Choice Based Lettings Strategy Lupset, Ossett and Horbury
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Choice Based Lettings Strategy Lupset, Ossett and Horbury delivering promises, improving lives Choice Based Lettings Strategy Lupset, Ossett and Horbury Contents Portobello and Manygates .......................................................................4 Lupset ......................................................................................................6 Aysgarth.................................................................................................10 Flanshaw................................................................................................12 Thornes..................................................................................................15 St Michaels ............................................................................................17 Gill Sike..................................................................................................19 Horbury ..................................................................................................21 Ossett.....................................................................................................24 Middlestown / Netherton ........................................................................28 delivering promises, improving lives What type of property can members express interest in? Wakefield and District Housing (WDH) is committed to assisting the Local Authority to meet its statutory obligations to homeless people and those in acute housing need. The Local Lettings Strategies refer to indicative allocation percentages by age group and area. These will be subject to continuous review in the light of presenting housing need and the needs of communities. Members can express interest for properties which are large enough for their family circumstances and appropriate for their needs. In some areas we will invite expressions of interest from members whose family composition makes the best use of stock, as detailed in the policy below. Expressions of interest will be considered from single people and couples for flats and marionettes. As this type of accommodation is considered to be unsuitable for children under the age of 16, members who are expecting a baby, or have children living with them permanently under this age, cannot bid for this type of property. To assist young, single people, a guaranteed number of vacancies will be allocated to people under the age of 25, in certain areas. Anyone who is a care leaver, or over the age of 17, can be considered, subject to having an appropriate trustee. It may also be necessary to request additional support or appropriate care packages, where needed. The design of some flats, within the area, share a communal entrance with other residents. We do not allow dogs or cats to be kept in this type of accommodation. The advert will indicate if a flat has a communal entrance. The majority of sheltered flats are only large enough for a single person, but there are a number of double flats which are suitable for couples. The size of the flat will be advertised, so members will be aware if they can bid for the specific vacancy. Many of the sheltered housing flats are built within a complex and share a communal entrance. Members who have a dog or cat will not be allowed to take their pets into the scheme. Choice based allocation outcomes will be monitored by a panel made up of officers from WDH and Wakefield Council. The panel will have clear terms of reference based around the principles of partnership. The panel will seek consensus wherever possible but there will be a clear route for the resolution of disputes. Examples of successful outcomes are: • Supply matches need. delivering promises, improving lives • Communities are sustainable. • Allocations are fair and transparent and meet local housing needs. The panel will make and monitor recommendations for changes to Local Lettings Strategies to meet the above outcomes. Bedroom Standard When assessing a property to see if it is a suitable size for a member of Homesearch the Bedroom Standard will be applied. No offers of accommodation will be made where the family size exceeds the Bedroom standard when applied to a property. The Bedroom Standard is based on the ages and composition of the family. A notional number of bedrooms is allocated to each household in accordance with its composition by age, sex and marital status and relationships of family members. A separate bedroom is allocated to each of the following. • Married or cohabiting couple. • Adult aged 21 years or more, • Pair of adolescents aged 10 to 20 years of the same sex. • Pair of children aged under 10 years regardless of sex Any unpaired person aged 10 to 20 years is paired, if possible, with a child aged under 10 years of the same sex or, if that is not possible given a separate bedroom. The same applies to any unpaired child aged under 10 years. This standard is then compared with the number of bedrooms available for the sole use of the household. Definition of a bedroom For the purposes of measuring overcrowding it is important that the following definition of bedroom is used. • Any room that, when built, was intended to be a bedroom is included even if it is not used as such at present and even if it does not have a bed in it. It must have a window. Bedrooms converted to other uses are included unless it has been converted for medical equipment / care; bedrooms not in use are included unless they are uninhabitable. • There must be at least one bedroom. Bedsitters, box rooms and attic bedrooms are included. delivering promises, improving lives • Living or parlour rooms or other areas of the house / flat that are used for sleeping, are not included unless they have been adapted to be used as a bedroom. • A simple check is, if the accommodation were put up for sale, how many bedrooms would the owner claim it had? Chain Lettings All advertised properties made available as a result of an under occupying WDH tenant being rehoused will be preferenced to WDH tenants who have been awarded priority for overcrowding or under occupation. Definition of ‘underoccupying WDH tenant’ ‘underoccupying WDH tenants’ means Homesearch members who have been given Band A or B ‘Under Occupation’. Please refer to the Choice Based Lettings Policy for an explanation of when these Bands are awarded. Advertising Vacancies will initially be advertised in accordance with the following preference policies. However if this does not result in an appropriate allocation the vacancy may then be allocated/advertised as deemed appropriate by the Area Housing Manager in conjunction with the LMC chair. Health and Safety Due to fire risk - WDH will operate a zero tolerance policy to mobility scooters in common areas of low or high rise blocks of flats. No mobility scooters will be allowed to be stored in these blocks. Please contact your local area housing office for more details. delivering promises, improving lives Lettings Preference Policy Properties with 2 or more All Expressions of interest are adaptations welcome from those requiring the adaptations and facilities specific to this property and applicants who meet the criteria set out in the individual local lettings policy. Preference will be given to people who have been assessed by a member of the Special Needs Rehousing team as requiring the adaptations and facilities specific to this property. Independent Living Bungalows All Subject to an Independent Living Assessment Couples and Singles Generally we will give preference to age 60 or over then those with an assessed medical need if this property is deemed suitable, but will then consider expressions of interest by descending age order. However, please refer to the individual localised policy for specific details. Disabled Bungalows All Management Let. Bungalows General Needs One bedroom Couples and Singles Generally, we will give preference to age 60 and over or applicants with an assessed medical need, if this property is deemed suitable or underoccupying WDH tenants where applicable. However, please refer to the individual localised policy for specific details. Choice Based Lettings – Lupset, Ossett and Horbury 1 Two bedroom Couples, Singles, Shared Households and families with one child aged 16 or over Generally we will give preference to age 60 and over, or applicants with an assessed medical need, if this property is deemed suitable or underoccupying WDH tenants where applicable. However, please refer to the individual localised policy for specific details. Three bedroom Preference given to applicants with an assessed medical need then those aged 60 or over. Independent Living Flats Ground floor Couples and Singles Subject to an Independent Living Assessment Generally we will give preference to age 60 or over then those with an assessed medical need if this property is deemed suitable, but will then consider expressions of interest by descending age order. However, please refer to the individual localised policy for specific details. First floor Couples and Singles Subject to an Independent Living Assessment Generally we will give preference to age 60 or over then those with an assessed medical need if this property is deemed suitable, but will then consider expressions of interest by descending age order. However, please refer to the individual localised policy for specific details. Choice Based Lettings – Lupset, Ossett and Horbury 2 Flats General Need One bedroom Couples and Singles Generally we will give preference to couples and singles. Age restrictions and preferences have