Our Development Strategy 2019-2029 Building homes and communities for our residents to thrive

INSPIRING SOCIAL CHANGE Station Avenue, New Earswick, 1913 Foreword Contents Welcome to our 10 year Foreword 3 development strategy for Joseph Rowntree Housing Trust (JRHT). About us 4 When I created this development strategy, JRHT supports its communities 5 I began by going back to our roots where it all began with Joseph Rowntree, a visionary Our successes in 2018-19 6 businessman and social reformer. He built the garden village of New Earswick in Providing decent and affordable for people on low incomes including his staff homes within communities 8 who worked in his factory, giving them access to decent homes at genuinely affordable rents. Spotlight on Derwenthorpe 9 He was committed to understanding the causes of poverty and disadvantage in order Spotlight on New Lodge 10 to create a better society. Poverty means not being able to heat your home, pay your Affordable and decent homes rent, or buy the essentials for your children. It are in demand nationally 11 means waking up every day facing insecurity, uncertainty, and impossible decisions about Surrounding areas near York 13 money. It means facing marginalisation – New Earswick and even discrimination – because of your Our focus 14 financial circumstances. In 1901 Joseph bought 123 acres at New Earswick, bordering the factory site but further from the city centre. Joseph Rowntree in 1868 To this day, JRHT still continues to promote Our priorities 15 Though York did not have a major slum problem there was Joseph Rowntree’s legacy and we are still substantial housing of such poor quality that it would rapidly actively tackling poverty. A vital part of our deteriorate into a future slum, and Joseph was anxious to Our approach 16 demonstrate that well-built houses within the means of men approach to tackling poverty is to build earning 25 shillings a week could be an economic proposition. genuinely affordable homes. We have It was intended as a social experiment rather than as primarily committed to delivering 1000 new decent for the firm’s employees. By 1904 there were 30 houses, by 1954 nearly 500 three-bedroomed, with 40 somewhat and affordable homes in the next 10 years, larger and 90 smaller cottages or flats for single people. this will make a significant contribution to the To oversee and fund the creation of New Earswick, Joseph affordability crisis both locally and nationally. Rowntree set up a Trust in 1904. Its priority was to create a community of improved dwellings, with sufficient facilities to encourage residents in living full and healthy lives. From the beginning, New Earswick was regarded as experimental. Designs pioneered there were used in the later Parker and Unwin ‘Garden Communities’ in Hampstead Garden Suburb and in Hertfordshire. Joel Owen House rents were fixed so that they would be within the Deputy Director, Development means of working people while at the same time bringing in a and Asset Management modest commercial return on the capital invested. Tenancies Email: [email protected] in the village were not restricted to Rowntree employees but were open to anyone who worked with their hands or their Telephone: 0800 5870211 minds. (during office hours Monday-Friday 8am-5pm) Source: www.rowntreesociety.org.uk

2 3 About us... JRHT supports its communities with: Joseph Rowntree Housing Trust (JRHT) is a registered We have a set of values which is what makes us unique as social housing and care provider. We have properties in an organisation. They show what we care about, help us York, Scarborough, Hartlepool and outlying towns and make decisions, and inform how we behave. villages. We are regulated by the Regulator of Social 2,528 homes Our values sit at the heart of everything we do. Housing and the Care Quality Commission. Our vision is to help achieve a prosperous, poverty free UK. To do this, we have a framework of outcomes which SPORTS will enable us to measure the real difference that we want to see for individuals and communities. Our mission is to build and develop strong, empowered communities without poverty or isolation. 1,207 611 263 FIELDS are general needs are low cost home properties JRHT manages a broad range of accommodation. This More people are More people are shaping homes let at social ownership – shared providing rented includes 2,500 homes across a range of tenures for independent and well our communities housing rents. ownership (462 units) housing for older residents with varying levels of housing, care and support or leasehold schemes people mainly in needs. (154 units) some of extra care and which are general needs, sheltered schemes. schools some sheltered and 2 some extra care.

More people can More people live in a A nature improve their prospects decent, affordable home The Folk Hall – the hub of the community in New Earswick where a major refurbishment project reserve began in 2017.

farm + 240 acres A public park and of farmland recreation 1 5areas 13 shops Allotments

Explore Pop up cafe 4 care Library in the park homes Post Multi use 1Office games area Little Rowans A Super Sustainable Centre childcare facility at Derwenthorpe

4 5 Our successes in 2018-19 Our homes In Derwenthorpe, we have built...

55 + 6 + 40 new decent and affordable further homes to homes have received homes within a new community be completed in planning approval. in Derwenthorpe, York. 2019.

As part of the New Lodge development, we will build

a state of the art new decent care facility for 38 and affordable Further 67 1 and 2 bed apartments apartments to be for over 55s in 2019. built by 2021. 46 The Folk Hall residents. Each year, we re-invest money back into our communities. In 2018, we re-invested over £3.4million. Shaping our communities In 2018, we completed the refurbishment for The Folk Hall. This has created a community Supporting regular activities and community groups which are open for everyone. hub within the garden village of New Earswick in York. The Folk Hall

Attracts approx. Over

175,000 35 Transport Employability Financial advice visits each year different regular activities (connecting people – CV and and support and groups to get involved in with activities) interview skills each month Funding

In 2018, we generated over £540,000 from sales and management of existing homes and businesses, Changing Places Access for All Post Office Explore Library Café this money was used to help us build more affordable homes.

6 7 Providing decent and affordable homes within communities

We manage over 2,500 homes, half of which are located Percentage of properties we in the village of New Earswick, York. The rest are spread across the North, including York, Scarborough, Beverley, manage by location Leeds and Hartlepool. 2% 3% 1% Our homes cater for everyone and we provide homes 1% to single people, couples, families with children and older 7% people. This includes sheltered and retirement living schemes with extra care services. 9% We act as landlord to residents renting our properties and managing agent to our partner organisations. We invest in and support communities to enhance the lives of Case Study: Creating a new vibrant those living in them. community with decent, affordable We support people to buy their own homes through shared ownership and affordable full ownership. homes and community facilities We already operate in key communities within 77% Spotlight on: Derwenthorpe is a new urban extension of and the North East and we are committed in continuing approximately 500 homes on the outskirts of York, this. Our primary focus for building new homes and , that is being developed and managed communities will be locations situated within York and the Derwenthorpe, by the Joseph Rowntree Housing Trust (JRHT), surrounding areas such as Leeds and Selby. and built by David Wilson Homes. It is a mixed York community of social housing, shared ownership and By concentrating on these key locations, we can: 1961 properties 49 properties owner occupation, and aims to create a socially and • Ensure we deliver consistent high-quality services to all York Hartlepool Leeds environmentally sustainable community ‘fit for the residents 242 properties 64 properties An inclusive and diverse community of homes 21st century’. Derwenthorpe offers a wide range • Enhance our existing partnerships to provide greater which have been specially designed for of ‘interventions’ intended to enable and encourage opportunities for our residents Scarborough Other residents to live sustainably. 186 properties 24 properties sustainable living. • Provide greater opportunities for residents The majority of Derwenthorpe residents (90%) were Beverley We have already successfully created a new community satisfied with their homes, with residents more likely • Continue to work and shape our communities to 28 properties in Derwenthorpe which is situated approximately three to be ‘very satisfied’ than the national average. Most ensure that our communities are self-sustaining and miles from the city centre of York. The new community has interviewees were very happy with Derwenthorpe self-governed. provided much needed new decent, and affordable homes as a place to live, particularly enjoying the growing In addition, to managing our current homes and The areas we operate in in the city. It has attractive, affordable, eco-friendly family sense of community homes in a digitally inclusive and mixed-tenure community. communities we are investing in designing and building There was considerable praise for the overall design new homes and communities. All properties are built to Lifetime Homes standards, to of the homes. Residents repeatedly commented Since 2008, we have built a number of new properties Hartlepool enable residents to stay in their homes should they become positively on the space standards, the big windows/ and communities within Yorkshire and the North East. less mobile or physically impaired. There is a shortage of lightness, high ceilings, arrangement of rooms over adapted properties for people with disabilities in York, and the different floors, external appearance of the a major achievement of Derwenthorpe is being able to homes and, for some, the views from their home Number Location Completed allocate and adapt homes for people with disabilities or onto green areas. of houses health conditions. Alder House, New Earswick 2011 6 Scarborough “Joseph Rowntree Housing Trust supported us Derwenthorpe, York 2019 197 to get what we needed... They made the storage Dormary Court, Huntington, York 2011 6 room into a bedroom, they did that as there might be a carer staying... Joseph Rowntree Housing Hartfields, Hartlepool 2009 242 Trust got us in as quickly as possible, fitted the lift Lea Field Court, Huntington, York 2012 10 York as quickly as possible to give a better quality of life. I can’t thank them enough for that, what more can Orchard Court, Market Weighton 2012 7 Market Weighton you ask?” Plaxton Court, Scarborough 2008 69 Leeds Beverley Source: Making a sustainable community: life in JRHT resident, Derwenthorpe Derwenthorpe, York 2012 – 2018 by Deborah 20a Hawthorn Terrace, 2019 1 Quilgars, Alison Dyke, Alison Wallace and Sarah New Earswick West

8 9 Spotlight on: Affordable and decent homes New Lodge, are in demand nationally... New Earswick, York A vibrant community for 162,000 the over 55s in New Earswick, new homes have been built annually in the UK over 1 in 5 York. the past three years, but best estimates suggest that 25-year olds own We have already started to build a new we need around... a house today development in New Earswick in York compared to around called New Lodge, which is planned to Homes built in the Estimated new homes 1 in 2 in 1997 be completed by early 2021.The first past 3 years needed each year phase of development will be completed in 2019. Providing a new care home for 46 residents and 38 new decent and affordable one and two bed apartments for people over 55. 30 SOLD Once completed, New Lodge will provide new homes each is now the 105 apartments and 46 residential care year to address the average age of suites. This development will provide 250,000 housing shortage first time buyers residents with the opportunity to remain within their own homes even if their care needs change. The development will also create an On average, house improved public space and facilities for prices have risen by the community within New Earswick. 476,500 a year homes completed from since 2013 to 2016 7% 1980 7% 19% 716,000 were built by housing associations people estimated to be living in supported housing at a given point in time 1.7% 77,240 households in temporary accommodation in 60% were built by local authorities March 2017 increase since 2011

10 11 and especially in York and surrounding areas

The initial focus of our development strategy is to build Local government on May 2018. The proposed local plan We have worked with key stakeholders to understand what more new, decent and affordable homes in York and the will support our plans to deliver more affordable homes is needed. This will influence our approach to development. surrounding areas. within York. We will consider other areas to build decent and affordable York homes especially in Leeds and Selby. The submitted their local plan to the Secretary of State for Housing, Communities and Leeds Selby In Leeds, the number of households In Selby, the number of households Number of houses being 2018 are projected to grow by around are projected to grow by around built in York averaged 686 per annum 1,650 per year 250 per year 38,500 over the next 20 years* over the next 20 years* for the period 2012 -2017 people over state pension Demand: age predicted increase of 706-898 dwellings per annum to accommodate 22% 4.99 8.52 4.99 8.52 a growth of 31,400 people in York so in 2038 will be years years years years between 2012-2032. 47,200 people.

Source: 2.1 CYC Strategic Housing Market Source: ONS population projections of gross earnings of gross earnings of gross earnings of gross earnings Assessment Update September 2017 to buy a newly built to buy a newly built to buy a newly built to buy a newly built home in 2008˚ home in 2018˚ home in 2008˚ home in 2018˚ *Source: ONS Household Projections for England *Source: ONS Household Projections for England It takes... ˚Source: ONS housing affordability in England ˚Source: ONS housing affordability in England and Wales and Wales

4.70 10.48 years years

of gross earnings to buy a of gross earnings to buy a newly built home in 2008 newly built home in 2018

In York house prices are higher than the average making it less affordable. In 2018, the average house price was £241,318

Source: ONS housing affordability in England and Wales £

12 13 Our focus Our priorities for 2019

To build decent and affordable family On Derwenthorpe We will deliver on our existing developments which homes Performing include: The feedback we have received properties have been sold New Lodge – a vibrant community for the over 55s in from residents and key 72 under shared ownership. New Earswick in York stakeholders has indicated that 2 Building on our existing and 3 bed homes are in demand performance to improve our We will provide 105 new decent and affordable homes in the areas we currently operate ability to leverage growth and to people who are over 55. We will be providing a variety within. “With not enough capital to buy outright, create innovative models to of 1 and 2 bed apartments which are rental or shared deliver our target of 1000 new ownership. There are also 46 residential care suites. We will focus on providing 2 and shared ownership is great for me. With homes in 10 years. Derwenthorpe 3 bed homes. everything under one roof and part of a friendly community, I love my home, it’s We will provide an additional 40 new decent and Creating affordable family homes which will include 2, 3- and To ensure that our residents benefit from so light and airy. I also have the security of 4-bedroom properties. These homes will cater for rental, open spaces and facilities within the on-call help for my health condition if ever I Building new partnerships to shared ownership and private sales. community. need it. What could be better?” maximise both funding and In addition, we will progress with schemes which are in opportunities to deliver more allocated in the Local Plan for City of York Council. We will always consider the affordable homes. relationship between the number JRHT resident of homes, open space provision and facilities when building new New Lodge homes as part of our place To build homes which can cater for people’s based approach to developing changing needs. communities. Investing We want people to be able to stay An additional 100 homes in their homes even if their needs per year for general needs change. “In 1901, Joseph Rowntree built New housing, social rent and We will continue to build homes shared ownership. With 60% Earswick as a garden village, every house to suit changing needs and where of housing being rental and which was built had a garden with a fruit possible provide homes which can the remaining 40% shared be adapted. ownership by offering these tree and enough space to grow vegetables.” two options we can maximise From experience, we know that homes which can be income across our portfolio. “The green space in the village was adapted are in high demand. safeguarded by the Trust Deed of the Village In Derwenthorpe, we already have a number of families Trust. Roads in the village were named with children with disabilities living within the community. Derwenthorpe after trees and houses built of local brick from the nearby brickworks. The Primary School was opened in 1912 by the Minister of Education in recognition of its novel open air design. In 1908 the Folk Hall was completed for use as a community centre.” Source: Rowntree Society

To provide people with opportunities and increase their prospects and aspirations of buying their own home. We will provide shared ownership as an option especially when building 2 or 3 bed properties. SOLD

14 15 Our approach

We will... Deliver quality housing which people can afford and will Effectively manage our existing homes and want to live in communities We will design and develop our homes to a set of We will carefully manage our current homes to ensure we standards so that residents will understand what we are maximise income and reduce risk. By evaluating homes providing. By delivering these standards we can guarantee regularly, we will be able to ensure that our homes are costs which will help us manage our finances and risk. performing well financially. We will manage our homes in line with the asset management strategy which is We will continue to explore different ways of delivering regularly reviewed and adapted (if necessary). our developments to maximise income and the number of homes we can build. We pride ourselves as a landlord who provides affordable Build and maintain effective relationships rents for residents. All our rented properties are social We recognise the importance of building and maintaining rents*, this means that more people can live in a decent effective relationships with government, local authorities and affordable home. We will help our residents to buy and private developers to unlock opportunities for future homes through shared ownership. joint ventures and funding. *Social rents are rents which are lower than so-called We will focus on securing a commercial partnership to government capped target rents which are set at up to assist us with managing the process of selling homes 80% of the market rate. privately. Design all our homes to a high standard We will also work in partnership with the Help To Buy Focus on key markets Agent for North East, . We know that good design matters, and that it can add to the social and economic value of housing. We will focus on delivering new homes within the areas Good design itself is fundamental to place making we know and operate in. We have already created Monitor and manage our finances Continue to embed value for money in everything and key in setting how places work: road layouts successful communities within York. We will explore we do that prioritise pedestrians and cyclical routes that opportunities for developing communities in other areas To grow successfully in the early stages, we need to invest are integrated and sustainable; public spaces that are within Yorkshire including Leeds and Selby. By developing in our existing homes and communities which produce We believe that value for money is part of our culture safe and attractive that promote independence and in these areas, we will be able to maximise opportunities high operating margins. We can support the organisations and is at the centre of all our decision making. We will well-being; and buildings at an appropriate scale and for delivering more decent and affordable homes. journey to move towards a financially sustainable business continue to embed this to ensure that our resources density to support local services and communities. plan by increasing our income and allowing further growth deliver our vision, mission and outcomes. We are open to explore other areas where demand can in care and support services. be demonstrated. To ensure we deliver high quality homes; Effectiveness – are we doing the right things? • We have produced a Standard Specification Invest in our people with our preferred component parts which will We will invest in our people to equip them with the right This is about looking at the impact we have achieved be used be incorporated into the Employers skills and knowledge to deliver successful projects and – what are the outcomes for our residents and Requirements for all schemes we build. development. stakeholders? • We will build to National Prescribed Space We will continue to focus on strengthening our workforce standards to ensure that we have generous and in key areas such as sales, marketing and management of Effiency – are we doing things the right way? functional internal layouts. shared ownership programmes. We will embed a culture of continuous development • We will produce schemes which meet the This measures our productivity – what we do and how principles of Secure by Design. We will continue and always learn from others and share what lessons are we do it. learnt. to promote design and layouts which are delivered safely and take into account public health, crime prevention and community safety. Economy – are we doing things at the right cost? Proactively manage risk • We will review opportunities to adopt modern We recognise that there are always risks when building This is about knowing the costs of an activity and methods of construction where it can increase new homes and communities. The common risks making sure we use our resources wisely to save costs, the performance of the property, reducing are construction costs, contractor management, time or effort. running and maintenance costs achieving our aim procurement and sales. We will proactively manage these of Value For Money (VfM). risks through robust risk registers and matrix as well as robust monitoring. We will regularly monitor risk and • We will continue to be tenure blind. Whether adapt our approach appropriately. we are building for rent, sale or shared ownership there will be no difference in the design and quality of the homes we build.

16 17 We will... Follow a robust governance structure Case Study: Melius homes at Derwenthorpe We understand the importance of having a robust governance structure so that all the decisions we make fit In partnership with housing developers our values and outcomes and ultimately make a difference Melius Homes we built two new homes at to people within our communities. Derwenthorpe in just eight weeks, compared to the more usual six months needed for JRHT Board/Trustees conventional construction. By building the walls, floors and roofs off-site in a factory, these components can be put together very quickly on-site. The homes were up and Development Committee weather tight within just three days, and the rest of the build and the interior features will be in place by the end of eight weeks. JRHT Board The Birch and The Oak are the first off-site The JRHT Board oversees the operations of the Housing homes to be built at Derwenthorpe and Trust. The Board consists of Trustees, independent demonstrate how we’re continuing to innovate members and residents living in JRHT properties. Our with new approaches to design, sustainability and current board members cover experience of, financial technology. management, care, health and housing and general management. In addition, there is the lived experience of “We know that there is a shortage of housing our resident board member. in York. This off-site approach really speeds up The Board structure gives greater focus and accountability the build and means that high-quality homes to JRHT’s affairs. It is close to the usual structure of a can get onto the market much more quickly. housing association. The Board takes responsibility for the For a city like York, where the supply of new oversight of the operational activity and developments of housing can’t keep up with demand, off-site Case Study: Successfully building a JRHT. manufacture could be part of the answer. new diverse and inclusive community To find out more about our board members – visit: The residents will benefit from low energy bills www.jrht.org.uk/about-us/our-people/trustees-and-board due to the sustainable, energy-saving design in Hartlepool incorporating highly insulated walls and roofs, Hartfields, a retirement village in Hartlepool integrated solar panels, home battery storage that opened in 2008, was developed by the Development Sub Committee and air source heat pumps enabling the homes Be diverse and inclusive Joseph Rowntree Housing Trust in partnership to be heated and powered from the sun or the The Development Sub Committee has recently been with Hartlepool Borough Council and other local power grid. We are an organisation who believes in equality of established from October 2019. Its purpose is to everyone regardless of age, disability, gender, gender agencies. challenge, support and provide rigour to the Executive We hope to build more houses using off-site assignment, race, religion or belief, sexual orientation, Hartfields is a highly successful scheme. It team in relation to delivery of the development strategy, manufacture in the near future; making new marriage and civil partnership, pregnancy and maternity was designed and built within budget and on ensure principles are aligned with JRHT’s values and homes available in York much more quickly.” and poverty. schedule. It provides a range of accommodation outcomes and provide approval of activities in relation Owen Daggett, Strategic Asset Manager We are committed to: and facilities that are entirely new to Hartlepool to new developments. It will also be responsible for and has dramatically improved the future managing risk and performance. • Designing and building new homes to meet people’s accommodation and care options for older changing needs over time. people. It has also offered learning opportunities for the development of other extra care housing Be innovative and embrace technology • Offering housing and services that are delivered fairly and are accessible to all residents. schemes in the town and beyond. We have already used NEST at New Lodge and • Only working with contractors, consultants and other A number of factors were key to this success. HIVE home technology in our new development in Considerable unmet need for new forms of Derwenthorpe and by using this technology our residents agents who share our values in relation to Equality and Diversity and sign up to our policy. housing with care in Hartlepool had already are already benefiting from reduced running costs. been identified. When an opportunity arose to We will continue to consider other opportunities when • Open and fair recruitment so there are equal take forward an ambitious new development, it building homes such as Modern Methods of Construction opportunities for all. was willingly taken up by partner organisations, including off site manufacture, building in future flexibility facilitating a successful bid to the Extra Care and adaptability as well as horizon scanning for future Housing Fund and drawing considerable external technology that we can trial, such as the Melius Homes funding into Hartlepool. Initially, planners played where we delivered off site manufactured homes and the a crucial enabling role in identifying a suitable Horizon 2020 partnership where we led on the delivery site which was already designated for residential of Tesla battery storage homes. development. For more information visit: https://www.jrf.org.uk/ report/telling-story-hartfields-new-retirement- village-twenty-first-century Derwenthorpe

18 19 Joseph Rowntree Housing Trust The Garth White Rose Avenue New Earswick York YO32 4TZ www.jrht.org.uk [email protected] 0800 587 0211