme to ensure that work, apprenticeship and training opportunities are provided as part of the development of these sites.

5.15

Each new unit of housing has potential to generate new income for the council by providing New Homes Bonus. The New Homes Bonus (NHB) is paid by government for each new unit of housing or home brought back into use in the city. This is paid annually for six years and is based on Band C Council Tax (currently £1,366.36) plus an additional £350 for each affordable unit.

5.16

Every new unit of housing in the city is potentially a source of additional Council Tax income for the council. This is potentially affected by the following factors: • •

5.17

Single persons get a Council Tax discount of 25% (45% of households in the city are single occupancy) People in receipt of Council Tax benefit will not pay full Council Tax (7-93% depending on income)

New housing has an economic impact in a number of ways: • • • • • •

Homes and Communities Agency analysis estimated every £1 spent on construction creates £2.60 in added economic value Construction jobs – direct and indirect (one new home gives equivalent of one job for 2-3 years) Local supply chain Stable housing enables people to get stable work Mix of tenure needed for mix of skills in labour market Good mixed housing improves ‘place competitiveness’

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SUPPORTING DOCUMENTATION Appendices: 1. Initial design briefing note including site map – Former Whitehawk Library 2. Initial design briefing note including site map – Wellsbourne 3. Site map – Fredrick Street Documents in Members’ Rooms None Background Documents New Homes for Neighbourhoods – Estate Regeneration Programme report to Housing Committee 6 March 2013 New Homes for Neighbourhoods – development of new homes on Housing

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Brighton and Hove City Council

Former Library - Housing Study Introduction The proposed scheme is a 57 apartment scheme with a mix of 1, 2 and 3 bed units. There are 12 x1 bed units, 33x 2 bed units and 12 x 3 bed units. Access to all the apartments is possible from lifts. 10 % of the apartments are wheelchair accessible. These are accommodated in two new buildings, each is 4 storeys high, on the Western and Eastern edge of the site. The design of the residential units meets the client brief for housing which meets the affordable housing policy dated June 2011. This relates specifically to the size of the unit and the layout and amenity, such as balconies. The long term adaptability of the scheme is satisfied through the standards for lifetime homes. It is proposed at this concept design stage that these buildings are made of brick with individual balconies for each apartment. The building is designed to code level 4, in line with the brownfield status of the site, and aspires to the One Planet Living standards.

Aerial view of the site from the South

view looking North from within the site

View from South of the site on Whitehawk road

28th October 2013

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Brighton and Hove City Council



Former Library - Housing Study



Massing in context The pair of buildings are both 4 storeys high, entrances to both buidlings are from the central landscaped amenity space giving it activity and purpose. The buildings are located to enjoy West and East light. Vehicular access to the site is at the Northern edge of the site in the natural break between the building on the West and the neighbouring properties. The larger building sits on Whitehawk Road, set back from the pavement edge, with a landscape buffer zone providing private amenity space for each apartment at ground floor. The smaller building on the Eastern edge of the site accommodates the considerable rise in levels along Findon Road with undercroft parking at the lower ground level. The Southern ends of the buildings are chamfered forming ‘noses’ to the buildings which can be seen from the street. The proposal occupies a prominent site within Whitehawk and it is the intention that the ends of the building have a positive impact as they signal regeneration for the area.

view of the scheme in context

West elevation of Whitehawk Road in context 28th October 2013

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Brighton and Hove City Council

Former Library - Housing Study

View from the South View from the North

Site plan indicating a typical upper floor plan

Southern elevation in context 28th October 2013

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Brighton and Hove City Council



Former Library - Housing Study



Internal design of typical apartments 1 bed apartment • The 1bed flats have shared kitchen dining facilities which have direct access onto a projecting balcony. • The entrance to the flat is central to the layout. A services riser is located by the front door.

2 bed apartment

• The 2 bed 4person unit has 2 double bedrooms accessed off a central corridor. • An extended kitchen / dining living space is located at the end of the flat and opens out into a projecting balcony. • Corner units enjoy dual aspect layout.

28th October 2013

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Brighton and Hove City Council

Former Library - Housing Study 3 bed apartment • The 3 bed units are for 5 people and are located on the corner of the building. • The kitchen / dining and living are in 2 separate rooms which have access onto the balcony at the southern tip of the building.

Twenty Tottenham Street London W1T 4RFT +44 (0)20 7323 5737 [email protected] Job ref: 1725

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Brighton and Hove City Council

Wellsbourne - Housing Study Introduction The proposed scheme is a 28 unit proposal with a mix of 1, 2 & 3 bed units. These are accommodated in 2 new buildings on the western and eastern edge of the wellsbourne site. 10 % of the apartments are accesible. There are 12 x 1 bed units, 13 x 2 bed units and 3 x 3 bed units. The housing units are sized to meet the affordable housing brief. The long term adaptability is met through the standards for lifetime homes. The buildings are designed to have minimal impact on the adjacent properties, including the new library and to work with the overall master plan for the area, identifying intended pedestrian routes through the site, making the most of the views to the landscape and adding the agenda of residential amenity to the strong community provision of the school, GP surgery, library and health centre to the site. The buildings are organised such that as many of the flats enjoy dual aspect as much possible. Between the 2 buildings is a central landscaped area which includes some parking. This space allows views through to the school, and enables the footpath that runs along the North edge of the site to be overlooked.

Aerial view from the North

street view from Whitehawk Road 28th October 2013

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Brighton and Hove City Council



Wellsbourne - Housing Study



Massing in context At design concept stage the proposal is for a pair of 3 storey buildings which relate, in their geometry, to either end of the site, one facing Whitehawk Road, and one the footpath between the new library and the site. The space between the buildings reduces the impact of the proposal to the area. The community buildings are of a similar scale. The site context rises up clearly to the West and East and the cross section through the site demonstrates that the 3 storey massing sits comfortably below the profile of the new library, and the semi-detached housing rises up the valley side to the East. Building A

Building B

view of the scheme in context

housing proposal

28th October 2013

Building A

new library

Building B

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Brighton and Hove City Council

Wellsbourne - Housing Study

View from the North

View from the South

A

Site Plan

B

school

housing proposal

context section 28th October 2013

121

community facilities

Brighton and Hove City Council



Wellsbourne - Housing Study



Internal design of typical apartments The flat plans have been developed in line with the housing standards required in the brief.

1 bed apartment • A central entrance point with a store and bathroom off the hall • The recessed balcony, which meets the need for private amenity space as set out in standards forms the front of the living and dining area •

One bed flats are located in Building B, some are single aspect, facing West or East, and some on the corners of building enjoy dual aspect.

1 bed apartment

2 bed apartment • The entrance to the 2bed flat is from the central staircase. •

There are 2 double bedrooms with the associated storage and desk space as defined in the Housing Quality Indicators.

• There is one main kitchen / dining and living area which opens out to the south to a generous terrace.

2 bed apartment 28th October 2013

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Brighton and Hove City Council

Wellsbourne - Housing Study 3 bed apartment • The typical 3 bedroom flat plan layout enjoys dual aspect. • The main entrance is at one end of the plan and has a store off the hall. • The recessed balcony is designed to relate to the main living area.

3 bed apartment

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Brighton and Hove City Council

Wellsbourne - Housing Study Approach to the elevations The buildings have been designed as a pair of pavilion buildings connecting with the new hub of community buildings and allowing views through to the wider landscape of the valley. The approach to the elevations is informed by the internal layout of the building, the relationship to the context, the requirement to meet code level 4 and the budget. The elevations have a horizontal emphasis in keeping with their overall proportions and is split into 2/3rds vertical timber cladding at the higher levels and one third brick at the ground floor. The corners of the plans are cut away with recessed balconies. The internal linings to these deep reveals could be rendered to add colour to the elevation. The upper floors are dealt with as a continuous timber screen. Movement joints and vents could be dealt with at a horizontal joint at the second floor slab. Windows would be metal windows with a timber inner skin, capable of being cleaned from the inside.

124

Twenty Tottenham Street London W1T 4RFT +44 (0)20 7323 5737 [email protected] Job ref: 1725 125

7-9 Frederick Street

¯ Legend

Scale 1:500

© Crown Copyright. All rights reserved. Licence: 100020999, Brighton & Hove City Council. 2014.Cities Revealed © 2007.

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Agenda Item 43

HOUSING COMMITTEE

Brighton & Hove City Council

Subject:

New Homes for Neighbourhoods – development of new homes on Housing Revenue Account land

Date of Meeting:

12 November 2014

Report of: Contact Officer:

Geoff Raw, Executive Director, Environment, Development & Housing Name:

Sam Smith

Email:

[email protected]

Ward(s) affected:

Tel:

291383

All

FOR GENERAL RELEASE 1.

SUMMARY AND POLICY CONTEXT:

1.1

The Estate Regeneration team has continued to explore opportunities to build much needed new homes on council land and to commission initial feasibility and design studies for sites which have potential for council residential development.

1.2

The report seeks approval of the rent model and Housing Revenue Account (HRA) subsidy for development of new homes on the larger, western HRA owned car parking site at Ardingly Street, Kemp Town, Brighton following final feasibility study and design. Housing Committee agreed to the final feasibility study, design and development of new council housing on this site through the council’s Sustainable Futures strategic construction partnership at its meeting in April 2014.

2.

RECOMMENDATIONS: That Housing Committee:

2.1

Agree for the HRA owned car park site at Ardingly Street, Kemp Town, Brighton that the proposed design is submitted for planning approval and that an indicative capital budget of £1.1m and borrowing requirement of £0.56 m is included in the 2015/16 Capital Programme to fund this scheme.

2.2

Note that this scheme is based on the rent model set at 80% market rent capped at LHA rate.

2.3

Approve the estimated levels of subsidy required from the HRA if the rents are set at 80% market rent capped at LHA rate and delegate authority to the Executive Director of Environment, Development and Housing and the Executive Director of Finance and Resources in consultation with the Estate

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Regeneration Member Board to agree reasonable amendments to that subsidy if changes arise.

3.

RELEVANT BACKGROUND INFORMATION/CHRONOLOGY OF KEY EVENTS: Background

3.1

Building new homes on council land is a council priority and essential if City Plan housing targets are to be met and the city’s ‘housing crisis’ tackled. The council’s New Homes for Neighbourhoods programme is looking at vacant land and infill sites to develop new homes across the city in order to meet City Plan targets and housing need.

3.2

At its meeting in April 2014 Housing Committee agreed that the Estate Regeneration team in conjunction with the council’s Sustainable Futures strategic construction partnership undertake final feasibility studies, design and development of new council housing for the larger, western car parking site at Ardingly Street, Kemp Town, Brighton.

Tenure mix and rent levels 3.3

Housing Committee unanimously agreed at its meeting on 6 March 2013 that a range of funding, rent and home ownership options should be provided in new housing to be developed under the Estate Regeneration Programme in order to ensure that development is viable and to increase the number of new homes the Estate Regeneration Programme can deliver. The report indicated the level of Affordable Rents and the impact these higher rents would have on the number of homes the HRA could develop.

3.4

Although recognising the need to consider a range of rent levels for new homes and build mixed tenure developments to maximise numbers, members of Housing Committee also expressed concern about the affordability of ‘Affordable Rents’ if based on 80% of the market rent in Brighton & Hove. However, the council’s Tenancy Strategy, also approved at the March 2013 Housing Committee meeting, seeks to make sure that Affordable Rent homes remain affordable and do not encourage long term benefit dependency. It states the council would expect Affordable Rents to be set at the lower of either 80% market rent level or the Local Housing Allowance (LHA) limit. It was agreed that rent models and tenure mixes for individual schemes would be presented to Housing Committee and that Affordable Rents should be capped at Local Housing Allowance levels of Housing Benefit in accordance with the Tenancy Strategy.

3.5

In approving final schemes for new homes on three former garage sites and the former Manor Place Housing Office at its meetings in June and September 2014, Housing Committee agreed that the rent levels for the new homes should be 80% Market Rents capped at Local Housing Allowance (LHA) levels in accordance with this strategy.

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Ardingly Street HRA car parking site 3.6

The detailed design work for this site is now complete and a briefing on the final design, subject to planning permission, is attached in appendix 1. If Housing Committee support this scheme a planning application will be submitted.

3.7

This site comprises 13 car parking spaces on an ‘L’ shaped piece of cleared land next to a three storey public house and two storey terraced houses close to Ardingly Court and St James’s House in Kemp Town. The parking spaces are currently let to local residents and businesses but alternative spaces are available in council housing sites nearby and a smaller adjacent site to the east, unsuitable for new housing development, could be improved to provide further spaces.

3.8

Final design comprises five flats and maisonettes, each with their own balcony or terrace: one ground floor wheelchair accessible 2 bedroom flat, one 2 bedroom 4 person maisonette, two 1 bedroom 2 person flats at first floor level and one 3 bedroom 6 person flat on the second floor with large roof terrace for plants or food growing. Planning advice has continued to be sought through the pre-application planning advice service and responded to.

3.9

Financial modelling on the latest design has been undertaken and the estimate required HRA subsidy is detailed on the table below. The figures include Right to Buy receipts which will be used to fund up to 30% of the development cost. Ardingly Street Rent per week at 80% market rent/LHA rate per week Overview

5 flats

Rent per 1 bed flat

£151

Rent per 2 bed flat

£191

Rent per 3 bed flat

£228

HRA subsidy per home

£44,480

Total HRA subsidy requirement

£222,400

Next Steps 3.10 Final design, construction and development will be undertaken by the council’s in-house architecture and design team and corporate Sustainable Futures strategic construction partnership. Strategic construction partnership 3.11 The partnership was procured under an OJEU procurement process authorised by Policy & Resources Committee on 21st March 2013, following two previously successful construction partnerships. The new partnership started in early 2014 for a contract term of four years and to a value of £60 million. It is delivering

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construction projects from various council client departments as well as Estate Regeneration and is managed by the council’s Property & Design department. 3.12

This development route offers a number of benefits to the New Homes for Neighbourhoods programme. Development will be quicker as the constructor, surveyors and sub-contractors are already procured. Use of in-house architects to work up final design from the initial studies obviates the need for another procurement process and ensures good liaison with the Estate Regeneration team and Housing. Using the partnership will ensure consistency of standards and approach as more schemes are developed. Projects will benefit from the economies of scale and value for money that ensue from being part of a large value established partnership.

3.13

The design team, including the constructor and sub contractors, work with the Estate Regeneration team right from the handover of the initial design and viability studies. This early involvement ensures that final design and construction risks are minimised and that new homes will meet Housing’s requirements. Throughout the design process prices for each element are obtained and reviewed by the team and if necessary the design is amended to ensure that the budget is met.

3.14

The design team, including a member of the Estate Regeneration team, meet every four weeks and work together within the assigned budget to set the Agreed Maximum Price following on from which the Quantity Surveyor will produce a review document for audit purposes which demonstrates that the project has achieved best value. This document benchmarks the square metre (m2) rates against previous partnered and non partnered schemes and also against national construction rates for housing. In addition, an independent partnering advisor is employed and a Core Group meets monthly to oversee the arrangements and takes a strategic view of each scheme, ensuring that key deadlines are met.

3.15 Planning application for Ardingly Street will be submitted after the Housing Committee’s meeting on 12 November, with anticipated key milestones in the table below:

Milestone - Ardingly Street

Target date

Planning Permission gained Start on site Handover

Mar 2015 May 2015 Feb 2016

3.16 Regular updates on progress and costs will be provided to the cross-party Estate Regeneration Member Board.

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4.

COMMUNITY ENGAGEMENT AND CONSULTATION

4.1

A wide range of communication and consultation has taken place with residents and other stakeholders for sites included in the New Homes for Neighbourhoods programme including: • • • • • •

Letters to local residents Drop-in consultation events for local residents Briefings, site visits and updates for ward councillors Presentations and updates at local resident association meetings Presentations to Area Housing Panels Presentations and stand at council tenants’ and leaseholders’ City Assemblies. In addition, information has been made available on the New Homes for Neighbourhoods page on the council’s website and in the council tenants’ and leaseholders’ newsletter Homing In. 4.2

St James’ House & Ardingly Court Community Association has been kept informed and consulted on plans for the Ardingly Street scheme and local ward councillors kept updated. A consultation event for all local residents for the Ardingly Street scheme was held on 12 September 14 and over 300 letters and leaflets were distributed to local homes. Eleven local residents attended the event.

4.3

Comments, support and concerns raised at these events were considered and will be included in the planning application. Some of the positive comments and concerns raised at the events are detailed on the table below:

Resident concern Ardingly Street

Response

Positive comments about the design and improvement of an area that can attract anti-social behaviour (e.g. drug dealing and public urination)

• Comments noted

Positive comments about the need for affordable homes in the Kemp Town area and wider city

• Comments noted

Noise and dust from the planned building works

•

The contractor will work to minimise noise and disruption to residents and register the project with the Considerate Contractors scheme and comply with its requirements

Loss of parking spaces and effect of works on local businesses

•

Look at individual needs of businesses Look at measures to minimise impact of works

•

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•

Sunlight/daylight and overlooking

• •

Antisocial behaviour on existing car parking site

5.

The design of the new homes aims to minimise overlooking and loss of sunlight/daylight Studies will be undertaken and submitted with the planning application Development should improve site security and wider area

FINANCIAL & OTHER IMPLICATIONS: Financial Implications:

5.1

The financial viability modelling sets out to show whether a given scheme can pay for itself by using the new rental stream only (net of management and maintenance costs) over 30 years to pay for the principal and interest on the borrowing required to fund the development. It also assumes that 30% of the development costs are met from retained Right to Buy (RTB) Receipts. If the rental stream and RTB receipts are insufficient to meet the costs, then a subsidy is required by the HRA.

5.2

The viability modelling shows that if all five units are rented at 80% market rent capped at LHA rates, then the HRA would need to make a subsidy of £222,400 or £44,480 per unit. Like other small in-fill sites, this scheme requires a high level of subsidy mainly due to the design constraints of a small site and the fact that fixed costs are shared among fewer units.

5.3

The costs of the planning application can be funded from within the current 2014/15 capital programme and are estimated at £2,310. An indicative capital budget of £1.1 m and borrowing requirement of £0.560 m will be included in the 2015/16 Capital Programme to fund this scheme. Finance Officer Consulted: Monica Brooks

Date: 22nd October 2014

Legal Implications: 5.4

Regard should be given to existing rights and easements discovered in the due diligence process for the site (Article 4 Direction restricting HMO use at Ardingly Street). Lawyer Consulted: Liz Woodley

Date: 29/10/14

Equalities Implications: 5.5

An increase in housing supply will extend opportunities to provide new, well designed homes to local households registered in need. New development provides an opportunity to better meet the needs of particularly vulnerable

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households including those, such as existing elderly residents, who may be under occupying a home that no longer meets their changing needs. Building all homes to Lifetime Homes standard and at least 10% in the New Homes for Neighbourhoods programme to wheelchair standard will meet the needs of residents with mobility needs and wheelchair users. One of the five flats proposed for Ardingly Street is designed for wheelchair users and it is anticipated that the flat will be allocated with sufficient time before scheme completion for the flat to be fitted out to meet the new tenants’ exact requirements before they move in. Sustainability Implications: 5.6

High sustainability standards are important for new homes built by the council and we want to achieve homes that are energy efficient and minimise carbon emissions. New homes will also include features to help support people to live sustainable lifestyles and encourage the development of more sustainable communities.

5.7

The designs are for homes to be built to Code for Sustainable Homes Level 4 which includes high sustainability and energy efficiency standards. The architects have also looked at ways that One Planet Living can be supported and an allowance for that has been included in the estimated scheme construction costs. Crime & Disorder Implications:

5.8

The New Homes for Neighbourhoods Estate Regeneration Programme offers the opportunity to provide new, well-designed homes and link to wider regeneration opportunities, including work to deliver the council’s economic and sustainability objectives. Good urban housing has been shown to influence the rate of crime and disorder and quality of life. New developments are designed to Secure by Design principles to minimise risk of crime.

5.9

Infill sites can attract anti-social behaviour such as that highlighted during the resident consultation for Ardingly Street. Development of these sites can therefore improve neighbourhoods and reduce crime and the fear of crime. Risk and Opportunity Management Implications:

5.10

There are a number of risks and benefits associated with the Estate Regeneration Programme and a risk log is maintained to monitor these and ensure mitigation measures and contingency plans are in place. Public Health Implications:

5.11

There are strong links between improving housing, providing new affordable homes and reducing health inequalities. Energy efficient homes which are easier and cheaper to heat will help support the health of households.

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Corporate / Citywide Implications: 5.12

The Sustainable Futures Partnership is committed to working with the Local Employment Scheme to ensure that work, apprenticeship and training opportunities are provided as part of the development of these sites.

5.13

Each new unit of housing has potential to generate new income for the council by providing New Homes Bonus. The New Homes Bonus (NHB) is paid by government for each new unit of housing or home brought back into use in the city. This is paid annually for six years and is based on Band C Council Tax (currently £1,366.36) plus an additional £350 for each affordable unit.

5.14

Every new unit of housing in the city is potentially a source of additional Council Tax income for the council. This is potentially affected by the following factors: • •

5.15

Single persons get a Council Tax discount of 25% (45% of households in the city are single occupancy) People in receipt of Council Tax benefit will not pay full Council Tax (7-93% depending on income)

New housing has an economic impact in a number of ways: • • • • • •

Homes and Communities Agency analysis estimated every £1 spent on construction creates £2.60 in added economic value Construction jobs – direct and indirect (one new home gives equivalent of one job for 2-3 years) Local supply chain Stable housing enables people to get stable work Mix of tenure needed for mix of skills in labour market Good mixed housing improves ‘place competitiveness’

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SUPPORTING DOCUMENTATION Appendices: 1. Final Design – Ardingly Street Documents in Members’ Rooms None Background Documents New Homes for Neighbourhoods – Estate Regeneration Programme report to Housing Committee 6 March 2013 New Homes for Neighbourhoods – development of new homes on Housing Revenue Account (HRA) land report to Housing Committee 30 April 2014

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Introduction The proposed scheme consists of 5 flats accommodated in one building on an infill site which fronts onto Ardingly Street, High Street and Cavendish Street, Kemptown, Brighton. The 5 flats are a mixture of 1, 2 and 3 bedroom homes, provided in an L-shaped building over 3 storeys. Since Feilden Clagg Bradley Studios carried out the feasibility study, access to a private flat was discovered across the site owned by Brighton & Hove City Council. We have therefore revisited the initial scheme to ensure we do not block the dwelling at No. 2 Cavendish Street. The revised proposal retains the same number of units but the split in unit type has changed. The feasibility study proposed 1 x 1 bed 2 person accessible flat, 2 x 2 bed 4 person maisonettes, 1 x 2 bed 3 person flat and a 3 bed 6 person flat. The new scheme proposes 1 x 2 bed 4 person accessible flat, 1 x 2 bed 4 person maisonette, 2 x 1 bed 2 person flats and a 3 bed 6 person flat. Space standards within the flats have ben carefully reviewed. All the units are in line with Brighton & Hove Affordable Housing Policy as a minimum, and in most cases the homes are larger than this minimum, in line with the London Design Guide as it would be difficult to achieve Lifetime Homes Design Guide requirements if floor areas were reduced. The building is being designed to Code Level 4, and aspires to the One Planet Living Standards.

View from Cavendish Street

View from Ardingly Street

View from High Street

Existing Site

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Site

North West View of Proposed Building

Site Context The existing car park site sits directly north of the East Cliff Conservation Area. It is surrounded by a mix of housing, retail and public houses, adjacent a three storey pub on High Street and a two storey terraced house on Cavendish Street. Immediately to the north across Ardingly Street is a four storey housing development built in the 1960s, located beyond a single storey Health Centre which immediately fronts onto Ardingly Street.

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Massing in Context

South West View The massing of the proposed building relates to the immediate and wider context. The main body of the building to the north of the site is three storeys in height and relates to the three storey public house adjacent on High Street. The proposed flat roof steps down slightly over the staircore, softening the junction between the two buildings. To the south west, the building steps down to two storeys in direct relation to the terraced housing adjacent on Cavendish Street. The perceived mass of the building is broken down by the careful palette of materials and the recesses which articulate the façade providing entrances and balconies, both of which serve to enliven the elevation.

North View

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Internal Layout Due to the nature of the site, and the density of the scheme, there are no typical units. The type and size of units on each floor varies in order to achieve the maximum number of units on the site. The two flats on the ground floor are accessed directly from the street, whilst the three flats on the upper floors are accessed via a communal staircase which has its entrance on High Street. A shared cycle store is accessed from Cavendish Street.

Building line pulled back at ground floor level to retain existing dwelling access

Ground Floor Plan in Context

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Internal Design of Flats One Bed Two Person Wheelchair Accessible Flat – 75m2 The wheelchair accessible two bed flat is currently being reviewed by the council’s Housing Adaptations Service to ensure the 75m² floor area and layout is in line with their requirements. This flat is accessed via its own entrance direct from Cavendish Street. The flat is dual aspect and enjoys a private external amenity space which also fronts onto Cavendish Street.

One Bed 2 Person Accessible Flat

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS Internal Design of Flats Two Bed Four Person Maisonette – 81m2 This flat is accessed via its own entrance direct from High Street. The flat is dual aspect and enjoys a private balcony also with dual aspect.

Two Bed Maisonette – Ground Floor

Two Bed Maisonette – First Floor

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Brighton & Hove City Council

Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Internal Design of Flats One Bed Two Person Flat – 48m2 (below) This flat is accessed via the communal staircase. The flat is dual aspect and enjoys a private balcony also with dual aspect, accessed from the open plan kitchen / dining / living space.

One Bed Two Person Flat

One Bed Two Person Flat – 53m2 (right) This flat is accessed via the communal staircase. The flat is dual aspect and enjoys a private balcony accessed from the open plan kitchen / dining / living space. One Bed Two Person Flat

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Internal Design of Flats Three Bed Six Person Flat This flat is accessed via the communal staircase. This flat is unusual in that it is quadruple aspect. It enjoys a recessed balcony to the north from the living room and roof terrace to the south from the kitchen / diner creating an attractive family home.

Three Bed Six Person Flat

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Public Consultation A public consultation was held at Dorset Gardens Methodist Church on Friday 12th September. A small number of local residents from Ardingly Court raised concerns over loss of light since Ardingly Court is located almost due north of the proposed development site. We were able to demonstrate through the 3D model that even during winter months when the sun is lowest in the sky, the proposed building does not cast a shadow over Ardingly Court. The daylight and sunlight study carried out as part of FCB’s feasibility study further confirms this.

South East view of the proposed building in mid Winter, midday Concerns were also raised over loss of parking, in particular reference to local businesses. We are liaising with Highways to ensure that the proposal has no negative impact on businesses during the course of the build and beyond. This will include a temporary parking bay suspension and the possibility of a permanent solution / loading bay. All parking lessees will be offered an alternative parking space close by.

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Brighton & Hove City Council Housing Committee Briefing November 2014 ARDINGLY STREET BN2 1SS

Brighton & Hove City Council

Materiality The proposed building and palette of materials has been carefully considered in the context of both the East Cliff Conservation Area and the surrounding buildings. A combination of brick and render has been selected to minimise the mass of the building. The rendered upper storeys are very much in keeping with the rendered buildings along St James’s Street within the Conservation Area. The brick plinth at ground floor serves to create a dialogue with the predominantly brick faced buildings opposite the site itself, and to replicate the ground floor plinth which is created by the varying shops, restaurants and bars along St James’s Street which add variance and life to the street scene.

High Street View from St James’s Street

Cavendish Street View from St James’s Street

View West along Ardingly Street

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HOUSING COMMITTEE

Agenda Item 44 Brighton & Hove City Council

Subject:

Response to Scrutiny Panel on Homelessness

Date of Meeting:

12 November 2014

Report of:

Geoff Raw Executive Director Environment, Development &Housing.

Contact Officer: Name:

James Crane

Email: Ward(s) affected:

Tel: 29-3316

[email protected] All

FOR GENERAL RELEASE/NOT FOR PUBLICATION

1.

PURPOSE OF REPORT AND POLICY CONTEXT

1.1

The Scrutiny Panel on Homelessness was set up in January 2013 to look at and highlight the issues of Homelessness in the City in light of increased levels of homeless including the number of accepted households in temporary accommodation (statutory homeless) and rising numbers of rough sleepers. It set out to look at the provision of services across the city and to see if all that could be done was being carried out by services across the city and to make recommendations on what it feels needs to be done in relation to this increasing problem.

1.2

The Members on the cross party Panel were Councillors Andrew Wealls (Chair), Alan Robins and Ollie Sykes. The Panel took evidence from a range of Council departments, other statutory bodies and a number of community and voluntary organisations including Housing, Adult Social Care, Sussex Partnership NHS Foundation Trust, Community Safety Partnership, Friends First, Sanctuary Support Living, Off the Fence, CRI, Shore, Homeless Link and importantly Homeless Service Users.

1.3

The Council’s Health & Wellbeing Overview & Scrutiny Committee of 4th February 2014 agreed and endorsed the scrutiny panel report without any amendments. Contained within the Homelessness Scrutiny Panel Report 2014 were 17 recommendations.

1.4

This report sets out all the Recommendations in Appendix 1 and notes the progress Housing have made against their areas. . (Appendix 1)

2.

RECOMMENDATIONS:

2.1

That committee notes the progress made against the Recommendations by Housing. .

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3.

CONTEXT/ BACKGROUND INFORMATION

3.1

The Homelessness Scrutiny Panel was established in January 2013 in response to the growing number of people housed in temporary accommodation by the City Council and the rising numbers of people that are found to be sleeping rough of the streets of Brighton & Hove over the past four years.

3.2

The panel took evidence from a range of Council departments, other statutory, voluntary and charity sector organisations, both funded and non funded. In addition the panel listened to the voices of people who had had experience of homelessness themselves. The panel noted the complexity of the issues that face the city from those that may need some advice to resolve their housing situation to others that can face sleeping rough through either being unable to find accommodation or those that, for various reasons are unable to accept accommodation.

3.3

After taking evidence from a rage of professionals and service users the Scrutiny Panel produced a report with 16 recommendations. These recommendations cover a range of topics many of which have been incorporated into the development of the Council’s Homelessness Strategy 2014. Appendix one contains the recommendation and progress against each of them since the report was accepted by the Health and Wellbeing Overview and Scrutiny Committee in February 2014.

4.

ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS

4.1

This report gives consideration to each of the 17 recommendations contained in the Homelessness Scrutiny Panel report. This report was accepted in its entirety by the Health and Wellbeing Overview and Scrutiny Committee on the 14 February 2014.

4.2

The report highlights many of the areas that have been of concern and a matter of action in the City over a number of years. The report notes the complexity and the growing need of different groups within the city. These groups all feature within the Homelessness Strategy 2014.

5.

COMMUNITY ENGAGEMENT & CONSULTATION

5.1

There has been no community engagement or consultation carried out in relation to the preparation of this report. The reason that no engagement or consultation was deemed necessary is that this was carried out in the development of the Council’s Homelessness Strategy 2014 and further engagement and consultation has been undertaken in developing the commissioning strategies of youth and older people’s housing and housing related support.

6.

CONCLUSION

6.1

The Homelessness Strategy was agreed in June 2014 by the Housing Committee. Many of the issues that have been raised by the Overview & Scrutiny Committee into Homelessness are now embedded within this strategy. This strategy is owned by the Strategic Housing Partnership and monitored by the

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Housing Committee on an annual basis and this will ensure that the recommendations can be monitored as part of this governance process.

7.

7.1

7.2

FINANCIAL & OTHER IMPLICATIONS: Financial Implications: The cost of the recommendations required within appendix 1 will be met from existing Housing General Fund revenue budgets, subject to future budget provision Several of the 17 recommendations by the scrutiny panel are embedded within current strategies and the financial implications have been reported through these separate reports to committee. Finance Officer Consulted:

Neil Smith

Date: 31/10/14

Legal Implications: 7.3

The Overview and Scrutiny Terms of Reference and Procedure Rules require Scrutiny Panel reports to be considered by the relevant Policy Committee. As the body charged with discharging the council’s homelessness functions, Housing Committee is the relevant Policy Committee. Lawyer Consulted: Liz Woodley

Date: 23.09.14

Equalities Implications: 7.4

None Sustainability Implications:

7.5

None Any Other Significant Implications:

7.6

None

SUPPORTING DOCUMENTATION Appendices: 1. Response to the 16 Homelessness Scrutiny Panel Recommendations

Documents in Members’ Rooms 1. None

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Background Documents 1. Report of Homelessness Scrutiny Panel February 2014

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HOUSING COMMITTEE

Agenda Item 44 Brighton & Hove City Council

Appendix 1 – Response to the 17 Homelessness Scrutiny Panel Recommendations No 1

153

2

Recommendation Given the significance of homeless people in terms of city health inequalities, we welcome the fact that the Health & Wellbeing Board is taking an active interest in the health and social care needs of this group. We are very interested in the progression of this work, and request that the HWB’s plans for homeless healthcare be presented to the HWOSC for comment within the next 12 months.

Response Recommendation accepted

A senior BHCC officer should be appointed as ‘homelessness services integration champion’ across statutory services and other sectors.

Sylvia Peckham, Head of Temporary The Council provides a range of services across the City Accommodation. for both statutory and non statutory homelessness. Due HOUSING to the complex nature of homelessness there are a number of officers at senior levels who already have responsibilities to ensure that the services provided are

Homeless health has been adopted as a key element of the Brighton and Hove Better Care Plan. A Homeless Integrated Health and Care Board has been established to improve the health and wellbeing of homeless people by providing integrated and responsive services that place people at the centre of their own care, promote independence and support them to fulfil their potential. An extended multidisciplinary team approach will be implemented. The Board is also overseeing the delivery of projects currently in place including the newly established hostel nursing team and Pathway Plus (focusing on hospital discharge and A&E attendances). A stakeholder event took place in July 2014 and a user involvement work-stream has been established. In line with the Better Care timetable the full model will be introduced in April 2016. An update for the HWOSC can be presented in early 2015. Recommendation for Decision

Reporting or lead officer Alasdair Hill – Public Health

those that meet the needs of homeless people.

3

4

The council needs to take action to diversify its ‘stock’ of hostel accommodation, seeking to spread hostels more evenly across the city, and to offer a range of accommodation options in terms of hostel size and the level of support on offer.

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We need a more diverse range of supported accommodation available to house single homeless people, particularly those with very complex needs. Whilst this is clearly not going to happen overnight, we would welcome a commitment to move to a model of greater diversity coupled with at least some practical action in the short term.

There is no single officer post in existence that covers the whole homelessness agenda. Recommendation accepted

Narinder Sundar , Head of Housing Support HOUSING, (now ASC)

In Autumn 2014 the Council is embarking on a review of its Integrated Support Pathway services, including hostels, which will inform future commissioning from April 2015 onwards. The review will consider the O&S Report and the Single Homelessness Needs Analysis published in 2013 as well as the recently published Homelessness Strategy 2014-19, feedback from partner organisations and from commissioners of Housing, Adult Social Care and Health services. Recommendation accepted Narinder Sundar, Head of Housing Support The Council continues to review services to ensure that HOUSING, (now they meet the needs of homeless people. Recent ASC) developments include the complex needs project looking at single homeless people who, for one reason or another are unable to reside in hostels. This project looks to provide a self contained property with high levels of support as an alternative. Recent developments in young people’s services have seen a new service commissioned to provide accommodation for young men with high needs in the City. This project is currently at the tendering stage. Brighton Housing Trust were successful in obtaining Big Lottery Funds for the City(Name of Project) to look at service models in the City with a view to seeing what

5

6 155

7

8

The council needs to produce a clear map of statutory and nonstatutory homelessness services across the city and make it available via the its website.

Homeless pathways should be revised to allow clients to move directly into band 3 support when it is clear that there is no realistic possibility of them progressing successfully through band 2 support New and refreshed BHCC housing strategies must explicitly address the housing needs of victims of domestic violence.

Training for housing staff dealing

works and what does not work for this client group. The City Council is a key partner in this project. Recommendation accepted The Council is in the process of refreshing the Homelessness pages on the Council’s Website. A Mapping exercise is underway looking at all services that are available for those that are in danger of losing their homes or who have become homeless. The Housing Options service is in the final stage of producing “Options On-line” this service will carryout an assessment on a persons circumstances and offer an individual action plan to enable them to take appropriate action and obtain the support they require. Recommendation accepted This is being considered as part of the Integrated Support Pathway review along with other modifications to the model which will be intended to create greater flexibility and better outcomes for service users. Recommendation accepted The New Homeless Strategy 2014- 2019 was agreed by the Housing Committee in June 2014. This strategy was based on the review of homelessness in the City from 2007-2012. Domestic Violence and non Violent breakdown of relationships still feature as one of the main causes of homelessness in the City. For this particular reason Victims of Domestic Violence are considered to be a Priority Group within the new homelessness strategy. Recommendation accepted

Sylvia Peckham, Head of Temporary Accommodation, HOUSING

Narinder Sundar, Head of Housing Support, HOUSING, (now ASC)

Sylvia Peckham, Head of Temporary Accommodation. HOUSING

Sylvia Peckham, Head of

with homeless applications must explicitly include information on domestic violence

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9

New and refreshed BHCC housing strategies must explicitly address the housing needs of LGBT people.

10

Training for housing staff dealing with homeless applications must explicitly include information on LGBT needs.

11

Relevant new and refreshed homelessness strategies (e.g. the Joint Commissioning Strategy for Young people) should explicitly address need with regard to:

Temporary Accommodation Housing staff routinely have supervision sessions with HOUSING their line managers and this includes Performance Development Plans(PDP) Part of the PDP process is to identify the training needs of staff. These needs feed into the Training Plans for each service area. Courses are provided as part of the Council’s membership of the BEST &NHSS training programmes to ensure that staff are provided with the relevant skills to deal with cases of Domestic Violence. Recommendation accepted Sylvia Peckham, Head of Temporary The City has one of the largest concentrations of LGBT Accommodation communities in the country. Homelessness is a HOUSING significant issue for the LGBT community and therefore this group is considered to be one of the cities Priority Groups within the new homelessness strategy. Recommendation accepted Sylvia Peckham, Head of temporary Training needs which encompass skills to understand Accommodation HOUSING the needs of the LGBT community are regularly reviewed and updated.. This action overlaps with the work of the Trans Scrutiny Panel with similar recommendations specifically geared to those working with the Trans community. Work is being carried out corporately to deal with Trans awareness across the Council. Recommendation accepted In the Autumn of 2013, the Joint Commissioning Strategy with Children’s Services for young people was approved. One of the key outcomes from this strategy

Narinder Sundar, Head of Housing Support HOUSING (now ASC)

services for young people with high support needs; ensuring that there is sufficient specialised housing to support young people; the need to deliver ‘holistic’ support to young people (i.e. helping make young people workready at the same time as housing them)

was the development of a ‘positive transitions’ pathway for young people. In April 2014 the new Young People’s Accommodation and Support pathway was launched. This included action on designing the future shape of services to meet the needs of young people and to provide value for money. We are still working through some of the changes, which are may be linked to other areas of the council, but in order to meet the needs of high need young people we have successfully tendered Barnardo’s to provide a supported lodgings service, and we are in the process of tendering a small accommodation based service for high need young males.

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With regards to ensuring there is sufficient specialist housing we are looking at the services with the intention of remodelling of re-commissioning services to ensure they meet the needs of young people and provide value for money, and provide as much accommodation with support as possible within the constrains of the resources available. The ‘positive transitions pathway’ model is a national good practice model which the Department of Communities and Local Government are promoting local authorities to use in developing their responses to young people with Housing and Support needs. This pathway emphasises ‘positive transitions to adulthood’, which requires an integrated approach from agencies in terms of young people achieving in education, economic independence, being healthy, having positive relationships and being involved in meaningful and

12

158

The Council should consider lobbying central Government (on the issue of people who are receiving employability training being required to attend the Job Centre to sign-on), reflecting the concerns of local voluntary sector providers that the rules dictating the ability of Jobcentre + to relax its signing-on requirements are still too inflexible.

enjoyable activities. The Young people’s accommodation and Support pathway in Brighton and Hove have adopted this model with a requirement that agencies work to meet these needs in young people as well as their housing needs, and measure this by using appropriate tools such as the outcomes star. Recommendation accepted Following on from a regional event set up by DWP/Homeless Link in June, the Work and Learning working Group have set up a Task and Finish Group with the Sussex and Surrey DWP Social Justice Partnership Manager and Work Programme providers to improve outcomes for homeless ESA and JSA claimants • DWP Easement Rules for Homeless people • Upcoming changes to signing on procedures eg online • DWP/Homeless Services Brighton & Hove/ Pilot August-Sept 2014/Proposed Phased rollout October 2014 onwards. Identifying “vulnerable” ESA/JSA claimants on the DWP local market system in order to give flexibility in the work related activity regime Flagged on system – trigger for JCP Work Coaches/Work Programme Providers to contact named support worker prior to any sanction decision for non-engagement in work related activity Work related activity undertaken with homeless providers included in claimant commitment (JSA)and Work Related Action Plan (ESA) as part of agreed work related activity requirements.

Narinder Sundar, Head of Housing Support HOUSING

-

Homeless/Social Justice Champions at both Job Centres Consent forms a) Named support worker contacts for homeless clients to be contacted if any issues – b) authorises the named worker to speak on client’s behalf c) Outlines issues/barriers for the client

13

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New or refreshed homelessness strategies should explicitly address the issue of working with private landlords to maximise the supply of private rented accommodation accessible to homeless people.

Recommendation accepted The Council currently works with the private rented sector to provide housing solutions to meet the needs of individuals in the City. The Council has adopted a prevention approach to assist those in difficulty with their housing to sustain tenancies wherever possible. Where tenancy sustainment is not possible the Council works to find alternative housing solutions many of which are in the private rented sector. The Council makes maximum use of Discretionary Housing Payments (DHP) to assist people to move into the private sector. The Council also operates a Deposit Guarantee Scheme, working with private landlords to supply accommodation by issuing a damage bond for up to six weeks rent. This enables those that we would otherwise have a statutory housing duty towards, to move into the Private sector both in the City and beyond. The Council continues to work with Private landlords and agents in the City to provide temporary housing

Sylvia Peckham, Head of Temporary Accommodation HOUSING

solutions via it’s long term leasing scheme. In addition we are in the process of a procuring short and long term accommodation that will be managed on our behalf through Framework Agreements.

14

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The council should explore what can be done to maintain people’s tenancies should they be imprisoned for a short period of time. The aim should be to minimise the number of people with a local housing connection being made homeless as a result of imprisonment

In partnership with Brighton and Hove Seaside Community Homes we have refurbished and brought into management over 400 flats and houses for use by homeless households that we have a duty towards, with the remaining properties to bring the total to 499 to be delivered by the end of 2015. These properties are procured with rents at the Local Housing Allowance so. Recommendation accepted We have continued to work with offenders with a local housing connection who are in HMP Lewes and are on remand or sentenced to less than 12 months. This work is carried by our Housing Options Officer, Offender Pathway post under the Prevention of Offender Accommodation Loss project. The post holder works to both maintain people’s tenancies where possible, through negotiation with landlords, housing benefit department and DWP. These tenancies may be in supported accommodation, private rented sector or social housing. Work is done to ensure that placements in supported accommodation are maintained for prisoners on remand / in custody. Support needs are common amongst this cohort, and are often best met in supported accommodation. Maintaining these placements allows not only for the bricks and mortar of accommodation to be maintained, but also that support to address need and reduce the potential for future re-offending remains

Sylvia Peckham, Head of Temporary Accommodation HOUSING

in place.

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Of note in the recommendation is that it is questioned whether social housing tenants are able to resume their tenancies when released. Those on remand can claim housing benefit for up to 52 weeks, and those on short term sentences can claim for up to 13 weeks. This enables a certain amount of flexibility in negotiation with social landlords to ensure that tenancies are kept open where possible. Further of note is that social tenants can nominate a caretaker to their property while in custody, either on short or long term sentences. Throughout the 5 and half years of its existence the Offender Pathway post has worked with prisoners and social landlords to facilitate caretaker arrangements. This post also works towards finding accommodation for prisoners who were homeless on reception to HMP Lewes. Much of this side of the work is focused on referral to supported accommodation. However, we also assist ex-offenders to access private sector accommodation via a deposit guarantee.. In the year to date we have sustained 14 tenancies across tenure types and ensured that new accommodation is available on release for 5 individuals.. In addition to this , since June, we have begun working closely with the Inspire Project / Women’s Centre to offer advice and, where appropriate, assistance to female prisoners with a local housing connection. We have a named officer who runs a drop-in service at the

Women’s Centre once a month and who is also available to take referrals from staff at the Women’s Centre on behalf of prisoners in the most local women’s prison, HMP Bronzefield. Again, we aim to sustain tenancies where possible or make referrals to local supported accommodation providers. Alongside the Women’s Centre and Children’s Services we also plan to identify women whose children are in local authority care due to their offending. The plan is to reunite these families, and our role will be to look at identifying suitable accommodation for these women both while work is done to address their offending issues and assess suitability for children to return to their care and once the family has been reunited. 162

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16

New and refreshed homelessness strategies must explicitly recognise that social care and housing increasingly need to work in an integrated manner, and should establish structures to enable this New and refreshed homelessness strategies should specifically address the support/advice needs of those who have been deemed ineligible for statutory housing support, recognising that this is a significant group of people, many

At present this work is dependent on The Women’s Centre recruiting a member of staff to take this work forward. Recommendation accepted See recommendation 1 above.

Recommendation accepted The Homelessness Strategy acknowledges the wider impact of homelessness in the City and includes those to whom the Council does not have a statutory duty to accommodate, The Council is obliged to provide advice on prevention of homelessness to all persons in its area

Sylvia Peckham, Head of Temporary Accommodation HOUSING

Sylvia Peckham, Head of Temporary Accommodation HOUSING

of whom have genuine support needs

17

The OSC should monitor the implementation of agreed panel recommendations on an annual basis until the committee is satisfied that all recommendations have been implemented

free of charge, The Council’s Housing Options team includes Advice and Assessment officers who discharge this duty. In addition to this the council has a number of partners in the voluntary sector who also give advice and assistance including Downslink YMCA and BHT. Recommendation accepted OSC As part of the part of the homelessness strategy the Housing Committee will receive an annual update report of the activities of the Council and its partners of the progress of meeting the aims and objectives in the area of homelessness. This will include an up date of the recommendations of the Homelessness Scrutiny Panel.

163

Crime & Disorder Implications: 1.1

None Risk and Opportunity Management Implications:

1.2

None Public Health Implications:

. 1.3

None Corporate / Citywide Implications:

1.4

None