Title: Housing Committee
Date: 14 January 2015 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 caroline.demarco@brighton-hove.gcsx.gov.uk
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Democratic Services [email protected]
Democratic Services: Housing Committee
Head of Councillor Executive Director Lawyer Democratic Housing Randall of Environment, Services Chair Development and Officer Housing
Councillor Councillor Phillips Peltzer Dunn Deputy Chair Group Spokes
Councillor Councillor Barnett Kennedy
Councillor Councillor Rufus Mears
Councillor Officer Wilson Speaking Group Spokes
Officer Councillor Speaking Meadows
Officer Councillor Speaking Daniel
Public Public Speaker Speaker
Public Seating
Press
HOUSING COMMITTEE
AGENDA
PART ONE Page
46 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) Disclosable pecuniary interests; (b) Any other interests required to be registered under the local code; (c) 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.
47 MINUTES 1 - 16 To consider the minutes of the meeting held on 12 November 2014 (copy attached). Contact Officer: Caroline De Marco Tel: 01273 291063
48 CHAIR'S COMMUNICATIO NS
HOUSING COMMITTEE
49 CALL OVER (a) Items 51 to 62 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.
50 PUBLIC INVOLVEMENT 17 - 22 To consider the following matters raised by members of the public:
(a) Petitions: to receive any petitions presented to the full council or at the meeting itself; (b) Written Questions: to receive any questions submitted by the due date of 12 noon on the 7 January 2015 (copy attached); (c) Deputations: to receive any deputations submitted by the due date of 12 noon on the 7 January 2015 (copy attached).
51 ISSUES RAISED BY COU NCILLORS To consider the following matters raised by councillors:
(a) 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.
52 HRA REVENUE BUDGET 2 015/16 23 - 42 Joint report of the Executive Director of Finance & Resources & the Executive Director for Environment Development & Housing (copy attached). Contact Officer: Sue Chapman Tel: 01273 293105 Ward Affected: All Wards
53 HOUSING REVENUE ACCO UNT CAPITAL PROGRAMM E 2015 -2018 43 - 56 Joint report of the Executive Director for Environment Development & Housing & the Executive Director of Finance & Resources (copy attached).
Contact Officer: Benjamin Ben’Okagbue Tel: 01273 293857 Ward Affected: All Wards
54 CHARGING REGISTERED PROVIDERS FOR CHOICE BASED 57 - 62 LETTINGS SERVICE Report of the Executive Director for Environment Development & Housing
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(copy attached).
Contact Officer: Sylvia Peckham Tel: 293318 Ward Affected: All Wards
55 HOUSING MANAGEMENT P ERFORMANCE REPORT QU ARTER 2 63 - 82 2014/15 Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Ododo Dafe Tel: 29-3201 Ward Affected: All Wards
56 HOUSING STRATEGY 201 5 83 - 126 Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Andy Staniford Tel: 29-3159 Ward Affected: All Wards
57 PERMISSION TO CONSUL T ON DISCRETIONARY L ICENSING 127 - 176 SCHEME Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Martin Reid Tel: 201273 93321 Ward Affected: All Wards
58 HOME ENERGY EFFICIEN CY INVESTMENT OPTION S – SOLAR PV, 177 - 184 UPDATE ON ‘YOUR ENERGY SUSSEX’ & HEAT NETWORKER CONSULTANCY Report of Executive Director of Environment, Development & Housing (copy attached).
Contact Officer: Miles Davidson Tel: 29 - 3150 Ward Affected: All Wards
59 SHELTERED HOUSING ST OCK REVIEW 185 - 194 Report of the Executive Director for Environment Development & Housing (copy attached).
HOUSING COMMITTEE
Contact Officer: Simon Pickles Tel: 01273 292083 Ward Affected: All Wards
60 NEW HOMES FOR NEIGHB OURHOODS - KENSINGTON STREET 195 - 220 DEVELOPMENT Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Jaine Jolly Tel: 01273 290356 Ward Affected: St Peter's & North Laine
61 NEW HOMES FOR NEIGHB OURHOODS – SELSFIELD DRIVE 221 - 236 Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Jo Thompson Tel: 291466 Ward Affected: Hollingdean & Stanmer
62 DISCRETIONARY DECORA TING AND GARDENING S CHEMES 237 - 246 Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Jane White Tel: 01273 294598 Ward Affected: All Wards
63 CITYWIDE PARKING ENF ORCEMENT ON HOUSING LAND 247 - 256 Report of the Executive Director for Environment Development & Housing (copy attached).
Contact Officer: Lucie Royall Tel: 01273 296672 Ward Affected: All Wards
64 ITEMS REFERRED FOR C OUNCIL To consider items to be submitted to the 29 January 2015 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,
HOUSING COMMITTEE
any Group may specify one further item to be included by notifying the 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.
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Date of Publication - Tuesday, 6 January 2015
HOUSING COMMITTEE Agenda Item 47
Brighton & Hove City Council
BRIGHTON & HOVE CITY COUNCIL
HOUSING COMMITTEE
4.00pm 12 NOVEMBER 2014
COUNCIL CHAMBER, HOVE TOWN HALL
MINUTES
Present : Councillor Randall (Chair) Councillor Phillips (Deputy Chair), Barnett, Daniel, Meadows, Kennedy, Mears, Peltzer Dunn (Opposition Spokesperson), Rufus and Wilson (Group Spokesperson)
PART ONE
32 PROCEDURAL BUSINESS
32(a) Declarations of Substitute Members
32.1 There were none.
32b) Declarations of Interests
32.2 There were none.
32(c) Exclusion of the Press and Public
32.3 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.
32.4 RESOLVED - That the press and public not be excluded from the meeting.
33 MINUTES
33.1 Councillor Meadows referred to paragraph 23.5. She stated that this minute was not entirely accurate. She had asked that the decision of who won the contract should be communicated to the Executive Director in conjunction with the Chair and Opposition Spokesperson. She also suggested that if two tenants were on the panel to look at the process of the evaluation, then two councillors should also be on that panel. She received an email from the Executive Director to say that councillors were not entitled to
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be involved in the process. She felt that councillors were being sidelined as part of the process and that no other monitoring steps were in place to ensure contracts were let properly.
33.2 The Executive Director of Environment Development and Housing replied that he took legal advice on the issue. The Committee Lawyer stated that she had not seen the exchange. She would be happy to review the exchange if it was sent to her. The Chair thought that there had been a misunderstanding about this issue and stated that this situation should be reviewed as soon as possible.
33.3 Councillor Mears referred to paragraph 14.5 relating to Supporting People. The comment made by the Executive Director of Environment Development and Housing was misleading. He had said that there had been a good response from staff to the changes. Councillor Mears stressed that there had still not been a report on the subject of moving the Supporting People function from Housing to Adult Social Care. Members were entitled to have a report on decisions taken by senior officers.
33.4 Councillor Mears referred to paragraph 23.2 regarding the open book process in relation to the contract for gas servicing, maintenance and installations. She wanted to know when the process was going to commence. James Crier, Mears Ltd explained that there was currently a pilot stage for open book accounting. The Executive Director explained that a report would be brought back to the Committee when the pilot was completed. In relation to the comment about Supporting People, he could confirm that there had been a high number of responses from staff. Councillor Mears asked the minute to be changed to say full rather than good response. This was agreed.
33.5 The Chair stressed that a report on Supporting People was submitted to Policy and Resources Committee. Councillor Mears replied that one of the functions of housing was homelessness. She felt the Housing Committee had been sidelined. She wanted to register her dissatisfaction. She asked for a report to the Housing Committee on why officers felt the need to use emergency powers. The Chair replied that a report would be submitted to full Council.
33.6 RESOLVED - (1) That the minutes of the Housing Committee held on 10 September 2014 be agreed and signed as a correct record subject to the amendments suggested above.
34 CHAIR'S COMMUNICATIONS
34.1 The Chair reported that the Community Land Trust had received a grant of £10,000 from the Central Community Land Trust organisaton to develop its case and viability in the city. The Chair had discussed this matter with Helen Russell from the Trust at the Strategic Housing Partnership meeting on 11 November. The Strategic Housing Partnership meeting was devoted principally to the Housing Strategy. There was a very helpful discussion with many ideas coming forward from the private sector, housing associations and public health. It was recognised that there was a clear link between housing and good public health.
34.2 The Chair reported that there had been progress with improvements to sheltered housing schemes with regard to showers. Work was proceeding at Sanders House and
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the show flat at Evelyn Court was completed. Work would be finalised in the New Year to ensure everyone in sheltered housing would have showers. The only exception would be a small number of people who did not want a shower.
35 CALL OVER
35.1 It was agreed that all items be reserved for discussion.
36 PUBLIC INVOLVEMENT
(a) Petitions
(i) Support the Campaign for a Living Rent
36.1 The Committee considered the following petition which was 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 was now referred to Housing Committee. An extract from the Council meeting was attached to the agenda with recommendations for the Housing Committee.
“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 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”
36.2 The Chair responded as follows:
“We are looking now at the six recommendations that were agreed at the last full Council as an amendment to the petition above. I agree with all the recommendations in principal.
We need to develop the licensing scheme, dealing with the first worst. We are looking now at 4 or 5 other wards where there are big concentrations of bedsits and HMO’s. Unaffordability in the city is a big issue. We have said before that we want tenancies to be longer as they are already in Germany & France & many American cities. We also think that there should be a cap on rents as there is on public rents, tied to inflation with the proviso that if the inflation goes through a huge period of growth such as 15%, which we have experienced in the past, that it would be pegged at a maximum of 5% or so.
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We are looking at the ethical landlord system. I am very pleased with the work Sussex University has carried out. Their president of the union is with us today and was at the Strategic Housing Partnership yesterday and made a very valuable contribution. They have produced their report ‘Rate Your Landlord’. Sussex University itself was at the Strategic Housing Partnership meeting. They also were talking about the work they were carrying out. They told us that they now house as many students in halls and in direct lettings in the city, as those in the private rented sector. Of course, the lettings they have in the city are in the private rented sector. That is through agreement with other landlords.
We do know that there is an issue about student housing and HMO’s generally. It has changed the nature of some streets. I am glad there is support for all these things and we will take them forward and will be working on them.”
36.3 RESOLVED- (1) That the petition be noted.
(2) That the six recommendations that were agreed at full Council be agreed in principal.
(ii) Demand for Affordable Housing
36.4 The Committee considered the following Petition which was signed by 503 people and was presented at the Council meeting on 23 October 2014.
“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.”
36.5 The Chair responded as follows:
“We are working on a programme of council housing at the moment and there are three schemes coming forward later in this meeting which will produce nearly 100 homes. Added to the other things we are working on, by the election, we will have a programme of more than 200 new local authority homes in the City. Now there is a problem about that. In the past two years we have sold 107 council homes, 76 of them in the second year, and no matter how fast we can build them, it is slow process. The procurement is something we have to learn. We are better at it now and are better placed for schemes in the future. But as we go on selling more houses it does make it difficult to increase the stock and I would hope we could have a change of mind on that issue. We have an Estate Regeneration Programme. We have brought more than 700 empty homes back into use in the last three years and there will be another 150 or so, probably nearer 200 or so next year taking into account work we do in the private sector and the work that Brighton Seaside Homes is doing. It has been a great success. We have opportunities for self financing for the HRA. We are using Right to Buy receipts. We have got the money and should use it, although we don’t get enough back in my view to provide subsidy. And we are also looking at another possibility in the future. Rather than build ourselves, we will buy off plan, to complete some of the new schemes that are coming
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up, which might be a short term better route. And it is possible we might get deals on the price of buying off plan. And of course, it will give better security to those developers to know that is going to happen. I am as concerned as anybody in the city about the problems of housing. I think it is the biggest problem facing the city. Where the sons and daughters in the city are going to live is an issue for all of us. All those people who have got their own homes should think about that and we do need to do something about rents so be assured we are doing all we can to tackle these problems.”
36.6 RESOLVED- (1) That the petition be noted.
37 ISSUES RAISED BY COUNCILLORS
37.1 There were no Petitions, Written Questions, Letters or Notices of Motion from Councillors.
38 STAR TENANT SATISFACTION SURVEY 2014
38.1 The Committee considered the report of the Executive Director Environment, Development and Housing which provided feedback from a satisfaction survey of a sample of council tenants carried out in June 2014. The survey results provided an up- to-date and statistically significant indication of customer satisfaction on a range of council housing services. The report was presented by the Head of Income, Involvement & Improvement.
38.2 Councillor Wilson noted that the report had some blank areas. She had to work out for herself how many tenants had been selected. She was not sure if these were tenants or households. It would have been useful to know the percentage of overall tenant numbers or tenant households as it would provide context to the findings. Several times the report referred to different groups such as young people, older people, LGBT people but it did not say how many within the group were surveyed. It would be useful to know the percentages within groups. There was a reference to a 26% interest in digital media. However at the beginning of the report it mentioned that 7% of people were interested in using the internet. It would be useful to look at that issue.
38.3 Councillor Mears referred to the Community Engagement and Consultation paragraphs. She considered that the report should have been submitted to the Area Panels before the Housing Committee. The Chair emphasised that the report would be submitted to the Area Panels and was submitted to the Committee purely for noting.
38.4 Councillor Daniel referred to the Equalities Implications in paragraph 5.3. This stated that most groups within equalities strands are well presented. The report should have said which groups were not included. For example, paragraph 3.5.3 mentioned that younger people also expressed less satisfaction with the service. Poverty could have been mentioned and ward data given. E services/future planning could have been included in paragraph 5.4 – Sustainability Implications. Paragraph 5.5 stated that there were no Crime and Disorder Implications. Anti Social behaviour was not mentioned. Corporate Implications could have mentioned the Contact Centre.
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38.5 Councillor Meadows stated that she was still getting case work about poor satisfaction with work carried out. There were concerns regarding repairs. 38.6 Councillor Peltzer Dunn noted that there was a multitude of information in the report. He felt that some of it was superfluous. He referred to paragraph 3.3 which detailed the response rate – 24% - 724 respondents. He felt that this was a disappointing response. The council were relying on a base of 60% of what it achieved last year. He felt it was important to have an authoritative response.
38.7 Councillor Peltzer Dunn considered that many figures looked very good in the satisfaction survey. However of the six indicators 4 showed a decline of satisfaction. He welcomed the report but felt it naïve to spend money on the survey and than say our figures are actually better than those shown. This belittled the survey. He felt it was a sad that one third of tenants felt did not feel the council listened or acted upon their views. Councillor Peltzer Dunn asked for more details about repairs.
38.8 James Crier reported that Mears Ltd had moved away from using PDAs (personal data assistants). Mears had attempted to have postal returns, and then moved to telephone surveys. This had lead to an increase in the satisfaction rate. Texts were now being used and people appeared to like live information. The telephone service had been operating for six weeks. Mears were already seeing an improvement in the rate of responses and satisfaction. Mears did engage with people when phoning them.
38.9 The Executive Director Environment, Development and Housing stated that the council were keen to have a variety of information. This included the Star Survey and performance indicators. All of this information was useful in trying to improve the service.
38.10 The Head of Income, Involvement & Improvement stressed that the report did highlight an anomaly with the report on performance. She stressed the importance of ensuring tenant satisfaction was maintained. With regard to tenant involvement, the score this time was 64%. This was higher than last time and higher than other organisations. She acknowledged that the response rate was quite low. Advice had been taken on this issue and the numbers were considered statistically significant.
38.11 With regard to the comment about the equalities implication, she acknowledged that there was data that could have been included. This data was in the detailed report. The survey went out to 3000 tenants and there was a 24% response rate.
38.12 RESOLVED - (1) That the report and comments made by the Committee be noted.
39 HOUSING MANAGEMENT PERFORMANCE REPORT QUARTER 1 2014/15
39.1 The Committee considered the report of the Executive Director Environment, Development and Housing which set out the performance for quarter 1 of the financial year 2014/15. The report included the new indicators for Tenants in Arrears, Decisions on Mutual Exchanges made within 42 calendar days, and Repairs completed at first visit. The report was presented by the Head of Income, Involvement & Improvement.
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39.2 Councillor Wilson referred to Rent Collection and arrears. She referred to 2 and 3 and asked if debt and arrears were becoming polarised. Councillor Wilson did not think that 4 – Tenants in arrears served a Notice of Seeking Possession should be deleted, unless there was another indicator which showed when court action commenced. Councillor Wilson considered 7 – Former tenant arrears collected – to be a massive leap from quarter 1. She asked if something had been done to improve the indicator.
39.3 Councillor Wilson referred to paragraph 4.1.1 and asked for more detail about the average re-let times. Councillor Wilson referred to paragraph 4.4.1 – Reports of ASB incidents by type. She would like to see the differential between the top three, spilt off from environment and recorded on a ward by ward basis.
39.4 The Head of Income, Involvement & Improvement referred to Indicators 2 & 3 in paragraph 4.0 – Rent Collection and current arrears. Data could be presented to future committees. Some younger and older tenants were in arrears. Information about court action could be added as an indicator as suggested. Targeted action was being taken with regard to Indicator 7 on Rent collection and arrears – Former tenant arrears collected. It was hoped that further improvements would be seen next year. Work was being completed on improving average re-let times. More detail could be provided on ASB in future reports.
39.5 The Chair requested that the indicator relating to Tenants in arrears served a Notice of Seeking Possession should remain an indicator in future reports.
39.6 Councillor Peltzer Dunn referred to Indicators 1 to 3 and 6 in paragraph 4.0 – Rent Collection and Arrears. He found it difficult to get a true picture of the percentages. The Head of Income, Involvement & Improvement explained that Indicators 1 to 3 were providing information, and information had many different breakdowns. She could provide more detail to a future meeting. The Principal Accountant stated that she would check and clarify these figures and report back.
39.7 Councillor Peltzer Dunn referred to paragraph 4.5. He congratulated the team in Tenancy Fraud. However, he noted that 6 tenancy fraud cases had been closed with just 2 resulting in eviction. He asked if the other 4 cases were found ‘not guilty’. The Head of Tenancy Services explained that some cases were abandoned as the intelligence had been found to be malicious. Councillor Peltzer Dunn stated that he would like to see more information about this area of work.
39.8 Councillor Peltzer Dunn referred to paragraph 5 – Community Engagement and Consultation. He asked why the Committee had not seen a report on the tenants’ views and recommendations relating to the performance measures. The Head of Income, Involvement & Improvement explained that a report was submitted to the Area Panels where there was some discussion. She could provide details of the discussion in future reports. The Chair stated that this was the agreed procedure. Any recommendations from tenants should be reported to the Committee. The Head of Income, Involvement & Improvement explained that on this occasion there were not any recommendations or requests from tenants.
39.9 Councillor Peltzer Dunn referred to Appendix 2 – Long Term Empty Properties. The List of General needs and sheltered long term properties (6 weeks or more) looked similar to
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what was presented last time. It was very noticeable that 21 properties were ready to let. He noted that discussions were underway in relation to Westbourne (Temporary accommodation long term empty property) after three years. The Head of Income, Involvement & Improvement stated that officers were not happy that it had taken that long. It might have been more helpful to the Committee if officers had included the history of the property. There were historical problems in terms of the budget and the property. More detail could be provided on that issue. It was not known why 21 properties were ready to let. This could fluctuate and was a snapshot in time. 10 of these properties were sheltered housing flats. The Chair stated that 21 properties in the context of the whole stock was a very small number.
39.10 Councillor Daniel referred to paragraph 4.2 – Property and Investment. She would like information at some stage on the acceleration rate of Indicator 11 – energy efficiency. She asked if Indicator 19 – Repairs Helpdesk – calls answered within 20 seconds was incorrect in showing amber. The result for quarter 1 was 80%. Councillor Daniel referred to 4.3 – Estate Service. She asked why Indicator 7 – Graffiti removals completed within 3 working days had a lower target than the year end 13/14. The Head of Income, Involvement & Improvement replied that all these matters would be looked at. However she pointed out that there had only been 5 cases of graffiti removal in Quarter 1, which made it easier to achieve 100%.
39.11 Councillor Mears referred to paragraph 4.4.2 – Reports of ASB incidents by ward. She would like to see a specific action plan in relation to East Brighton which was not improving. Councillor Mears asked if support plans were in place for vulnerable people who were being brought into the area. It was possible that this matter was affecting rent collection in the area. Councillor Mears referred to Seaside Homes in relation to Appendix 2 – Long Term Empty Properties. She asked if the remit had changed in relation properties going over to Seaside Homes. The Chair replied that there had been problems in Eastern Road in relation to drugs and alcohol. One key area was sheltered housing, where there were three tenants with drug and alcohol problems. Seaside Homes had batches. It was always agreed that some were long term and some were short term.
39.12 The Head of Tenancy Services informed Members that four reports would be submitted to future meetings. A report would be submitted to the Area Panels and the next Housing Committee providing an update on the issue of the Eastern Road corridor. A report on the new Anti-Social Behaviour, Crime and Policing Act would be submitted to the City Assembly and the Housing Committee. A report would be submitted to a future Housing Committee on the remodelling of the service offer to housing and a report would be submitted on the Sheltered Housing Stock Review. These four reports would address many of the issues raised at this meeting.
39.13 Councillor Mears mentioned that approximately 2 years ago, there was a proposal to look at 30 sheltered housing units changing to extra care housing. Was this in the proposals going ahead? Councillor Mears stated that in the budget papers £2m was still shown as a pressure in Adult Social Care. The Committee needed to know how secure the sheltered housing stock was. There was a waiting list of 500 plus to go into sheltered housing. The Executive Director, Environment, Development and Housing replied that the Brookmead scheme was going ahead but nothing else. Housing worked
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closely with Adult Social Care and any proposals would be submitted to the Housing Committee.
39.14 Councillor Meadows confirmed what Councillor Mears had said. Councillors had been told at the Adult Care & Health Committee that schemes had been decommissioned and turned into extra care housing. The Executive Director stressed that there was no plan to decant HRA tenants. A new housing supply was being planned rather than using HRA money.
39.15 RESOLVED - (1) That the report, which was submitted to Area Panels in September 2014, be noted along with comments made by the Committee.
(2) That it is noted that future performance reports will show arrears in bands as a sub- set.
40 TENANCY POLICY
40.1 The Committee considered the report of the Executive Director Environment, Development and Housing which explained that the council was required under the Localism Act 2011 and the current Homes & Community Agency (HCA) regulatory framework for social housing, to publish a Tenancy Policy. The draft Tenancy Policy was attached as appendix 1. The Tenancy Policy had been produced in line with the council’s Tenancy Strategy 2013 which was approved at Housing Committee on 6 March 2013. The report was presented by the Head of Tenancy Services.
40.2 The Head of Tenancy Services informed Members of an amendment to the Tenancy Policy on page 63 of the agenda. This was on Appendix 1 – Discretionary Succession Policy – Criteria. The second sentence of i) should read ‘Electoral registration and registration for benefits or as a tax payer from the address will be required, as will evidence that they were the family member of the deceased’.
40.3 Councillor Daniel referred to paragraph 10 – Exceptional Circumstances in the Tenancy Policy. She asked for an indication of what that meant and how it would be scrutinised. The Head of Tenancy Services replied that one example would be the case of a long term foster child. The foster parents would not legally be the parents. There would be an audit trail of decisions made.
40.4 Councillor Meadows stated that the succession issue occupied much of her case work. Councillor Meadows stressed that there was much confusion about the succession rules. She understood that no-one had succession rights except partners.
40.5 The Head of Housing Services explained that prior to 1 April 2012, the law allowed for one statutory succession to either a partner, or any member of the family living with the tenant for the last 12 months. The law now stated that only the partner had succession rights.
40.6 Councillor Wilson asked for clarity about introductory tenancies. She asked what happened to a partner if the tenant passed away after 11 months of a 12 month introductory tenancy. The Head of Tenancy Services replied that the partner could still
9 HOUSING COMMITTEE 12 NOVEMBER 2014
succeed. She referred to page 60 of the agenda. The Head of Housing Services stated that a partner did not need to have been living at the property for 12 months. They needed to be living at the property at the time of death.
40.7 RESOLVED – (1) That the draft Tenancy Policy be approved.
(2) That it is agreed that the tenancy agreement for new tenants is amended with effect from 1 January 2015 to reflect the proposed new succession rules for new tenants and discretionary succession outlined in the report .
41 HOUSING STRATEGY 2015
41.1 The Committee considered the report of the Executive Director, Environment, Development and Housing which explained that the city’s current Housing Strategy expired in 2014. The report summarised the development of the new Housing Strategy 2015 and presented the Review Draft of the strategy for Member approval prior to the final strategy being submitted early in the New Year. The report was presented by the Head of Housing Strategy & Development – Private Sector Housing.
41.2 Councillor Meadows expressed concern that most of the consultation on the document had been carried out online. She stressed that 40% of people in her ward did not have online facilities. She asked if there would be a full public consultation on the document.
41.3 The Head of Housing Strategy & Development – Private Sector Housing explained that draft strategy had been developed through consultation with a wide range of community groups. He had tried to make the consultation as wide as possible and was happy to consult further if it was felt that anyone had been missed out.
41.4 Councillor Meadows stated that all tenants’ organisations should be consulted on the document.
41.5 The Chair stressed that there had been a great deal of consultation. For example, on 11 November, the document had been considered by the Strategic Housing Partnership.
41.6 Councillor Meadows noted that the document had many acronyms. She felt that a summary would have been useful.
41.7 Councillor Daniel stated that she was not comfortable with the wording of the Conclusion paragraph at 6.1 of the cover report. This stated that resolution of many of the city’s housing needs is very much in the hands of national government policy and the economy. Councillor Daniel considered that there were many things that could be done locally. Councillor Daniel referred to the Action Plan and stressed the need for targets. The Chair agreed that there should be targets.
41.8 Councillor Mears referred to paragraph 3.8 on page 67 which mentioned the acute shortage of affordable homes. She stressed that there needed to be discussion about what ‘affordable’ meant. She was not aware how much the rental side was in shared ownership schemes. Councillor Mears referred to paragraph 3.16 which reported that Policy & Resources Committee had agreed to proposals that the housing related
10 HOUSING COMMITTEE 12 NOVEMBER 2014
support function was shared between the Executive Director of Adult Services (who would act as the overall Lead Director responsible for co-ordinated commissioning and management of associated funds) and the Executive Director Environment, Development & Housing who would have concurrent delegated powers so as to be able to discharge parts of the housing related support function. Councillor Mears stated that she would not support the Housing Strategy report until she saw a report on the proposals in paragraph 3.16.
41.9 Councillor Mears referred to page 48 of the Housing Strategy document which related to People in Need (housing related support). Councillor Mears stressed that this area was no longer within the control of the Housing Committee and the section was misleading to members of the Committee.
41.10 Councillor Peltzer Dunn noted that a great deal of work had been carried out in completing the document. However he had doubts about the consultation process. He accepted the approach so far in consulting organisations on what should be included in the strategy but was concerned that the public did not have an opportunity to comment on the draft strategy. Councillor Peltzer Dunn referred to the timetable on page 71 – paragraph 3.29. He asked if there would be an opportunity for members of the public to comment on the draft recommendations. 168 people had responded to the earlier consultation. He proposed a period of public consultation on the draft document.
41.11 The Head of Housing Strategy & Development – Private Sector Housing stressed that reports on the strategy had been submitted to the Committee twice already and there had been consultation with a wide range of community groups. He felt that officers had followed best practice. He had sought to speak to as many people as possible.
41.12 Councillor Peltzer Dunn stressed that residents had not seen or been consulted on the draft Housing Strategy document. He believed the council should have a six week consultation period.
41.13 Councillor Daniel considered that it was more meaningful to work with people before the strategy was produced. However, she felt there was no harm in placing the documents online to enable the public to comment on the draft strategy. She commended the approach taken so far.
41.14 The Chair emphasised that many community groups had been consulted. The draft strategy could be put on the online portal for further comment. He felt the approach so far was very good and that comments from community groups and organisations had been taken on board. He agreed that the draft strategy should be made available for people who wanted to see it.
41.15 Councillor Rufus made the point that the 168 responses mentioned in the report were in addition to all the other consultation work, including the online consultation.
41.16 Councillor Phillips agreed with Councillor Mears that it was unfortunate that a decision on supporting people was taken by Policy & Resources Committee. She asked if the committee could receive information on matters that affect the Committee, even if it no longer held the budget for the matter concerned. The Chair agreed that the Committee could be kept informed.
11 HOUSING COMMITTEE 12 NOVEMBER 2014
41.17 Councillor Phillips referred to paragraph 3.1.2. This stated that half of all residents earned less than £28,240 per annum. It would be helpful quote the average amount earned by people working in the City. Councillor Phillip’s noted an alarming figure in the Strategy document. This stated on page 8, that only 59% of those in need could afford social rented housing rather than affordable housing. It later explained that the Local Authority provided more social housing and it might be helpful to elaborate on that issue. Councillor Philip’s referred to Community Land Trusts. She asked how this would work out in practice.
41.18 The Chair replied that there would be a financial section to the strategy. Helen Russell from the Brighton & Hove Community Land Trust was happy with the report. This matter had been discussed at the Strategic Housing Partnership on 11 November.
41.19 Councillor Peltzer Dunn referred to the timetable set out in paragraph 3.29. He asked if the workshops and meetings would take place before the final draft was worked on. This was confirmed by the Executive Director. Councillor Peltzer Dunn formally moved that residents should be consulted in a formal consultation exercise lasting six weeks. There should be a press release about the consultation and information should be available on the council’s online portal. Councillor Mears seconded the recommendation.
41.20 RESOLVED - (1) That the city’s housing challenges, the Council’s response, and how this has shaped the development of the new strategy (summarised in section 3) be noted.
(2) That a formal consultation process start as soon as possible after the Housing Committee meeting and expiring before Brighton & Hove Connected on 16 December 2014.
42 NEW HOMES FOR NEIGHBOURHOODS - DEVELOPMENT OF NEW HOMES ON GENERAL FUND LAND
42.1 The Committee considered the report of the Executive Director Environment, Development and Housing which informed Members that the Estate Regeneration Team had 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. The report included the findings of two business case studies of potential development sites on General Fund land for the New Homes for Neighbourhoods Estates Regeneration Programme at the former library site, Whitehawk Road, and the Wellsbourne site, Whitehawk Road.
42.2 The report also discussed the possibility of delivering new housing on the car parking site at 7-9 Frederick Street, Brighton. The report was presented by the Housing Programme Manager.
42.3 The Housing Programme Manager reminded members that revised recommendations had been circulated before the meeting.
12 HOUSING COMMITTEE 12 NOVEMBER 2014
42.4 Councillor Mears referred to money being moved from the general fund a few years ago. The new library in Whitehawk had been financed from a grant but there had been a shortfall. Two pieces of land had been put up for sale. The old library site and the Greenhouse. £2.5m had been borrowed from the general fund. Councillor Mears referred to the financial implications and asked if the £1.3m (money needed to be paid to the general fund) was a contribution towards the money borrowed. If this was not the case, Councillor Mears asked what happened with regard to the money that had been borrowed and which needed to be repaid to the general fund.
42.5 Councillor Mears stated that she did not see any parking on the old library site and asked how this would be brought forward.
42.6 Councillor Mears was concerned about the financial implications. She stressed the need to understand the finances and what happened to clear the debt in the general fund.
42.7 The Executive Director Environment, Development and Housing replied that the General Fund had to achieve best consideration for the site. He would have to investigate the history of the site and advise Councillor Mears in due course.
42.8 The Housing Programme Manager referred to paragraph 3.8 in the report which reported that the total capital receipt from both sites was 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 needed to be repaid. Meanwhile, there would be car parking on the former library site. He would inform Councillor Mears of the exact figure following the meeting. There were a considerable number of spaces.
42.9 Councillor Meadows questioned whether planning were being too cautious about the design of the schemes. She stressed the severe need for housing and considered that the blocks at the former library site, and the Wellsbourne site, could have been a couple of storeys higher.
42.10 Councillor Wilson referred to community engagement and consultation and asked if there had been feedback to date. The Housing Programme Manager replied that the general feeling was that people want to see housing on those sites. There was a desire for more affordable housing in the city.
42.11 RESOLVED - (1) That the initial design and viability modelling be noted and that it be recommended to Policy & Resources Committee that they agree in principle that each of the following sites is appropriated to the Housing Revenue Account for the development of new housing, subject to Housing and Policy & Resources Committees agreeing a further report detailing the final feasibility and design and associated financial implications: (i) Former library site, Whitehawk Road, Whitehawk, Brighton and (ii) Wellsbourne site, Whitehawk Road, Whitehawk, Brighton.
13 HOUSING COMMITTEE 12 NOVEMBER 2014
(2) That it is 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 housing on sites (i) and (ii).
(3) That initial feasibility/viability studies, consultation, analysis and research to identify potential wider regeneration opportunities in the vicinity of site (i) be agreed.
(4) That Policy & Resources is recommended to 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) as and when the final scheme is approved by Policy & Resources.
(5) That it is agreed 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 with a view to seeking agreement to appropriate the land for housing purposes if suitable housing development is subsequently agreed by Housing Committee and Policy & resources Committee.
43 NEW HOMES FOR NEIGHBOURHOODS - DEVELOPMENT OF NEW HOMES ON HOUSING REVENUE ACCOUNT LAND
43.1 The Committee considered the report of the Executive Director Environment, Development and Housing which informed Members that the Estate Regeneration Team had 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. The report sought approval of the rent model and Housing Revenue Account (HRA) subsidy for development of new homes on the larger, western HRA 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. The report was presented by the Housing Programme Manager.
43.2 Councillor Mears asked if the views of the Housing Area Panels had been sought on the roof garden. She expressed concern about the safety of young children and noted that she could not find details about the height of the wall surrounding the roof garden. She asked if this matter had been considered.
43.3 The Housing Programme Manager replied that he would investigate the safety issue. This matter would be considered along with any revisions that might affect the space. The roof garden had been proposed to provide an outside space.
43.4 RESOLVED - (1) That it be agreed that in relation to 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) That it is noted that this scheme is based on the rent model set at 80% market rent capped at LHA rate.
14 HOUSING COMMITTEE 12 NOVEMBER 2014
(3) That the estimated levels of subsidy required from the HRA be approved if the rents are set at 80% market rent capped at LHA rate and that delegated authority be given to the Executive Director of Environment, Development and Housing and the Executive Director of Finance and Resources in consultation with the Estate Regeneration Member Board to agree reasonable amendments to that subsidy if changes arise.
44 RESPONSE TO SCRUTINY PANEL ON HOMELESSNESS
44.1 The Committee considered the report of the Executive Director Environment, Development and Housing which informed Members that the Scrutiny Panel on Homelessness was set up to look at and highlight the issues of Homelessness in the City in light of increased levels of homelessness, including the number of accepted households in temporary accommodation (statutory homeless) and rising numbers of rough sleepers. The Panel set out to look at the provision across the city, and to see if all that could be done was being carried out by services across the city.
44.2 The Council’s Health & Wellbeing Overview & Scrutiny Committee of 4 February 2014 agreed and endorsed the Scrutiny Panel report. The Homelessness Scrutiny Panel report 2014 had 17 recommendations. The current report set out these recommendations in appendix 1 and noted the progress Housing had made against their areas. The report was presented by the Service Improvement Manager.
44.3 Councillor Daniel expressed disappointment that the response to the Scrutiny Panel’s recommendations appeared vague and did not set dates against tasks to be completed. She mentioned recommendations 4 & 7 as examples. These recommendations related to a request for a more diverse range of supported accommodation and a request for new and refreshed BHCC housing strategies to explicitly address the housing needs of victims of domestic violence. Councillor Daniel felt that there was a need to state what new action would be taken rather than detail the work that was already being carried out. Councillor Daniel said she could note the report but felt another report should be brought back to the Committee with more detail.
44.4 The Chair agreed that dates and targets were required. The current report accepted most of the recommendations and detailed work in progress. The Chair agreed that there needed to be more clarity and that the Committee should receive a further report.
44.5 Councillor Peltzer Dunn considered that there was a need to come back with more structure and timetabled implementation. There was a need to do justice to the Scrutiny Panel and to provide a positive, rather than a passive response.
44.6 The Chair agreed that there needed to be a timetable. Recommendation 2 – That a senior BHCC officer should be appointed as ‘homelessness services integration champion’ across statutory services and other sectors – was imperative and should be adopted.
44.7 Councillor Mears thanked the Homelessness Team. She acknowledged that they were under pressure and carried out tremendous work. Councillor Mears referred to Recommendation 2 and said she would like to see a policy from Adult Social Care and Children’s Services on homelessness (for example with regards to safeguarding).
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Councillor Mears mentioned that 4 years ago contracts had been signed in relation to adult providers. These were now up for renewal. She asked if councillors would see the contracts. The Executive Director Environment, Development and Housing replied that contracts were being reviewed. Adult Social Care and Children’s Services would review the contracts and some recommendations would be presented to the relevant committees. If any of the contracts related to housing they would be brought back to the Housing Committee. Decisions would be made in the light of the budget position.
44.8 RESOLVED - That the progress made against the Recommendations by Housing be noted.
45 ITEMS REFERRED FOR COUNCIL
45.1 No items were referred to the next Council meeting.
The meeting concluded at 7.00pm
Signed Chair
Dated this day of
16 HOUSING COMMITTEE Agenda Item 50b Brighton & Hove City Council
WRITTEN QUESTIONS FROM MEMBERS OF THE PUBLIC
A period of not more than fifteen minutes shall be allowed at each ordinary meeting for questions submitted by members of the public who either live or work in the area of the authority.
The following written question has been received from Mr Chris Taylor.
“Given that the council has access to electoral registration and council tax data listing how many people live in each property, will the council agree to using this data to systematically identify all potential HMOs by a given date, instead of apparently pushing responsibility for this onto local residents who do not have access to the same information, and are not in a position to prove whether a property is an HMO or not?”
17 18 HOUSING COMMITTEE AGENDA ITEM 50c
Brighton & Hove City Council
Deputation concerning Community Housing Network (Spokesperson) – Ms. Diana Bernhardt – Brighton & Hove Seaside Community Homes The Community Housing Network are a group of like-minded, local community based organisations who are concerned about the escalating unmet demand for social housing and the impact that this has on homelessness and local families in housing need. Historically, Housing Associations have aimed to house the poor but changes in funding have led to increased commercialisation of the sector creating a gap in the housing provider market for the homeless and for those who cannot afford deposits or increased rents. The community housing sector is ready to fill this gap. For over the past 3 years, the community housing sector has successfully developed 463 new units of social rented housing in the city . Without exception, all of these extra units have been provided without the need for subsidy from the council or the Homes and Communities Agency. These new units include: - 416 empty properties have been brought back into use by Brighton Hove Seaside Community Homes to provide temporary accommodation for homeless people. All of the housing has been developed through private finance without the need for grant funding - 36 new homes developed by Brighton Housing Trust through a private loan to provide much needed self-contained accommodation for people moving on from homeless hostels - 11 studio flats for homeless people financed and developed by Brighton YMCA Our success has been achieved through working in partnership and thinking creatively about funding to keep rents genuinely affordable. In addition to the housing above, work has already commenced to develop nearly 90 additional units over the next 2 years . Again all of these additional units will be provided without the need for grant. These additional units include a further 83 empty properties being brought back into use by Brighton Hove Seaside Community Homes and 6 new self- contained flats developed by Southdown Housing Association for homeless people moving on to greater independence. Our achievements exceed the Affordable Housing Programme delivered by larger Housing Associations over recent years. The next 2015-18 Affordable Housing Programme plans 75 new homes, and only 14 are proposed for rent with the remaining 61 being for shared ownership. Whilst shared ownership may have offered an option for working people to get on the property ladder in the past, it is now beyond the reach of most people. For example, a 1 bedroomed shared ownership flat at One Hove Park is marketed at £287,500 with 25% equity of £71,875. This context highlights the increasing gap in affordable housing for rent and the need to embrace local, community-based providers that offer innovative funding models to deliver social housing at genuinely affordable rents. This deputation therefore seeks to achieve a level playing field for the community housing sector by opening up existing partnerships and prioritising new and innovative delivery models that meet the city’s housing aims. In particular, this deputation is asking for: 1. Equality of Opportunity The larger Registered Providers already have an established dialogue with the council through the Brighton and Hove Development Partnership. To provide equality, we need a new formal mechanism for community-based organisations (such as quarterly meetings) to present ideas and business plans within realistic timescales. The Community Housing Network can also offer different options for the transfer or leasing of land to ensure public assets are protected whilst keeping land costs to a minimum to keep rents affordable. 2.Recognition The Community Housing Network is a collection of organisations and models that deserves to be recognised as a sector in its own right. This needs to be recognised in the Housing Strategy along with a commitment to work in partnership with the Community Housing Network and to establish joint ventures where these are in the best interests of the city. 3.Transparency We need a transparent information sharing and decision making process. To maximise possibilities to innovate, we need early information of potential publicly owned sites and an indication of the planning and development features that the Council would support. 4. Delivery
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We need a commitment that practical solutions will be found to overcome the barriers to community housing providers (such as recession measures for S106 contributions and options to dispose land at less than ‘best consideration’).
20 Community Homes Network Supporting Information
Terms of Reference Community Housing Network
Summary of Purpose:
• To increase the supply of community housing options to meet local need • Provide an opportunity to share feedback and ideas to feed into the city housing strategy and to formulate joint responses where appropriate • Provide a mechanism to gain recognition and to champion the values of the community housing sector • Provide a forum to work in partnership with the council, facilitating information and knowledge sharing to promote the development of community housing solutions
Key objectives
• To give a voice to, and champion the values of, local community housing • To promote innovation and partnership to unlock investment for housing • To share knowledge, information and expertise (including feasibility studies and business planning) to deliver genuinely affordable housing • To lobby and influence at a local level for increased recognition, equality of opportunity and a level playing field for the Community Housing Sector • To influence local housing strategy and policy on an ongoing basis • To act as a ‘critical friend’ to challenge the council to explore non-traditional ways of providing housing • To ensure that investment generated by the network remains for the benefit of housing in the city
Membership: Local Community housing organisations and supporters of the groups aims. Current membership list attached.
Key Links Provides updates and promotes the work of the network to the Strategic Housing Partnership, Brighton Hove City Council and the quarterly Community Works housing conferences.
Meetings Meetings will be chaired by Community Works representative Strategic Housing Partnership Meeting papers will be circulated one week in advance unless a shorter timescale is agreed by the Chair. If necessary, joint responses can be actions between meetings via e mail. Meetings will initially be serviced by Brighton & Hove and Hove Seaside Community Homes.
Contact List
Organisation Name E mail BHT Andy Winter '[email protected]'; [email protected] SOUTHDOWN Neil Blanchard '[email protected]' SUSSEX CENTRAL YMCA Chas Walker '[email protected]’; BRIGHTON YMCA Mark Wainwright '[email protected]';
CHIBAH Helen Russell '[email protected] SUSSEX CO HOUSING Julian Howell '[email protected]';
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SEASIDE COMMUNITY Steve ‘[email protected]’ HOMES Bulbeck/Diana Bernhardt BRIGHTON AND HOVE CLT Ian Bailey '[email protected]'; GRACE EYRE Richard Morris '[email protected]'; ETHICAL PROPERTY Mike Butler '[email protected]' COMPANY AGE UK Jessica Sumner '[email protected]' TRUST FOR DEVELOPING Linda Saltwell '[email protected]' COMMUNITIES
Links to:
COMMUNITY WORKS Laura Williams [email protected] ; Lorraine Prince [email protected]
COMMUNITY WORKS Helen Russell [email protected] REPRESENTATIVE ON STRATEGIC HOUSING PARTNERSHIP
22 HOUSING COMMITTEE 52
Brighton & Hove City Council
Subject: Housing Revenue Account Budget 2015/16 14 January 2015 – Housing Committee 12 February 2015 – Policy & Resources Date of Meeting: 26 February 2015 - Council
Executive Director of Finance & Resources Report of: Executive Director of Environment, Development & Housing Contact Sue Chapman Tel: 293105 Officer: E-mail: [email protected] Wards ALL Affected
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 This report presents the proposed Budget for 2015/16 as required by the Local Government and Housing Act 1989. Members are required to consider the budget proposals including savings and service pressures as well as changes to rents, fees and charges.
1.2 The council’s Housing Revenue Account (HRA) contains the income and expenditure relating to the council’s social landlord duties, of approximately 11,700 properties and 2,700 leasehold properties. The income and expenditure relating to these properties is accounted for separately from the council’s other services/activities which form part of the council’s General Fund.
1.3 In managing the HRA, the budget strategy continues its aim of reducing management costs in order to optimise investment in service delivery to the benefit of our tenants and leaseholders that in turn reduces inequality, improves homes and sustains local neighbourhoods.
2. RECOMMENDATIONS:
2.1 That Housing Committee recommend that Policy & Resources Committee:
(a) Approves and recommends to Council the budget for 2015/16 as shown in Appendix 1.
23 (b) Approves a rent increase of 2.2% in line with government guidance. (c) Approves the changes to fees and charges as detailed in Appendix 2.
(d) Notes the Medium Term Financial Strategy shown in Appendix 3.
3. HRA BUDGET PROPOSALS 2015/16
Summary
3.1 The Housing Revenue Account (HRA) is a ring-fenced account which covers the management and maintenance of council owned housing stock. A local authority’s HRA must be in balance meaning that the authority must show in its financial planning that HRA income meets expenditure and that the HRA is consequently viable. In April 2012, the HRA became a ‘self financing’ account which means that the authority needs to ensure sufficient funds are available to meet the future management, repairs and investment needs of the stock. This has enabled the Council to improve planning for management and investment decisions over the longer term. In developing a 30 year Business Plan it is essential that the Council balances the need to increase the rent with a programme to invest money for the benefit of tenants and also building new council homes.
3.2 Although the HRA is a ring-fenced account and is not therefore subject to funding reductions applicable to the Council’s General Fund, the HRA follows the principles of value for money and equally seeks to drive out inefficiencies and achieve cost economies wherever possible. This frees up more HRA resources to fund priority investments for tenants as well as increasing the resources available for the building of new social housing in the City. Benchmarking of both service quality and cost with comparator organisations is used extensively to identify opportunities for better efficiency and service delivery.
3.3 The latest draft benchmarking for 2013/14 shows that the housing management service is a high cost service compared to comparator organisations. This is, in part, due to the fact that in line with our commissioning framework we have been reinvesting some savings from the basic landlord service into preventative services such as Tenancy Sustainment and Housing Inclusion in order to try to support our most vulnerable residents and costs that might arise for other services such as Homelessness Adult Social Care and Health. However, we continue to try to ensure that we have a basic landlord service which is as streamlined and efficient as possible. Therefore the budget strategy reflects savings of £0.907 million which include a number of efficiencies, additional income and the part year effect of future service redesign. These savings will be reinvested in the priorities identified in the capital programme.
3.4 The HRA Budget aims to balance the priorities of both the council and housing residents within the context of the draft Corporate Plan 2015-2019, which sets out the overall direction for the council over the next four years. The council’s purpose and ambition as a local authority for the city is strong civic leadership, value for money, quality public services and to protect the vulnerable. This also sets the vision, principles and priorities, which are shared with Brighton & Hove Connected (the city’s public, community and private sector partnership):
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Our principles • Increasing equality • Improving engagement Our priorities • Economy & housing • Children & young people • Health & wellbeing • Community safety & resilience • Environmental sustainability
The HRA budget strategy focuses upon investment to deliver corporate priorities:
1. Economy & Housing • Continued investment in providing specialist support services for vulnerable council housing residents on low incomes including services that promote financial inclusion. This is critical for those households impacted by Welfare Reform; • Continued Investment in Prevention. Vulnerable residents of the City are over represented within the council’s social housing stock. HRA investment in sheltered service and the quality of council housing, promotes social inclusion and prevents negative impacts upon Health, Adult Social Care and Children’s Services budgets preventing the need for costly statutory interventions such as homelessness support, corporate parenting, hospital and residential care admissions; • Continuing to maximise the social value arising from investment in the Repairs and Improvement Partnership with Mears, through provision of local jobs, raising the aspirations of young people through apprenticeships, and creating local supply chain opportunities. To date this includes: o 85 apprentice and work opportunities provided o 95% local employment o 20 local businesses employed as subcontractors o Partnership with City College to enable 35 construction students to gain experience refurbishing empty homes and looking at further training links for sustainable building solutions o Estate Development Budget run as a not-for-profit business model and improved through working with residents o Completion of the “Waste House” project in partnership with the University of Brighton and Mears. More than 3,000 people, among them students, apprentices, local builders and school children are involved in building the house, with the ambition to train students and apprentices around emerging sustainable industries. • Development of new, affordable council homes, working with the government, registered providers and other partners to maximise investment.
2. Health & wellbeing • Continue to maintain 100% of the council’s housing stock at the Decent Homes Standard and invest in other priorities that promote the health and wellbeing of our residents such as:
25 o continuation of the loft conversion / extension programme to tackle overcrowding, and improve well-being o a strategic programme to tackle damp and condensation to contribute to improving health inequalities. • Continue to provide investment in housing support for older people, through our sheltered housing model. Working proactively to enable households to retain their existing accommodation and continue to live independently in their own homes. • Provide investment in new housing stock that supports residents and families to live independently in decent accommodation.
3. Community safety & resilience • Continued investment in specialist tenancy management and support services to support vulnerable council housing residents and services which tackle the blight of anti-social behaviour. • Continued investment in door entry schemes, lighting and other measures to provide security and safety in council homes.
4. Environmental sustainability • Improving the sustainability and energy efficiency of the housing stock in line with the emerging One Planet Living Sustainable Action Plan for council housing. This would include: o insulation improvements, cladding projects, and improvements to both communal lighting and door entry systems. o Providing energy advice to council tenants from operatives as part of the annual gas check and through other energy advice initiatives; o Tackling fuel poverty through continued investment in providing modern, energy efficient heating for council housing residents; o Investing in estate regeneration and building new council homes to high quality sustainability standards; o Develop opportunities with partners to improve the quality and energy efficiency of the city’s housing stock
Budget Variations
3.5 The HRA budget for 2015/16 is shown in Appendix 1 with the main budget variations detailed in Table 1 below. The budget variances result in a surplus of £0.550 million which will be used to support the capital programme and is shown as ‘revenue contributions to capital schemes’ within the Revenue Budget.
3.6 Employees’ costs include provision for the 2.2% pay increase along with any known increments. The inflationary provision for non-employee costs ranges from zero to 2%, with the exception of some contracts where inflationary increases are agreed within the terms of the contract. All income budgets are zero-based 1 and therefore charges are estimated based on known increases in costs or inflation.
1 A zero-based budget is one that is wholly recalculated each year rather than changing incrementally.
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3.7 Savings proposals, service pressures and changes to rents and fees and charges are detailed in paragraphs 3.10 to 3.20
3.8 The major works leasehold income budget has decreased by £0.409 million to reflect a decrease in planned major works during 2014/15 to blocks containing leaseholders.
3.9 The budget for capital financing costs of £8.634 million has increased by £0.070 million. The budget also includes the repayment of borrowing of £3.0 million with the remaining costs being interest on the outstanding debt.
Table 1: Main Budget Variations
Variation £’000
Increases in Resources: Savings Proposals as detailed in paragraph 3.10 (907) Increase in rent for dwellings (net of empty properties) (666) Other Minor Variances (25) Reductions in Resources: Employees pay award and other inflation 404 Service Pressures as detailed in paragraph 3.11 165 Increase in capital financing costs 70 Reduction in major works income from leaseholders 409
Increase in Revenue Contribution to Capital (550) Schemes
Savings &Service Pressures
3.10 The HRA Budget strategy provides savings of £0.907m for reinvestment in services and the capital programme in 2015/16 by:
• Reduction in Housing Management & Maintenance staff of £0.252m through service redesign focusing on ensuring core services benchmark well with comparator organisations. • A reduction of £0.120m in energy costs through improved efficiency. • A reduction in maintenance unit costs through service efficiencies in the Repairs and Maintenance partnership contract and service contracts saving £0.164m where underspends are already being forecast for 2014/15. • A reduction in a variety of budgets of £0.100m where savings have already been achieved through vacant posts, services no longer required or efficiencies. In addition there are further efficiency savings of £0.065m for materials and general office budgets. • An increase in income from commercial properties £0.050m (reflecting the additional income currently in the 2014/15 forecast). There is also a review underway of the use of garages and car parks which is considering both enforcement and the level of
27 fees charged. As a result, the budget includes a proposal to increase the charges by 5% achieving a saving of £0.045m • An increase in income of £0.111m as a result of the second year of the three year phased introduction of new service charges for ‘Intensive Housing Management’, as agreed in last years budget report. This service to tenants in sheltered accommodation is covered by service charges eligible for Housing Benefit making the service more financially secure. The remodelled service is more aligned to health and social care outcomes and designed to respond to the changing demographics of the older population.
3.11 The budget also provides funding of £0.165m for the following service pressures:
• The Council tax exemption scheme includes proposals to remove the exemptions currently in place for properties that are uninhabitable or remain empty for a period of time from 1 April 2015. As a consequence any HRA empty properties will pay council tax which is estimated to cost an extra £0.050m per annum. • As the rollout of universal credit takes effect it is unclear what impact this may have on the collection of rents and services charges, but there is evidence from other studies that collection rates will be further affected. Therefore a small contingency of £0.030m has been included in the contribution to the bad debt provision for rents to cover this. • The HRA is required to pay a contribution of £0.027m to support the procurement team in the Value for Money programme phase 4 which should achieve efficiency savings for contracts in the HRA. • Funding from Supporting People for the sheltered housing Carelink alarm service will cease from 1 April 2015 resulting in an income loss of £0.058m.
Rents, Fees and Service Charges 2015/16
3.12 Rents for 2015/16 will be calculated in accordance with government guidelines on Rents for Social Housing (published May 2014). In the lead up to last years budget setting, the government published a consultation document covering changes to the social housing rent policy set to apply from April 2015, this has now been enacted by the government. The main changes to be introduced with effect from April 2015 are that the annual increases will change from RPI + ½% + £2 per week to Consumer Price Index (CPI) + 1%. This change removes the flexibility of social landlords to increase social rents each year by an additional £2 where rents are below target. The government expects that this change is will generally result in lower annual rental increases over the long term.
3.13 The current basis on which social housing target rents are set will still apply. Target rents for each property are calculated based on the relative property values, bedroom size and local earnings. Target rents will be set at every assignment of the tenancy which will include both new tenancies and mutual exchanges.
3.14 For 2015/16 rents, local authorities must use the September 2014 CPI of 1.2% plus 1% for setting rent inflationary increases, this results in an increase of 2.2%. This is the equivalent to an average increase of £1.84 per week, increasing the average rent to £85.63. The maximum increase will be approximately £3.30, with the lowest increase being £1.31 per week. Approximately 68% of tenants are in receipt of full or partial housing benefit.
28 3.15 The government introduced rent restructuring with the aim of creating rents that are fair and affordable. Rents are not calculated to take into account any service charges and only include all charges associated with the occupation of a dwelling, such as maintenance of the building and general housing management services.
3.16 Service charges should therefore reflect additional services which may not be provided to every tenant or which may be connected with communal facilities rather than to a particular occupation of a house or flat. Different tenants may receive different types of service reflecting their housing circumstances. Tenants are already paying for a variety of different services such as cleaning services and grounds maintenance, depending on where they live in the City.
3.17 All service charges are reviewed annually to ensure full cost recovery and also to identify any service efficiencies which can be offset against inflationary increases, to keep increases to a minimum. The proposed fees and charges for 2015/16 are set out in Appendix 2. There are no new service charges proposed for 2015/16.
3.18 The heating and hot water service charge for residents with communal gas fired boilers is proposed to decrease by an overall average of 6.35% or £0.58 per week from 1 April 2015. Changes to charges for blocks vary between the maximum reduction of 17.6% or £2.05 per week to a maximum increase of 15.1% or £1.30 per week. Under the current corporate gas supply contract, the unit price for gas is revised annually in October each year for each block . From October 2014, the unit price for gas has decreased by an average of 3.2% for blocks with communal boilers. The latest review of gas consumption shows a reduction in estimated energy consumption in a number of blocks resulting from a mixture of improvements including boiler upgrades and replacements, and the installation of solar panels for hot water. This has therefore contributed to the overall average decrease in service charges of 6.35%.
3.19 Two council blocks (Elwyn Jones Court and Broadfields) are heated by electric heating systems. The latest review of consumption means an increase of 7% for these charges. This takes the average charge for electric heating from £8.34 to £8.92 per week.
3.20 As part of the HRA Revenue Budget Report for 2014/15, Housing Committee agreed to phase-in a new charge for Intensive Housing Management to reflect a proposed redesign of the sheltered service. The new charge has been calculated at £19.92 per week but to limit the increase to tenants, Housing Committee agreed last year to phase-in this charge over three years. Last year the charge was set at £15.06 and the proposed charge for 2015/16 is £17.49, an increase of £2.43. This charge is eligible for Housing Benefit and it is estimated that 104 tenants will have to pay this charge.
3.21 When the new Intensive Housing Management charge was introduced, there were 33 tenants in sheltered blocks who did not have to pay the full charge, as they had received transitional protection since the charge was introduced in 2003. The 2014/15 budget report proposed that this protection be removed gradually over a three-year period so that tenants receiving transitional protection should pay one third (£6.64) of the new charge in the first year and then the remainder of the charge will be phased in over a further 2 years. As this is year two of the phasing in, the charge for these tenants will be two thirds of the total (£19.92) charge, which is £13.28.
29 Medium Term Financial Forecast
3.22 The introduction of self financing has provided additional resources from the retention of all rental income and, through greater control locally, enables longer term planning to improve the management and maintenance of council homes. Although there are additional resources available in the long term, self financing includes a cap (or limit) on the amount of HRA borrowing for capital investment by each local authority. This limit is currently set at £156.8m for Brighton & Hove and the estimated total borrowing up to 31 March 2018 is £138.6m, providing additional borrowing capacity of £18.2m.
3.23 The HRA 30 year Business Plan will be updated in 2015 to reflect the impact of the changes to the social rent policy from April 2015 and the 2015/16 budget proposals. This will enable a review of future opportunities for additional investment in existing housing stock and building new homes and also how the housing debt could be structured to accommodate these plans or possibilities. In the meantime, until a debt strategy is developed, the Budget Strategy assumes that all revenue surpluses that are not required for capital investment are set aside for the repayment of debt. This will reduce the interest payments on existing debt and provide greater headroom in the borrowing limit for future development opportunities. A Medium Term Financial Forecast for years 2015/16 to 2017/18 is included in Appendix 3.
Projected HRA Revenue Reserves
3.24 Table 2 details the projected revenue reserves for 2015/16 which are estimated at £4.041m as at 31 March 2016. Movements in reserves include a contribution of £0.500m to fund the 2014/15 capital programme with a further £1.100m for 2015/16 and an estimated contribution of £0.156m from the 2014/15 revenue forecast outturn.
3.25 The recommended working balance (minimum level of reserves) is £3.000m. Therefore, after taking this into account, usable revenue reserves are projected at £1.041m at 31 March 2016, which can be used to support one off items of expenditure.
Table 2: Projected Unearmarked Revenue Reserves at 31 March 2016
£’000 Reserves at 1 April 2014 5,485
Plus: Forecast contribution from 2014/15 Revenue Outturn at month 7 156 Less: Use of Reserves to fund the capital programme 2014/15 (500) Projected reserves at 31 March 20 15 5,141
Less use of reserves to fund the capital programme 2015/16 (1,100)
Total Projected Balance at 31 March 201 6: 4, 041
Applied to: Working Balance 3,000 Usable revenue reserves 1,041
30
3.26 Estate Development Budget reserves, which are held separately from the HRA general reserves above, are £0.599 million as at 1 April 2014. These reserves relate to committed revenue and capital expenditure for schemes agreed in previous financial years that are not yet completed. A review of the EDB reserves will take place following the end of the financial year 2014/15.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
4.1 The budget process allows all parties to engage in the scrutiny of budget proposals and put forward viable alternative budget proposals to Budget Council on 26 February 2015. Budget Council has the opportunity to debate both the proposals recommended by Policy & Resources Committee at the same time as any viable alternative proposals.
4.2 Rents have been set in accordance with the government’s Social Housing Rents guidance. In previous years, the Housing Subsidy Determination controlled rent setting increases by removing resources from local authorities through non compliance. Although the subsidy system is now abolished, increases in rents above the government’s rent policy will be subject to the rent rebate limitation which sets a limit on the level of rent increases. Any increases above this limit would result in a loss of Housing Benefit Subsidy, which is payable by the HRA.
4.3 The government’s policy for social housing rent is to ensure rents are fair and equitable nationally. Although the authority can set rents at a lower level than rent guidelines, this would bring the rents out of line with national policy. The government’s self financing valuation agreed at April 2012 is based on using the rent restructuring formula and was set at a level to provide a balanced business plan over the next 30 years. Reducing rental increases away from those levels included in the valuation will affect the 30 year Business Plan and therefore reduce the level of resources available to fund future repairs, maintenance and improvement works.
5. COMMUNITY ENGAGEMENT & CONSULTATION
5.1 The timing of the detailed budget considerations rendered them too late to be taken to Area Panels, however, all Area Panel representatives and chairs were sent a letter explaining the budget proposals. This summarised the various components including the details of the proposed savings of £0.945m, how the savings would be reinvested back into the service, the 2.2% rent increase, and advised on contact details if further information or clarification was sought.
A paper proposing amendments to the current discretionary schemes offered to tenants (which is also presented to this committee) was presented at the last round of Area Panels. In the main, representatives had concerns about the eligibility age being increased from 65 to 75, and for this reason, it is now proposed that the saving of £0.038m that would have been made is instead used to provide transition arrangements for those most in need. Therefore the proposed savings have been reduced from £0.945 m to £0.907m.
A budget workshop was held in October with tenant representatives from the Value for Money Service Improvement Group. The feedback from this group was that their priority areas for spend were anti-social behaviour, new build properties, discretionary schemes
31 and on information technology that would lead to more effective or efficient services. Their thoughts on income generating ideas centred around increasing action on rent arrears, removing any waste from the repairs service, potentially selling housing services, and increasing rents.
When asked what the group would most like to see from their landlord, a long list was produced with some examples being a good repairs and maintenance service, to be approachable and to listen, to build more homes, to provide internet access, and to help bring people together.
6. CONCLUSION
6.1 The Local Government and Housing Act 1989 requires each local authority to formulate proposals relating to income from rent and charges, expenditure on repairs, maintenance, supervision and management and any other prescribed matters in respect of the HRA. In formulating these proposals using best estimates and assumptions the Authority must set a balanced account. This budget report provides a breakeven budget and recommends rent increases in line with current government guidance.
7. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
7.1 The financial implications are contained within the main body of the report.
Finance Officer Consulted: Sue Chapman Date: 11/12/14
Legal Implications:
7.2 Paragraph 3.1 and Section 6 of the report outline the legal framework for the HRA. The Housing Committee cannot approve the HRA Budget for 2014/15. The council’s constitution provides that the Policy & Resources Committee is responsible for formulating budget proposals for approval by full council.
Lawyer Consulted: Liz Woodley Date: 31/12/.14
Equalities Implications:
7.3 The HRA budget funds services to people with special needs resulting from age, vulnerability or health. To ensure that the equality impact of the budget proposals is fully considered as part of the decision making process, an Equality Impact Assessment screening document for the HRA budget proposals has been prepared. Full equality impact assessments have been developed on specific areas where required.
Sustainability Implications:
7.4 The HRA budget will fund a range of measures that will benefit and sustain the local environment. The self-financing settlement will provide a framework within which all local authorities can sustain their stock in a good condition in the future. This should enable the council to deliver a range of measures that will benefit and sustain the local environment.
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Risk and Opportunity Management Implications:
7.5 Financial risks have been assessed throughout the development of the council’s HRA budget. The introduction of Self Financing means that all the risks inherent in running social housing landlord services will now transfer from the government to the local authority. The key risks which will need to be managed and developed as sensitivities and scenarios within the model may include: • Inflationary risk where expenditure inflation is greater than income, particularly with rental increases determined by national rent policy; • Managing interest rate fluctuations and the debt portfolio; • Long term capital and maintenance responsibilities compared with available resources; • Balancing regeneration and redevelopment needs with tenants priorities.
Corporate / Citywide Implications:
7.6 The Budget seeks to improve the quality of housing and services provided to tenants across the City.
SUPPORTING DOCUMENTATION Appendices:
1. Appendix 1: HRA Forecast Outturn 2014/15 and Budget 2015/16 2. Appendix 2: Fees and Service Charges 2015/16 3. Appendix 3: HRA Medium Term Financial Strategy
Documents in Members’ Rooms None
Background Documents 1. 2015/16 Housing Revenue Account Working Papers
33 34 Appendix 1
HRA Forecast Outturn 2014/15 and Budget 2015/16
2014/15 2014/15 2015/16 Adjusted Forecast Original Budget Outturn Budget (month 7)
£'000 £'000 £'000 EXPENDITURE Employees 8,563 8, 612 8,269
Premises - Repairs 11,199 10,908 11,205
Premises - Other 2,948 2,870 2,935
Transport 139 144 146
Contribution to Bad Debt Provision 291 291 321
Supplies & Services 2,746 2,826 2,477
Third Party Payments 183 175 183
Support Services - From Other Departments 2,239 2,239 2,221
Revenue Contributions to Capital Schemes* 22,074 22,074 22,624
Capital Financing Costs 8,564 8,590 8,634
Total Expenditure 58,946 58,729 59,015
INCOME Rents Dwellings * (50,423) (50,404) (51,089)
Rents Car Parking / Garages (875) (875) (938)
Commercial Rents (537) (537) (537)
Service Charges (6,588) (6,553) (6,098)
Other Recharges and Interest (523) (558) (353)
Total Income (58,946) (58,885) (59,015)
TOTAL DEFICIT / (SURPLUS) 0 (156) (0)
35 36
Housing Revenue Account Fees and Service Charges Proposals 2015/16 Appendix 2
All fees and service charges are reviewed annually to ensure full cost recovery and also to identify any service efficiencies that can be offset against inflationary increases to keep increases to a minimum. The following table lists all of the HRA fees and service charges proposed for 2015/16.Those charges that are proposed to increase or decrease by more than standard inflation, are explained in the body of the report.
Number Estimated Current 2015/16 2015/16 2015/16 of Number Eligible Average proposed proposed Proposed Comments tenants not for Weekly Average Average average affected eligible HB Charge increase/ Charge increase/ for HB 2014/15 (decrease) (decrease) 37 % per week £ Grounds 5,601 1,532 Yes £0.65 1% £0.66 £0.01 Contractual increase Maintenance from City Parks Communal 5,341 1,577 Yes £2.78 Nil £2.78 Nil Full cost recovery cleaning without increasing charges because of efficiencies made within this service. Communal 1,070 1,070 No £9.13 (6.35%) 8.55 (£0.58) This charge is heating – gas calculated based on estimated consumption for 15/16 and the new unit price for gas.
Number Estimated Current 2015/16 2015/16 2015/16 of Number Eligible Average proposed proposed Proposed Comments tenants not for Weekly Average Average average affected eligible HB Charge increase/ Charge increase/ for HB 2014/15 (decrease) (decrease) % per week £ Communal 78 78 No £8.34 7% £8.92 £0.58 This Increase is based heating – on recovery of electricity electric costs for these sites. TV Aerials 5,626 1,552 Yes £0.76 Nil £0.76 Nil No change.
38 Sheltered 823 107 Yes £8.68 2.2% £8.87 £0.19 Inflationary increase Services – 2.2%. common ways Sheltered 798 103 Yes £1.33 Nil £1.33 Nil New contract pending - Services- No contractual increase laundry for 15/16 Water 136 18 No £3.60 2.2% £3.68 £0.08 Increases based on recovery of costs and estimated increases by Southern water of 2.2%. Video Entry 12 2 Yes £0.96 Nil £0.96 Nil No change.
Guest rooms n/a No £8.80 Nil £8.80 per Nil No Change. per night night
Number Estimated Current 2015/16 2015/16 2015/16 of Number Eligible Average proposed proposed Proposed Comments tenants not for Weekly Average Average average affected eligible HB Charge increase/ Charge increase/ for HB 2014/15 (decrease) (decrease) % per week £ Intensive 850 104 Yes £15.06 16.1% £17.49 £2.43 As agreed in 14/15 nd Housing budget report – 2 phase of new charge. Management for tenants in Some tenants are also sheltered on transitional protection accommodation – details in main report. 39 Garages & Car 2,479 2,479 No £8.52 5% £8.95 £0.43 As proposed in savings Parking schedule. Electricity – 5,302 1,557 Yes £1.01 Nil £1.01 Nil Charge to reflect communal average unit price for ways electricity and new estimates for consumption. Lift Servicing 2,416 596 Yes £0.85 Nil £0.85 Nil No Change. and maintenance Mobility 22 22 No £3.00 (16.7%) £2.50 (£0.50) Electricity usage is lower Scooter than expected. Storage
40 Appendix 3 Medium Term Financial Forecasts
Revenue Budget 2015/16 2016/17 2017/18 £'000 £'000 £'000 Expenditure Employees 8,269 8,100 8,212 Premises -Repairs 11,205 11,429 11,068 Other expenditure 8,283 8,219 8,284 Capital Financing 8,634 8,707 8,870 Total Expenditure 36,391 36,455 36,434 Income Rental Income (51,089) (52,166) (53,881) Other Income (7,926) (8,205) (8,362) Total Income (59,015) (60,371) (62,243) NET SURPLUS 22,624 23,916 25,809 Allocated to : Revenue Contribution to Capital schemes 22,624 23,916 25,809
Assumptions 1. Inflation is included at 2% per annum with pay increases at 1% for 2016/17 and 2% per annum thereafter to cover pay award and pay related matters. 2. Efficiency savings are assumed at £0.900 million over financial years 2016/17 and 2017/18. 3. Capital financing costs are projected to increase and includes capital repayment/set aside of £3.0m and £2.0m for 2016/17 and 2017/18 respectively. The total estimated borrowing as at 31 March 2018 is £138.6m, against the debt cap of £156.8m, providing the opportunity for additional borrowing of £18.2m subject to affordability. 4. Rents are assumed to increase by 2.5% for 2016/17 and 3% for 2017/18, and forecasts include an assumed increase in rental income from new build properties offset by a reduction in rental income due to Right to Buy Sales. 5. Other income is projected to increase by 2%.
The net revenue surpluses over the three year period will be used to fund the HRA Capital Programme 2015 – 2018.
41 42 HOUSING COMMITTEE AGENDA ITEM 53
Brighton & Hove City Council
Subject: Housing Revenue Account Capital Programme 2015-18 Date of Meeting: 14 January 2015 – Housing Committee 12 February 2015 – Policy & Resources Committee Report of: Executive Director of Environment, Development & Housing Executive Director of Finance & Resources
Contact Officer: Benjamin Ben’Okagbue - Head of Property & Investment Name: Tel: 29-3857 E-mail: benjamin.ben’[email protected] Wards affected: All
FOR GENERAL RELEASE
1. SUMMARY AND POLICY CONTEXT:
1.1 This report seeks approval for the 2015/16 capital programme and provides a provisional capital programme for the following two years, 2016/17 & 2017/18, for the Housing Revenue Account (HRA). The report takes into consideration the latest resources available and aims to balance the priorities of both the council and housing residents within the context of the draft Corporate Plan 2015-2019, which sets out the overall direction for the council over the next four years.
1.2 The introduction of the Housing Revenue Account (HRA) self-financing arrangement, has, in effect, created a housing landlord business within Brighton & Hove City Council. This business owns,manages and maintains range of assets, including over 11,700 rented dwellings, 2,700 leasehold dwellings, car parks, garages, and associated land.
1.3 This new business must plan for the long-term to be a success, delivering good quality customer service and directing stock investment effectively so that it can positively contribute by: • Providing good quality, low environmental impact housing to meet present and future needs • Assisting in meeting the councils’ housing, equalities and regeneration priorities, whilst delivering “best value.” • Assuring the sustainability and optimum performance of the HRA business plan
1.4 Creating a long-term sustainable asset base, which best meets the needs of residents and the City as a whole, are the key drivers of the capital programme proposals.
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2. RECOMMENDATIONS:
2.1 That Housing Committee recommends that Policy & Resources Committee approves the HRA capital programme budget of £41.034 million and financing for 2015/16 as set out in paragraph 4.3
3 STRATEGIC CONTEXT
3.1 The Housing Revenue Account (HRA) capital strategy focuses on meeting Corporate Plan priorities through building new homes and improving the quality and sustainability of the existing housing stock. The HRA capital strategy aims to ensure that every pound invested reaches beyond the housing service and contributes to regeneration, tackling inequality, creating training and employment opportunities and improving sustainability.
3.2 The City Plan sets a local housing target for the City to 2030 of 11,300 new homes; this includes 500 homes from HRA/Estates Regeneration Programme. The HRA new homes/estates regeneration programme is split into 3 phases, with delivery of phases 1 & 2 by 2017 and the wider regeneration phase 3 by 2020.
3.3 The proposed HRA Capital Programme is anticipated to contribute significantly towards providing modern and sustainable services, to enable a high performing local authority working toward a new model of self sufficiency for public services in the city and looking beyond the obvious single theme of individual Buildings to embrace works under 4 further new themes, as outlined in the draft HRA Asset Management Strategy, (which will be presented to this committee in the spring). Appendix one presents the HRA capital programme budget proposals under these new theme headings as follows : • Buildings (building new ones and improving the existing structure and fabric) • Places • Land • People
4. FUNDING THE 2015/16 CAPITAL PROGRAMME
4.1 The HRA now operates on ‘self-financing’ principles and the capital programme may therefore be funded from a variety of HRA sources including revenue surpluses (rental income), borrowing, capital receipts (including surplus Right-to-Buy receipts towards new build schemes), reserves and other grants. These resources are part of the HRA ring-fenced account to be spent on council owned stock.
4.2 The proposed programme for 2015/16 and the funding arrangements are outlined below and totals £41.034 million. This programme does not include any re-profiling identified from the 2014/15 targeted budget monitoring.
44
4.3 The proposed programme is detailed as below:
Budget 2015/16 £'000 EXPENDITURE Buildings (Improving Housing Quality) 17,787 Building New Council Homes 10,284 Places 7,043 HRA Land 4,040 People 1,780 ICT Budget 100 Total Programme 41,034
FUNDING Revenue Contribution to Capital 22,624 Borrowing 8,111 HRA reserves 2,100 GF Reserves (ASC contribution Brooke Mead) 2,100 Capital Receipts BHSCH 3,249 Capital Receipts Net RTB 1,350 HCA Grant (Brooke Mead) 1,200 Energy Grants 300 Total Funding 41,034
4.4 The majority of the capital programme is funded from the from rental income (after meeting revenue costs) of £22.624 million, supported by borrowing of £8.111 million for which the capital financing costs are included in the revenue budget.
4.5 The programme includes the 2nd year of grant funding from the Homes and Communities Agency (HCA) of £1.200 million towards the development of Brooke Mead extra care housing. In addition, the funding includes £0.300 million from Energy grants received. The funding is generated from work that brings about carbon use reductions in the housing stock.
4.6 The programme also includes receipts of approximately £3.249 million due in 2015/16 from the leasing of properties to Brighton & Hove Seaside Community Homes. Investment will be used to maintain our homes to the Brighton & Hove Standard.
4.7 In June 2012, the council signed an agreement to retain any net additional ‘right to buy’ (RTB) receipts for investment in new affordable homes. The 2015/16 budget includes the use of £1.350 million retained RTB receipts towards building new homes. The balance of retained RTB receipts will be held in reserves to be used to offset
45 against the costs of building new council homes programmed in the next 2 years. Capital receipts reserves at 31 March 2015 are projected at £7.300 million which reflects the estimated retained RTB receipts.
5 CAPITAL PROGRAMME 2015-18
5.1 The investment programme for 2015/16 as detailed above is £41.034 million and is detailed in Appendix 1, along with the provisional programme for the following two years.
5.2 The 3 year Capital Investment Plans provide the council with the certainty to plan, build and let accommodation to meet both general and specialist housing needs across the city. This 3 year plan takes its lead largely from that consulted on and agreed last year. It is critical to delivering our Housing Strategy objectives and outcomes. During 2015/16 we will be reviewing the Housing Strategy and identifying opportunities for new and future investment, respecting existing capital programme commitments. We are currently consulting on our new Housing Strategy / Local Housing Investment Plan which includes references to HRA investment (revenue, capital programme, future borrowing, use of RTB receipts) against our three key Housing Strategy priorities of Improving Housing Supply, Improving Housing Quality and Improving Housing Support.
5.3 In our November 2014 Housing Strategy update to Housing Committee we said ‘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.’
5.4 Consultation with our tenants, leaseholders and investment stakeholders will continue to inform the shape of the Housing Strategy / Local Investment Plan and its implementation through improvement programmes and investment in individual schemes. The programme will also be published on the council’s website. Resident engagement and consultation on the implementation of the agreed plans will be supported through existing arrangements with our delivery partners including Mears and the Property and Investment delivery team is currently being re-structured to place it in an optimum position to place residents at the heart of everything that we do.
5.5 In summary the investment programme aims to build upon the achievement of 100% Decent Homes compliance (as at December 2013) by further developing the council’s housing stock and by looking beyond the individual buildings.
Buildings
Building new council housing .
5.6 The council has established the New Homes for Neighbourhoods programme to build new council homes on council land across the city. Housing Committee has approved a number of schemes which are included in the capital programme. Four
46 former garage/car parking sites are being developed (Hardwick Road, Foredown Road, Flint Close and Kensington Street) with 24 new homes. Three infill sites are also being progressed at Manor Place (15 flats), Preston Road (2 wheelchair accessible bungalows) and Ardingly Street (5 flats). A number of other schemes have been to Housing Committee for early approval, but will not be included in the capital programme until the detailed design is developed and funding is agreed by Housing Committee. These include the former Whitehawk Library site (58 flats), Wellsbourne site (27 flats) and Selsfield Drive former Housing Office (up to 20 flats). The programme also includes budget for undertaking further feasibility studies on potential sites.
5.7 Following Housing Committee approval on 13 November 2013, Policy & Resources approved a budget of £8.3 million for the development of extra care housing at Brooke Mead. The costs were indicative at that time based on early stage designs with an estimated expenditure profiled as £3.0 million in 2014/15 and £5.3 million in 2016/17. Contractors Willmott Dixon, appointed through an OJEU compliant framework (known as SCAPE), have carried an initial cost review showing that costs have increased to approximately £9.8-£10 million for this new build scheme. The increase in build costs stem from the high number of site abnormals such as ground condition ,engineering requirements and a significant increase in build costs inflation in the last year. The increased costs have been reflected in the 2015/16 & 2016/17 budget proposals. A further financial appraisal of this scheme shows that the increased costs may be met through shared ownership sales (not in the original financial appraisal) and extending the borrowing available from the net rental income streams from 30 to 40 years, therefore not requiring HRA subsidy.
Buildings (Improving Housing Quality)
5.8 The capital programme reflects the ongoing need to maintain dwellings at the Brighton Standard (which incorporates and expands on the requirements of the Decent Homes standard). Works to improve homes including ensuring that internal elements such as kitchens, bathrooms, central heating systems and rewiring homes, as well as external elements such as doors and windows, all meet the benchmark standards.
5.9 Additionally, basic health and wellbeing requirements are assessed, and the required safety levels met. Even though decency targets were met as at December 2013, with an associated reduction in some capital budgets, significant investment will still be required to ensure that sustainable standards agreed with residents are maintained to help prevent and treat those properties falling out of the standard, and for further investment in areas that provide comfort and security and improve energy efficiency. For example upgrading insulation and installing high efficiency boilers.
Health & Safety .
5.10 Health and Safety works remain the key basic requirement for ensuring the wellbeing of all residents, visitors and those working on housing assets. This area of works includes door entry systems, close circuit television (CCTV), water tanks, lifts, ventilation shafts, dry risers, fire alarms, asbestos management, roofing, lighting,
47 structural building work, preventative damp work, cyclical maintenance and decorations programme.
5.11 Fire Safety and Asbestos management budgets throughout the period reflect the need to retain good levels of risk management in these key areas. In many cases, such as the door replacement programme, highly secure and fire compliant doors are being fitted, which also reduce drafts and improve energy efficiency for residents.
5.12 The Minor Capital works budget includes a provision for programmed works identified by residents where their homes and buildings require large or complex repairs, also a sum for surveys and preparatory works.
5.13 The proposed budget includes a specific programme for tackling condensation and mould growth. This essential work deals with a potential health hazard, and work to prevent effects of condensation and damp have been integrated into the cyclical area-based investment programmes.
5.14 Other budgets for ensuring water safety and the security of residents, for example through modern, well maintained door entry systems, make up our ongoing planned investment in safety and security in this area.
Sheltered Housing .
5.15 The council built a significant number of sheltered studio flats with shared facilities, in the 1960s and 1970s which are now proving unpopular and hard to let. Refurbishment is taking place to ensure all studios have their own bathrooms and this will be completed in 2014/15.
5.16 The above action means that there are still over 200 studios with their own bathrooms, but where the bed is in the lounge. The conversion of these studios to one bedroom flats is a major priority of this proposed current capital budget.
Places.
5.17 The current 3 year programme includes substantial investment in lift replacements and modernisation, including considerable improvements to energy performance. This budget has been increased to reflect tenants’ support to accelerate where practical the lift replacement programme. The increased funding reflected in this programme is enabling the new lifts to be installed across the city within 5 years, rather than the original plan to complete programme within 10 years.
5.18 Over the next year, replacement and upgrading will focus on continuation of works at Leach Court and Philip Court and installing new lifts at the Bristol Estate blocks: Damson ,Meadowsweet, Calendula, Allamanda, Cherry, Sorrel and Hollyhock. Work will also be on-going at the Whitehawk blocks: Kingfisher Court, Falcon Court, Swallow Court, Kestrel Court and Heron Court, subject to any leasehold requirements, where they apply. Energy performance on the new lifts is improved by both more efficient motors, and controls, ,such as low energy ‘standby’ modes when not in use.
48 5.19 A large scale electrical wiring programme to upgrade and improve communal lighting and controls, is now well underway, with provisional programmes published on the website.
HRA Land.
5.20 One of the key strategic priorities outlined in the City-wide Housing Strategy 2009-14 was to improve housing quality; to make sure that residents are able to live in decent homes suitable to their needs. Our strategic goals under this priority include, reducing fuel poverty, minimising CO2 emissions and improving tenants’ homes, ensuring they are of high quality and well maintained.
Conversion and Extension of Existing Dwellings . 5.21 The 3 year capital programme includes a budget for loft conversions and extensions to help alleviate overcrowding and to facilitate any required adaptation works. This is all about the aspiration to improve people’s lives and the quality of living These projects have already helped to reduce the number of overcrowded families, and provide good quality family homes that meet the specific needs of vulnerable residents. These projects additionally help local families to be in a position to plan for the future by being based in a suitable location for the long-term.
People.
5.22 The Council is committed to improving the energy efficiency of the City’s housing, reducing the cost of living at a time when energy prices continue to rise. The aim is to help households to access affordable energy efficiency measures, in particular people on low incomes. This will assist in tackling fuel poverty and contribute to reducing the City’s carbon dioxide (CO2) emissions. In addition, the Council is committed to contributing to the development of the One Planet approach to ensure Brighton & Hove will improve energy security, become more resilient to shortages and price increases in energy and other resources and take opportunities for growth in environmental sector jobs.
Apprentices within the Repairs Partnership 5.23 The Council works with key partners within the City to extend real employment opportunities to young people of working age, through our continued financing of the apprentice programme.
Improving adaptability and accessibility 5.24 The housing adaptations budget remains at £1.150 million per annum to reflect the growing need for minor, sensory and major housing adaptations as a result of an ageing population, applicants with disabilities particularly children living longer with more complex needs and to help residents continue to access and live comfortably in their own home rather than in residential care settings. In addition the budget helps ensure
49 we make the best use of other capital investment programmes e.g Decent Homes and below the Conversion & Extension project, to joint work & co-fund the relevant works where there is a disability need. These projects are delivered by working together with Occupational Therapy professionals, the budget proposals for 2015/16 to 2017/18 are to continue at this same level of funding.
Accessibility of sheltered housing communal areas 5.25 There are some required improvements to communal areas such as ramps and stair lifts, which are relatively minor but which will improve tenants’ quality of life. A dedicated budget will be made available to address these issues.
Estate Development Budget 5.26 The Estate Development Budget has been included. Working collectively with our residents and Mears, officers wish to explore ways of returning even greater value for money and levels of customer satisfaction. EDB bids will be integrated into larger planned programmes of works, where it makes sense to do so, in order to achieve greater economies of scale and therefore get more for EDB money.
Fencing 5.27 This budget provides for a strategic approach to improving boundary fencing across the city. Fencing has been identified by residents as an area where greater resources should be allocated based on safety and security needs.
6. CONSULTATION (People as Assets)
6.1 The Asset Management Panel (AMP) and Repairs and Maintenance Monitoring Group (RMMG) have been replaced by the Home Service Improvement Group (Home Group) which has successfully and effectively worked with BHCC staff and Mears to ensure that there is a thorough and transparent management of the programmes, and improvements to them. Residents from the Home Group are represented on the Core Group, and are also to have representatives on the Partnership (operational) group. These groups work closely with BHCC and Mears as a partnership to ensure that contract expectations and requirements are met, and exceeded where possible.
6.2 The information on the strategy and commitments of the 3-year capital programme for the period 2012-2015 was presented to residents in early 2012, and details circulated widely, including being available on our website. The 2015-2018 3-year plan seeks to build on these solid foundations and deliver the long-term commitments that were made in these programmes, in a transparent manner, whilst reflecting any new priorities that have emerged in consultation with residents, such as speeding up the lift replacement programme. As more details emerge, further details will be reported as appropriate, to allow further discussion of the investment strategy and programme.
50 6.3 All leaseholders have been, or will be, consulted about individual contracts carried out as part of the programme in full compliance with the Commonhold and Leasehold Reform Act 2002.
6.4 It is important to note that every project cannot be foreseen within our planning strategy and where ad-hoc projects are needed to be carried out this will be done through existing and new processes and procedures that incorporate effective communication and engagement with all residents in the properties concerned, regardless of their individual tenure. All appropriate resident groups are to be fully included in this consultation.
7. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
7.1 Financial Implications are included in the main body of the report.
Finance Officer Consulted: Susie Allen Date: 11/12/14
Legal Implications
7.2 In its role as landlord, the Council has statutory and contractual obligations to maintain the structure of and installations in its housing stock. The proposals contained within this report will assist the Council in fulfilling those obligations. The Council must take the Human Rights Act into account when making decisions but it is not considered that any individual’s Human Rights Act rights would be adversely affected by the recommendation in the report.
Lawyer Consulted: Liz Woodley Date: 10/12/14
Equalities Implications:
7.3 All projects carried out include full consideration of various equality issues and specifically the implications of the Equality Act.
Sustainability Implications:
7.4 This programme supports the One Planet Council targets and Sustainable Action Plan. Housing is a key contributor to the Carbon Emissions reductions commitments and will help to reduce the number of residents affected by fuel poverty and rising energy costs.
51 7.5 Project briefs are issued on all projects and require due consideration of sustainability issues, including energy conservation and procurement of materials from managed and sustainable sources.
Crime & Disorder Implications:
7.6 All contracts are entered into with a requirement for site security. Specific projects, directly address security and prevention of crime and anti-social behaviour.
Risk & Opportunity Management Implications:
7.7 The prime risks associated with this report are those associated with major construction projects. Full account of risk is taken through compliance, in all works, with the Construction Design & Management Regulations, which amongst other measures, require preparation of project specific Health & Safety Plans.
Corporate / Citywide Implications:
7.8 The Housing Capital Programme reaches to all parts of the city. It seeks to provide substantial improvement to the Council’s housing stock and improve quality of residents’ lives in their homes. The implementation of the proposed programme will take account of all relevant best practice guidelines and be developed to provide ever improving performance targets.
8. EVALUATION OF ANY ALTERNATIVE OPTION(S):
8.1 No alternative options have been considered.
9. REASONS FOR REPORT RECOMMENDATIONS
9.1 The Local Government and Housing Act 1989 requires each Local Authority to formulate proposals relating to capital expenditure in respect of the HRA. The council’s constitution and financial regulations require that capital budgets are approved through the Committee system.
SUPPORTING DOCUMENTATION
Appendices:
1. HRA Capital Programme for 2015-18
52
Documents in Members’ Rooms
None
Background Documents
1. Draft Asset Management Strategy 2014 - 2018
53 Appendix 1 HRA Capital Programme 2015 – 18 Provisional Provisional Budget Budget Budget EXPENDITURE 2015/16 2016/17 2017/18 £'000 £'000 £'000 Buildings (Improving Housing Quality) Condensation & Damp Works 719 719 742 Roofing 1,843 1,470 1,484 Fire Safety & Asbestos Management 480 441 445 Major Structural works 324 376 380 Insulation improvements (incl overcladding) 5,554 7,741 4,802 Refurbishment 454 0 0 Window Replacement Programme 1,450 1,495 1,514 Door Replacement Programme 444 429 433 Kitchen & Bathroom Replacements 1,678 1,715 1,730 Rewiring - Domestic/ Communal 2,780 1,165 1,083 Domestic/Communal Heating Improvements 2,061 3,363 3,240 Sub-total Buildings (Improving Housing Quality) 17,787 18,914 15,853
Building New Council Homes Brookemead extra care 5,000 2,000 0 Infill sites - Manor Place 800 1,000 0 Garage Sites - Guinness 2,600 1,200 0 Ardingly Street 1,100 0 0 Preston Road Conversion 384 0 0 Feasibility & Design - Housing Investment 400 0 0 Sub-total New build 10,284 4,200 0
Total BUILDINGS 28,071 23,114 15,853
Places (Internal communal areas, commercial assets, ext appearance of our bldgs, attention to the public realm.) Lift Replacements & Repairs 3,405 3,204 2,707 Door Entry Systems Replacement & Repair 273 263 264 Main Entrance Doors Replacement 156 180 203 Water Tanks, Ventilation & Fire Alarms Lighting 436 316 317 City College partnership projects 42 50 50 Cyclical Decorations 2,731 2,793 2,821 Total Places 7,043 6,806 6,362
HRA Land (Estate groupings, garages and car parks, maximising accommodation within existing envelope, leased assets etc.) Major Empty Homes works, conversions & seaside homes 547 306 309 Future capital projects - feasibility works/urban design planning studies 122 117 118 Minor Capital Works 299 304 309 Future proofing of assets 60 61 62 Citywide conversions & extensions 1,198 1,225 928
54 Conversions of existing bed-sits 1,814 2,417 1,182 Total HRA Land 4,040 4,430 2,908
People (Adaptations, future proofing, putting residents at the centre of endeavour, consultation.) Disabled Aids & Adaptations 1,150 1,150 1,150 Estate Development Budget 540 540 540 Fencing 60 61 62 Cycling Facilities 30 24 25 Total People 1,780 1,775 1,777
ICT Budget 100 100 100
Total Budget Requirement 41,034 36,225 27,000
55 56 HOUSING COMMITTEE Agenda Item 54
Brighton & Hove City Council
Subject: Charging Registered Providers for Choice Based Lettings Date of Meeting: 14 TH January 2015 Report of: Executive Director of Environment, Development and Housing Contact Officer: Name: Sylvia Peckham Tel: 29 3318 Email: Sylvia.peckham@brighton -hove.gov.uk Ward(s) affected: All
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 The Council operates a joint Housing Register rather than individual Registered Providers (RPs) having to keep their own registers. All applicants are assessed and verified by Homemove team and reviewed following any changes within the household. Social housing that is available for letting is advertised through Choice Based Letting. Once bidding closes the Homemove team carry out checks on the top three shortlisted households for each property to ensure they meet all the criteria for the property they have bid on. 1.2 Most other councils do charge RPs for this work carried out on their behalf. To date, this council has not charged Registered Providers but in the light of budget pressures can no longer continue to provide this free and so are seeking to introduce charges to RPs. 1.3 By charging RPs this will enable us to deliver savings to the General Fund next year of £140k and forms part of our saving strategy and modernising services
2. RECOMMENDATIONS:
2.1 That Housing Committee agrees to introduce charges to Registered providers that will pro rata cover the costs of managing the Joint Housing Register and verifying the shortlist of applicants who have bid for RP properties
3. CONTEXT/ BACKGROUND INFORMATION
3.1 Choice Based Lettings was introduced in the city May 2005. As part of this the old Housing Waiting List was developed into a Joint Register which recorded housing need for all social housing in the city and not just for council accommodation. 3.2 The second aspect was that all social housing tenancies were advertised through Homemove using the Locata IT. Locata charge each social housing provider the cost of placing the advert only. 3.3 Properties are advertised each fortnight and applicants on the Housing Register are able to place bids on up to 3 properties of their choice. At the close of the
57 fortnightly bidding cycle, the system generates shortlists of applicants for each property advertised.
3.4 The Homemove team then carry out checks to verify that each of the top three shortlisted applicants for each property are eligible for the property they have bid on. These details are then forwarded to the relevant RPs and Housing Management so they can contact the applicants and arrange for them to view their properties. In the event that all of the top 3 shortlisted applicants refuse the property or it transpires that they are not eligible, then Homemove will verify the next 3 applicants on the shortlist for that property.
3.5 The work involved with assessing applicants and maintaining the Housing Register and with verifying shortlisted applicants for RP properties has not been recharged to RPs but has been provided by the council. The Housing Revenue Account is charged for the cost of providing the service for council transfers and verifying shortlists for council properties and so it is only fair that Registered Providers cover the cost for their properties rather than the General Fund continue to provide this.
3.6 We are also undertaking a review of the end to end process for sheltered housing which will also inform the more widely general needs housing. This will examine the processes from receipt of application to join the Register through to checks and verifications carried out through to obtaining a property. The aim is to streamline while ensuring a more effective and targeted service, thereby demonstrating a service that is value for money and transparent in what service provides and costs. It will also enable us to consider how we undertake more joined up work with Adult Social care by ensuring we have robust information relating to joint clients so they are moved efficiently.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
4.1 We could do nothing and continue to provide this service free for Registered Providers. This would be inequitable with council tenants who pay for their use of the service. We would not be able to deliver savings to the General Fund associated with providing this work.
4.2 We could charge per advert but that would not provide certainty of income to cover the costs of the staff.
4.3 We therefore recommend to levy costs pro rata based on the total number of shortlists produced for each Registered Provider over the last year. This can be recalculated on an annual basis to reflect the number of shortlists produced in the previous year.
5. COMMUNITY ENGAGEMENT & CONSULTATION
5.1 No community engagement has been carried out as it is not required.
6. CONCLUSION
6.1 Housing Management (Housing Revenue Account) are paying for their share of the cost of managing the Housing Register and verifying shortlisted applicants for
58 council tenancies. It is therefore fair and equitable that Registered Providers should be charged for the same service provided on their behalf.
6.2 The pressures on the General Fund mean that it is no longer acceptable for the council to provide this service free to Registered Providers. Other councils do charge Registered Providers for this service.
6.3 Charging pro rata according to the number of shortlists produced for each Registered Provider is fair and will also ensure certainty of income to the council necessary to cover associated staff costs
7. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
7.1 The 2014/15 gross and net budget for Homemove is £0.474m, including overheads, and is joint funded by the Housing General Fund (55%) and the Housing Revenue Account (45%) based on the number of shortlists.
The recommendation in this report to charge Registered Providers for the managing the Housing Register and Shortlisting is projected to bring in income of approximately £0.140m per annum. Finance Officer Consulted: Neil J Smith Date: 10/12/14
Legal Implications:
7.2 The current arrangements with the Registered Providers do not include charges to cover the costs of managing the Joint Housing Register and verifying the shortlist of applicants who have bid for RP properties. If such charges are to be recoverable in future, the council will need to enter into a formal arrangement, such as a contract or Service Level Agreement, with the RPs.
Lawyer Consulted: Name Liz Woodley Date: 10/12/14
Equalities Implications:
7.3 None
Sustainability Implications:
7.4 By charging for this service then it becomes more sustainable to continue delivering it and ensuring nominations to social rented housing in the city is fair and equitable.
Any Other Significant Implications:
7.5 None
59 SUPPORTING DOCUMENTATION
Appendices: 1 Pro rata breakdown of shortlisting by Registered Provider
Documents in Members’ Rooms None
Background Documents None
60
Appendix 1
Pro rata breakdown for Registered Providers:
RSL No of shortlists % of total Hyde Martlett 15 12.2 Affinity Sutton 21 17.07 SHG 37 30.08 Moat 10 8.13 Amicus Horizon 3 2.44 Orbit 3 2.44 Sanctuary 21 17.07 Guinness Trust 13 10.57 TOTAL 123 100%
Crime & Disorder Implications:
1.1 None
Risk and Opportunity Management Implications:
1.2 There is a risk that Registered Providers won’t want to pay for this service. However they are partners in Choice Based Lettings and have to verify potential applicants and so if they didn’t pay the council to provide this service they would need to undertake this function themselves and provide assurances that they had let the property in line with the citywide Allocation scheme. This is likely to be inefficient rather than Homemove provide this across the city for all social housing.
Public Health Implications:
1.3 None
Corporate / Citywide Implications:
1.4 This will ensure that Homemove and the Allocation scheme is sustainable going forwards and that efficiencies and accountability are inherent in its transparency.
61 62 HOUSING COMMITTEE Agenda Item 55
Brighton & Hove City Council
Subject: Housing Management Performance Report Quarter 2 2014/15 Date of Meeting: 14 January 2015 Report of: Executive Director for Environment, Development & Housing Contact Name: Ododo Dafé Tel: (01273) 293201 Officer: Email: ododo.dafe@brighton -hove.gov.uk Ward(s) affected: All
FOR GENERAL RELEASE
1. SUMMARY AND POLICY CONTEXT:
1.1 This Housing Management Performance Report covers the second quarter of the financial year 2014/15.
2. RECOMMENDATIONS:
2.1 That the Housing Committee notes and comments on the report, which went to Area Panels in December 2014.
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:
Status Trend
Performance is below Poorer than previous target (red) reporting period Performance is close to achieving target, but in Same as previous need of improvement reporting period (amber) Improvement on Performance is on or previous reporting above target (green) period
63 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 have housing stock with similar characteristics to Brighton and Hove, including number of dwellings, ratio of flats to houses and proportion of high rise flats. The local authorities as a whole are not necessarily similar to Brighton and Hove in terms of demographics, although many are similar in terms of the overall level of deprivation.
64 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. However, the seven evictions carried out so far in 2014/15 were long-standing cases where arrears had built up over a number of years to reach a very high level (around £3,500 on average). Although the number of evictions is higher relative to 2013/14, when there were 5 evictions, it is not compared to 2012/13, when there were 10.
Target Q2 Year end Q2 Bench Performance Indicator 2014/15 2013/14 2013/14 2014/15 mark
Rent collected as 98.37% 98.31% 98.24% 1 proportion of rent due for 98.66% (£49.9m of (£49.8m of (£51.2m of - the year (projected rate) £50.7m) £50.7m) £52.2m) 3.26% 3.57% 4.04% Tenants with more than 2 2.85% seven weeks rent arrears (381 of (415 of (468 of - 11,687) 11,619) 11,576) 26.09% 25.89% 25.79% 3 Tenants in arrears N/A (3,049 of (3,008 of (2,985 of - 11,687) 11,619) 11,576) Tenants in arrears served 11.71% 26.79% 9.88% 4 a Notice of Seeking 27.02% (357 of (806 of (295 of - Possession 3,049) 3,008) 2,985) Less 0.00% 0.04% 0.06% Tenants evicted because 5 than 0.2% of rent arrears (0 of (5 of (7 of 0.29% 11,687) 11,619) 11,576) 0.92% 1% 1.04% Rent loss due to empty 6 1.6% 1% dwellings (£459k of (£495k of (£529k of £49.8m) £49.7m) £51.0m) 15.51% 34.66% 18.46% Former tenant arrears 7 18% collected (£80k of (£166k of (£101k of - £513k) £478k) £545k) 6.85% 12.08% 6.37% Rechargeable debt 8 11% collected (£16k of (£31k of (£19k of - £228k) £255k) £292k)
65 4.0.1 Percentage of rent collected as proportion of rent due each year by area
Q2 Year end Q2 Area 2013/14 2013/14 2014/15
98.95% 98.87% 98.83% North (includes Sheltered 1 housing) (£14.2m of (£14.2m of (£14.6m of £14.4m) £14.4m) £14.8m) 98.57% 98.57% 98.51% 2 West (£10.1m of (£10.1m of (£10.4m of £10.3m) £10.3m) £10.5m) 98.59% 98.53% 98.43% 3 Central (£9.3m of (£9.3m of (£9.6m of £9.5m) £9.4m) £9.7m) 97.62% 97.54% 97.44% 4 East (£16.2m of (£16.2m of (£16.7m of £16.6m) £16.6m) £17.1m) 98.37% 98.31% 98.24% 5 All areas (£49.9m of (£49.8m of (£51.2m of £50.7m) £50.7m) £52.2m)
4.0.2 Tenants in arrears by amount
… as % of No. Amount of arrears tenants in tenants arrears Under £5 104 3% £5 to £49.99 613 20% £50 to £99.99 495 16% £100 to £199.99 542 18% £200 to £299.99 316 11% £300 to £399.99 252 8% £400 to £499.99 176 6% £500 to £999.99 308 10% £1000 or more 202 7% Total tenants in 3,008 100% arrears
N.B. The percentage figures for each arrears band do not add up to 100% due to rounding.
4.0.3 A table presenting information relating to the impact of the reduction in Housing Benefit for under occupying households is attached as Appendix 1.
66 4.1 Empty home turnaround time and mutual exchanges
Trend Performance Indicator Year Status Target Q2 Q2 since Bench (indicators are in calendar end against 2014/15 2013/14 2014/15 last mark days) 2013/14 target quarter Average re-let time in 1 calendar days (excluding 18 23 19 20 23
time spent in major works)
… as above for general 1a - 19 16 18 - - - needs properties
… as above for sheltered 1b - 46 34 36 - - - properties
Average re-let time in 2 calendar days (including 45 41 51 38 37
time spent in major works)
… as above for general 2a - 39 54 38 - - - needs properties
… as above for sheltered 2b - 48 38 38 - - - properties
Decisions on mutual exchange applications 100% 3 made within statutory 90% - - (28 of -
timescale of 42 calendar 28) days
4.1.1 As of quarter two, two indicators are on target and one is near target:
• Average re-let time excluding time spent in major works: Overall performance remains at 20 days, missing the 18 day target. This is because the average sheltered re-let time remains high (36 days) and the general needs re-let time, although within target, has increased since the last quarter (from 15 to 18 days). The general needs re-let time is skewed by one property which took 201 days as it was ready to let but was held onto as part of an ASB Court case, for a potential transfer. Sheltered properties are typically more difficult to let than general needs properties, due to their smaller size and fewer applicants meeting the criteria. Nonetheless, the average re-let time for sheltered properties is a significant improvement on the previous quarter (45 days).
4.1.2 A table presenting a summary of 47 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.
67
4.2 Property & Investment
Trend Year Status Target Q2 Q2 since Bench Performance Indicator end against 2014/15 2013/14 2014/15 last mark 2013/14 target quarter 99.83% 99.77% 99.47% Emergency repairs 1 99% (2,970 of (1,261 of (2,238 of 99% completed in time 2,975) 11,287) 2,250) 99.85% 99.80% 99.79% Routine repairs 2 98.5% (7,499 of (28,276 of (6,066 of 98% completed in time 7,510) 28,332) 6,079) Average time to 3 complete routine repairs 15 days 12 days 14 days 15 days -
(calendar days) 94.23% 95.47% 97.71% Appointments kept by 4 95% (6,987 of (27,579 of (6,574 of 99% contractor 7,415) 28,889) 6,728) Tenant satisfaction with repairs (respondents 99.03% 99.09% 92.89% 5 96% (1,735 of (5,525 of (1,737 of 95% during the quarter who were very satisfied or fairly 1,752) 5,576) 1,870) satisfied) 94.95% 94.08% 99.06% Responsive repairs 6 95% (715 of (4,023 of (736 of - passing post-inspection 753) 4,276) 743) 93.62% Repairs completed at 7 85% - - (7,797 of 95% first visit 8,328) 4.03% 3.26% 4.83% Under 8 Cancelled repair jobs (410 of (1,362 of (472 of - 5% 10,174) 44,598) 9,782) 98.26% 100% 99.97% Dwellings meeting the 9 100% (11,688 of (11,827 of (11,693 of 100% Decent Homes Standard 11,895) 11,827) 11,696)
Energy efficiency rating 10 63.9 63.0 63.6 64.0 - of homes (SAP 2009)
99.70% 99.15% 100% Planned works passing 97% (336 of (1,163 of (321 of - 11 post-inspection 337) 1,173) 321) Stock with a gas supply 99.99% 99.91% 99.75% 12 with up-to-date gas 100% (10,374 of (10,284 of (10,245 of 100%
certificates 10,375) 10,293) 10,271) 100% 99.54% 100% Empty properties 13 98% (159 of (655 of (187 of - passing post-inspection 159) 658) 187)
68 Trend Year Status Target Q2 Q2 since Bench Performance Indicator end against 2014/15 2013/14 2014/15 last mark 2013/14 target quarter
Lifts – average time 14 2h 30m 4h 09m 2h 59m 1h 49m - taken (hours) to respond
94% 96% 96% Lifts restored to service 95% (201 of (664 of (152 of - 15 within 24 hours 214) 692) 158)
Lifts – average time to 16 restore service when not 7 days - 9 days 4 days -
within 24 hours 94% Repairs Helpdesk - calls 90% - - (18,372 of 17 answered 19,443) - Repairs Helpdesk - calls 70%
18 answered within 20 75% - - (12,901 of - seconds 18,372)
Repairs Helpdesk - 19 5 mins - - 12 mins - longest wait time
N.B. The target for ‘repairs completed at first visit’ was set at 85% when it was introduced for 2014/15, based on guidance from Housemark. However, as performance for the second quarter (94%) is well above this a higher target will be set for 2015/16.
4.2.1 As of quarter two, 14 indicators are on target, three are near target, and two are below target. The indicators below target are:
• Tenant satisfaction with repairs The percentage of tenants satisfied with repairs has improved slightly to 93% from 92% last quarter. Also, the number of satisfaction surveys carried out has increased from 477 to 1,870 since the last quarter. Furthermore, the way surveys are carried out has been changed to make greater use of telephone calls and online surveys. This is combined with a change to collect information from each resident around what they thought could have been done better. This valuable feedback has indicated a need to focus on communication and some cases of technical quality and finishing which will be addressed directly with operatives and sub-contractors at review meetings.
• Repairs Helpdesk - longest wait time The longest waiting time during quarter two was 12 minutes and occurred on Monday 28th July. The joint second longest waiting time was 8 minutes and occurred on 3 separate days. The 5 minute target was met on 34 of 65 working days during the quarter. The need to reduce waiting times is being addressed through recruiting additional staff to increase availability during busy times. From October the number of full-time call-handling posts has increased from five to eight.
69 The indicators near target are:
• Dwellings meeting the Decent Homes standard As of 30th September, three properties out of 11,696 were found to be non- decent, and works are underway to bring these properties to the Brighton & Hove Decent Homes Standard.
• Stock with a gas supply with up-to-date gas certificates As of 30th September, 26 properties did not have safety certificates, and all tenants were referred to Housing Customer Services, who deal with non- access cases. The council and both gas contractors are working together to reduce the time taken to gain access to properties.
• Repairs Helpdesk - calls answered within 20 seconds Although the target was missed by 5% during the quarter, this is being addressed through recruiting additional staff as per the commentary for the ‘longest wait time’ indicator on the previous page.
70 4.3 Estates Service
Trend Year Status Target Q2 Q2 since Performance Indicator end against 2014/15 2013/14 2014/15 last 2013/14 target quarter 99% 99% 99% Cleaning quality inspection 1 98% (200 of (723 of (180 of pass rate 202) 729) 181) Neighbourhood Response 100% 100% 100% 2 Team (minor repairs) quality 99% (206 of (821 of (152 of
inspection pass rate 206) 823) 152) 99% 98% 99% 3 Cleaning tasks completed 98% (14,500 of (54,602 of (13,282 of 14,646) 55,766) 13,422) 94% 96% 99% Bulk waste removed within 4 98% (667 of (2,786 of (727 of 7 working days 707) 2,889) 733) Light replacements/repairs 98% 98% 99% 5 completed within 3 working 99% (413 of (2,180 of (424 of
days 423) 2,216) 429) Neighbourhood Response 95% 96% 98% 6 Team jobs completed within 96% (1,437 of (5,936 of (1,658 of
3 working days 1,513) 6,182) 1,692) 100% 86% 100% Graffiti removals completed 7 80% (11 of (31 of (9 of within 3 working days 11) 36) 9)
N.B. There are no comparable benchmark figures for the above indicators on Housemark.
71 4.4 Anti-social behaviour (ASB)
Q2 Year end Q2 Bench Performance Indicator 2013/14 2013/14 2014/15 mark*
95% 96% 97% Cases closed without need for 1 (109 of (477 of (90 of 98% legal action 115) 495) 93) 5% 4% 3% Cases closed resulting in legal 2 (6 of (18 of (3 of 2% action 115) 495) 93) 96% 98% 100% 3 Cases closed without eviction (110 of (486 of (93 of 99% 115) 495) 93) 4% 2% 0% Cases closed resulting in 4 (5 of (9 of (0 of 1% eviction** 115) 495) 93) Customer satisfaction with high 83% 96% 73% profile cases (victims of cases 5 (5 of (26 of (8 of 80% closed during the quarter who were 6) 27) 11) very satisfied or fairly satisfied)
*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.
**One ASB eviction took place near the end of the quarter, although the case had not yet been closed.
4.4.1 Reports of ASB incidents by type
Year Q2 Q2 Category end 2013/14 2014/15 2013/14
Personal (eg verbal abuse, 12% 9% 20% harassment, intimidation) (131) (354) (221)
Nuisance (eg noise, pets and animal 22% 18% 19% nuisance) (228) (698) (211) … of which drugs/substance misuse 94 242 98 Environmental (eg bulk waste and 66% 73% 61% graffiti) (696) (2,878) (675) 100% 100% 100% Total (1,055) (3,930) (1,107)
72 4.4.2 Reports of ASB incidents by ward during the quarter
Environ- Trend Total per Personal Nuisance Total Ward mental since last 1,000 incidents* incidents* incidents incidents* quarter tenancies Brunswick & Adelaide 0 0 1 1 +1 250 Central Hove 1 3 0 4 +4 70 East Brighton 33 31 181 245 -30 110 Goldsmid 4 7 32 43 +6 130 Hangleton & Knoll 28 18 27 73 +17 61 Hanover & Elm Grove 18 7 29 54 +14 109 Hollingdean & Stanmer 32 26 60 118 +20 93 Hove Park 0 0 0 0 0 0 Moulsecoomb & 24 15 30 69 +31 44 Bevendean North Portslade 5 1 22 28 -11 69 Patcham 9 3 37 49 +25 91 Preston Park 0 2 3 5 0 79 Queen's Park 42 82 149 273 +77 160 Regency 0 0 0 0 -1 0 Rottingdean Coastal 0 0 0 0 0 0 South Portslade 6 0 26 32 +12 86 St. Peter's & North 14 7 28 49 +1 130 Laine Westbourne 1 0 1 2 -9 17 Wish 4 5 39 48 +19 139 Withdean 0 0 1 1 0 23 Woodingdean 0 4 9 13 +3 28 Total 221 211 675 1,107 179 95 *ASB categories are included following a request at Housing Committee in November 2014.
4.4.3 Map of r eports of ASB incidents per 1,000 tenancies by ward (rank)
1-4 5-8 9-12 13-16 17-21
73
4.4.4 The following background information is provided as a result of a query at Housing Committee in November 2014:
The proportion of vulnerable people living in council housing in Brighton and Hove is high. For example, the proportion of tenants who have disclosed that they have a long term health issue or disability has increased from 37% in 2012 to 41% currently, which contrasts with 16% of the total population of the city according to the 2011 Census. Also, 28% of council tenants in the city are aged 65 years or over compared to 13% for the population of the whole city. Furthermore, we have an increasing number of residents living in council housing who we have identified as having complex needs, which applies to 17% of tenants. We define complex needs as residents who have multiple needs and where there are potentially serious risks to their or others health, safety and wellbeing without intervention.
This leads to complex social problems where there are high levels of anti- social behaviour (ASB), and often vulnerable victims living alongside vulnerable perpetrators. It should however be noted that many vulnerable residents do not cause ASB. To put this in context we manage around 14,000 dwellings (11,700 council and 2,300 leasehold) and are dealing with 190 cases of ASB as of quarter two 2014/15. However when we do have ASB it is often high profile, often affects mixed tenure communities, and public perception can be that it takes an unacceptably long time to resolve.
We attempt to address this through investing in services to support our most vulnerable residents such as the Tenancy Sustainment Team and the Inclusion Team.
74 4.5 Tenancy Fraud Two tenancy fraud cases were closed in quarter two, of which one resulted in an abandoned property in Hollingdean being taken back and another where no evidence of fraud was found.
Following a query at Housing Committee in November regarding the outcomes of closed tenancy fraud cases in quarter one, the number of closed cases from this period now stands at 8, of which:
• 2 properties taken back through eviction (1 in Whitehawk, 1 in Kemp Town) • 1 property in the Preston Park area surrendered • 5 cases where no evidence of fraud was found.
4.6 Sheltered Housing We have worked with residents of sheltered housing to develop a new service offer, and are developing a new performance compact which focuses on improving health and well-being outcomes for residents. We will use both quantitative and qualitative data to demonstrate the impact of the sheltered service.
4.6.1 We have trialled a nationally developed ‘outcome star’ for measuring an individual’s wellbeing. This exercise was carried out in a scheme in Whitehawk and all 23 residents took part. The scores range from 1 (low/negative) to 5 (high/positive) and enables the service to quantify impact and change. We will introduce the outcome star across all of our schemes by end of this financial year.
Average Average Average Outcome score at score after 3 change assessment months outcome Staying as well as you can 4.1 4.1 No change
Keeping in touch 4.5 4.5 No change
Feeling Positive 4.4 4.3 -0.1
Being treated with dignity 4.8 4.8 No change
Are you able to look after 4.6 4.6 No change yourself
Do you feel safe 4.9 4.9 No change
How are you managing your 4.6 4.7 +0.1 money
75 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 on 1, 3, 4 & 8 December 2014 and the following comments were made:
• That the benchmarking peer group includes landlords covering places that are very different to Brighton and Hove in terms of demographics, such as Derby. Therefore, paragraph 3.3 of the report has been amended to clarify the similarities are only in terms of the housing stock rather than for the areas as a whole.
• That the inclusion of a column for Q2 2013/14, together with the absence of one for Q1 2014/15, was confusing. However, no request was made to change this format so whether or not any change is needed is at the discretion of the Housing Committee.
• That the overall number of tenants has decreased compared to a year ago due to properties being sold or leased to Seaside Homes.
• Whether the almost £1m rent arrears would continue in view of continuing welfare reforms.
• That the report includes a detailed breakdown of tenants in arrears by the amount they owe, in order to identify the extent to which the indicator ‘tenants in arrears’ is affected by tenants owing small amounts.
• General comments about the under occupancy charge including how it was unfair that it only applied to those of working age.
• The circumstances in which rent arrears would be written off, in particular at what point they become too costly to pursue.
• That ‘Senior Housing’ should be used instead of ‘Sheltered Housing’ once the change in name was ratified at Housing Committee in March 2015.
6. 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. The current quarterly trend is showing a reduction in rent collection performance. This is being closely monitored and analysed so that appropriate action can be taken to minimise arrears. However, 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, the HRA Revenue Budget for 2015/16 (elsewhere on this agenda) proposes an increase of £30,000 to this budget, given the on-going welfare reform changes. Any reduction in rent collected has a direct impact on the resources available to spend on the management and maintenance of tenants’ properties.
Finance Officer Consulted: Monica Brooks Date: 11/12/14
76
Legal Implications:
6.2 There are no significant legal implications arising from this regular performance report.
Lawyer Consulted: Liz Woodley Date: 10/12/14
Equalities Implications:
6.3 There are no equalities implications arising from this report.
Sustainability Implications:
6.4 The increase in the energy efficiency rating of homes reflects an improvement towards the council's sustainability commitments, among other objectives such as financial inclusion and reducing fuel poverty.
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. Appendix 1. Outline of under occupation arrears and related information 2. Appendix 2. Long term empty properties
Background Documents:
1. None
77
Appendix 1. Outline of council under occupation arrears and related information
Baseline End End End Item Indicator March Sep 14 Oct 14 Nov 14 2013*
Number of under occupying 1 949 734 732 728 households affected by the charge
Percentage of under occupying 54% 56% 55% 2 29% households in arrears (numbers) (277) (396) (412) (400)
Average arrears per under 3 £122 £161 £163 £165 occupying household
Total arrears of under occupying 4 £84k £118k £119k £120k households
Percentage increase in arrears of 41% 42% 43% 5 under occupying households since 1 0% (£84k) (£118k) (£119k) (£120k) April 2013 (amount of arrears) Percentage increase in arrears of all 49% 58% 55% 6 current tenant arrears since 1 April 0% (£639k) (£949k) (£1.01m) (£988k) 2013 (amount of arrears)
Under occupier arrears as a 7 13% 12% 12% 12% percentage of all arrears
Cumulative number of under 8 occupying households moved via 0 51 51 51 mutual exchange since baseline Cumulative number of under 9 occupying households moved via a 0 90 94 95 transfer since baseline *Baseline = before the under occupation charge was introduced in April 2013.
N.B. The arrears figures include both rents and service charges.
78 Appendix 2. Long term empty properties
Of the 47 general needs and sheltered properties that have, as of 1 December 2014, been empty for 6 weeks or more:
• 22 are ready to let (12 of which are sheltered dwellings) • 9 are undergoing major repairs/refurbishment • 8 to be leased to Seaside Homes • 7 small sheltered flats being converted into larger dwellings • 1 exploring option to convert property into flats.
General needs and sheltered long term empty properties (6 weeks or more)
Calendar days empty Ward Status as at 01/12/14
43 East Brighton Ready to let
50 East Brighton Ready to let
57 East Brighton Ready to let
85 East Brighton To be leased to Seaside Homes - batch TBC
113 East Brighton To be leased to Seaside Homes - batch TBC
120 East Brighton To be leased to Seaside Homes - batch TBC
155 East Brighton To be leased to Seaside Homes - batch TBC
190 East Brighton To be leased to Seaside Homes - batch TBC
Undergoing extensive major works, along with 679 East Brighton adjoining property, prior to letting 120 Goldsmid Ready to let following major repairs
Ready to let following major refurbishment to 1,208 Goldsmid merge two small studio dwellings into one flat. 78 Hangleton and Knoll Ready to let
288 Hangleton and Knoll With BHCC for refurbishment
295 Hangleton and Knoll With BHCC for refurbishment
337 Hangleton and Knoll With BHCC for extension and refurbishment
64 Hanover and Elm Grove Ready to let - sheltered studio flat
78 Hanover and Elm Grove Ready to let - sheltered studio flat
176 Hanover and Elm Grove Ready to let - sheltered studio flat
79 General needs and sheltered long term empty properties (6 weeks or more)
Calendar days empty Ward Status as at 01/12/14
190 Hanover and Elm Grove With Mears for major repairs
Hollingdean and 50 Ready to let - sheltered studio flat Stanmer Hollingdean and 57 Ready to let Stanmer Hollingdean and 92 To be leased to Seaside Homes - batch TBC Stanmer Hollingdean and 554 Ready to let - sheltered studio flat Stanmer Moulsecoomb and 57 Ready to let Bevendean Moulsecoomb and 232 Ready to let - sheltered studio flat Bevendean Moulsecoomb and 421 Ready to let - sheltered studio flat Bevendean Moulsecoomb and 470 With BHCC for extension and refurbishment Bevendean 71 North Portslade Ready to let - sheltered studio flat
309 North Portslade With BHCC for refurbishment
57 Patcham Ready to let
78 Patcham Ready to let - sheltered studio flat
183 Patcham Ready to let - sheltered one bed flat
50 Queen's Park Ready to let
92 Queen's Park To be leased to Seaside Homes - batch TBC
169 Queen's Park To be leased to Seaside Homes - batch TBC
288 Queen's Park With BHCC for refurbishment
211 South Portslade Ready to let - sheltered studio flat
With BHCC exploring option to convert 323 South Portslade property into flats 78 Westbourne Ready to let - sheltered studio flat
Part of a sheltered block where studio flats with 43 Wish shared facilities are being converted into self- contained one bedroom flats 113 Wish As above
80 General needs and sheltered long term empty properties (6 weeks or more)
Calendar days empty Ward Status as at 01/12/14
169 Wish As above
176 Wish As above
239 Wish As above
288 Wish As above
309 Wish As above
365 Woodingdean With Mears for major repairs
Total of 47 dwellings
81 82 HOUSING COMMITTEE Agenda Item 56
Brighton & Hove City Council
Subject: Housing Strategy 2015 Date of Meeting: 14 January 2015: Housing Committee • 21 January 2015: Strategic Housing Partnership • 29 January 2015: Full Council • 17 March 2015: Brighton & Hove Connected
Report of: Executive Director Environment, Development & Housing Contact Officer: Martin Reid 29 -3321 Name: Tel: Andy Staniford 29-3159 martin.reid @brighton -hove.gov.uk Email: [email protected] Ward(s) affected: 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 submits it for approval.
1.2 The 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. It is also a fundamental piece of evidence to support the City Plan, the Local Housing Investment Plan and other housing related funding opportunities. Housing Investment aligned to Housing Strategy priorities and actions is identified in Section 7 of this report, Financial Implications, and in the Strategy.
1.3 The Housing Strategy is a key component of the Sustainable Community Strategy and, subject to Council approval, will be submitted to Brighton & Hove Connected with a request for formal adoption on 17 March 2015.
2. RECOMMENDATIONS
2.1 That Housing Committee approves the Housing Strategy 2015 (Appendix 1).
2.2 That Housing Committee recommends to the Strategic Housing Partnership that it: (1) Approves the Housing Strategy 2015. (2) Recommends approval of the Housing Strategy 2015 to Brighton & Hove Connected as part of the Sustainable Communities Strategy.
2.3 That Housing Committee recommends to Council that it: (1) Adopts the Housing Strategy 2015. (2) Recommends approval of the Housing Strategy 2015 to Brighton & Hove Connected as part of the Sustainable Communities Strategy.
83 (3) Authorises the Executive Director Environment, Development & Housing to take all steps necessary and incidental to implement the Strategy.
2.4 That Housing Committee further explore through the Strategic Housing Partnership and the Health & Wellbeing Board how the housing sector can work in partnership with health, social care and voluntary sector providers to improve health and wellbeing of local people.
3. CONTEXT/ BACKGROUND INFORMATION 3.1 The current Housing Strategy and sub-strategies were due to expire in 2014.
3.2 During the lifetime of the current strategy, we have been successful in: • 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.
84 Key overarching themes 3.6 The key overarching themes emerging from development and consultation on the new Housing Strategy include: availability of affordable family homes; private rented sector growth; university expansion; supporting Council & Adult Social Care budget pressures; housing, health & wellbeing.
Affordable family homes 3.7 While a strong housing market and property values broadly encourage housing investment there are high rates of housing need in the City, particularly in relation to availability of affordable family homes. Housing is unaffordable for the majority of residents with restricted supply and a high proportion renting privately. Reduced public subsidy for affordable homes and a shift away from development of rented and family homes are key challenges despite a strong track record of improving housing supply, using assets, borrowing and supporting collaboration to enable affordable housing investment in the City. This has an impact upon: our ability to respond to the needs of a growing more diverse population; our work to support vulnerable families; provision of education and pupil numbers. There is also an economic impact on our ability to retain lower income households and employment in the City and on investment in existing and new housing to support residents and families to live independently in decent accommodation.
Private rented sector growth 3.8 While the private rented sector provides a flexible market response to meet housing need, there are issues around affordability and growth at the expense of owner occupation rather than creating new housing supply. There are concerns around quality, management and standards in some parts of the sector and challenges around regulatory and investment responses. There is also concern around the sector as potential gateway to more transitory population with higher support needs. Wider impacts include high levels of homelessness acceptances from private rented housing, health inequalities, poor thermal comfort, fuel poverty, identifying and supporting vulnerable households in private rented homes and community resilience. In addition, there are particular issues around affordability pricing carers and care staff out of the City and the impact of loss of family homes to housing in multiple occupation (HMOs) on schools in the Lewes Road area.
University expansion 3.9 While there are economic, educational and cultural benefits, there remain concerns around pressures on overall housing supply and land available to meet assessed housing needs through loss of family homes to private rented HMOs in the east of the City and demand for sites for Purpose Built Student Accommodation. There are also impacts upon community cohesion, the job market and transport. In addition, there are issues with the management and standards of some accommodation let to students that are reflected in council regulatory responses such as Article 4 and discretionary licensing. This may be a driver to meet university growth pressures out of Lewes Rd corridor and potentially out of the City and into the broader Greater Brighton area.
Supporting Council & Adult Social Care budget pressures 3.10 Issues identified include: More older (85+) and younger people with complex needs; High occurrence of mental illness, problem drug & alcohol users in the
85 City; Older unpaid carers with poor housing & low-incomes; Housing affordability, low wages, recruitment & retention of care staff recruitment; Dated sheltered housing and smaller care homes; Under-occupancy of existing housing stock; Homelessness and rough sleeping and aligned pressures on acute care and public health. Wider and budgetary impacts include: Budget, savings plus ongoing demand led pressures; developing options for housing with support / care; Better Care and developing multi-disciplinary working with NHS measured against VFM and key criteria aligned to acute admissions, diagnosis, re- ablement, delayed discharge; moving clients out of assessment & treatment centres and long stay hospitals following Winterbourne View; Supporting service users to live independently following Learning Disabilities review and identifying housing options to address budget pressure / savings.
Housing, health & wellbeing 3.11 Issues arising include: Ensuring the city’s housing stock is of a good quality and well managed to support residents’ independence, health and wellbeing; Rise in the number of adults with complex support needs & at increased risk of mental health and other issues; 100% of the council’s housing stock meets Decent Homes standard, but one third of the city’s housing stock remains non-decent and is in the private sector; Protecting the health and wellbeing of people and communities. Wider and budgetary alignment includes: A coordinated approach with the Health & Well Being Board to shared priorities across the council and it’s partners; Supported housing promoting independence & reduced need for acute and residential care services; Better Care & improved health and social care outcomes for people experiencing homelessness; Better Care & support for disabled adults and children; Seek opportunities with partners to improve the quality and energy efficiency of the city’s private sector housing stock.
The city’s housing market 3.12 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.
3.13 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. Social 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. 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.
3.14 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 2,035 license applications for smaller HMOs in the 5 Lewes Road wards
86 since commencement of our additional licensing designation following concerns over the management and standards of these dwellings.
3.15 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.
3.16 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.
3.17 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.
3.18 The Annual Survey of Hours and Earnings 2013 gives a median gross annual income of those working in the city of £25,767 and those living in the city £22,740. To factor in benefits and that many households had more than one earner, the Council’s Assessment of Affordable Housing Needs Report 2012 1 used a range of sources to calculate the median household income which is estimated at £28,240 per annum.
3.19 With half of all households living in the city 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 almost 20,000 households on our Housing Register, 1,800 households in temporary accommodation and rising homelessness. The report highlighted that overall, 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.
3.20 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
1 Assessment of Affordable Housing Need Report 2012: http://www.brighton-hove.gov.uk/sites/brighton- hove.gov.uk/files/downloads/ldf/Assessment_of_Affordable_Housing_Need.pdf
87 as homeless and in priority need, placed in temporary accommodation and on our Joint Housing Register.
Responding to the city’s housing challenges 3.21 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.
3.22 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.
3.23 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.
3.24 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 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 on- going 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;
88 • 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.
3.25 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.
3.26 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.
3.27 Housing conditions have a major impact upon the health and well-being of the occupants, particularly those in vulnerable groups such as older people, people with disabilities, and low-income households. For example, living in cold and damp housing (including as a result of fuel poverty) increases the risk of ill health, unplanned hospital admissions and preventable winter deaths in vulnerable people. The Council’s Private Sector Housing and Public Health teams and the local Clinical Commissioning Group are now looking at jointly identifying vulnerable people who could benefit from targeted support.
Measuring progress – key performance indicators 3.28 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
89 Direction Performance Indicator Unit Target Result Status of Travel CPP 5.4 Number of affordable homes 164 No. To be set delivered per year – new build and (13/14) AMBER » conversions CPP 5.1 - % council homes that meet % 100 100 the Decent Homes Standard GREEN « CPP 5.2 - Private sector vacant dwellings returned into occupation or No. 153 169 GREEN « demolished Reduction in CO emissions from 483 kt 484 kt Formal 2 kt recording housing (2011) (2011) stopped » CP 1.2.2 People using housing- related support services to help them % 68.0 76.0 GREEN » to live more independently CP 1.3.6: The number of households where homelessness was prevented No. 2,200 2,810 due to casework by the council and GREEN « funded partners Number of rough sleepers from street No. 10 50 count (Single Homelessness) RED « 1,444 Homelessness presentations: people apps approaching the council for help with No. Not set 512 « homelessness accepts Direction of Travel Key « - increasing ∆ - static » - declining
3.29 A revised set of performance measures are being developed for the new Housing Strategy which will accompany the Action Plan to be produced in the first quarter of 2015.
Our new strategy 3.30 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.
3.31 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 housing, renting privately or homeless. 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
90 society that values everyone to recognise and tackle the inequality faced by families, the poor and the vulnerable.
3.32 We have listened to local people to identify the housing needs that matter most and set out our priorities 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 where housing impacts on their success particularly in helping to alleviate the pressure on social care and health services arising from an expanding older population.
3.33 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 change focussed on the needs of individuals and communities.
3.34 This strategy has clear commitments to improving the issues identified through consultation and research, as well as building on the successes of the previous housing strategy. Delivery of the new Housing Strategy will also make sure that services internal and external to the council are able to adapt to and work towards addressing the city’s housing needs.
3.35 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:
• Priority 1: Improving Housing Supply - New Affordable Housing - Family Housing - Community Housing Sector - Student Housing
• Priority 2: Improving Housing Quality - Decent Warm & Healthy Homes - Empty Homes - Private Rented Sector - Houses in Multiple Occupation (HMO) Licencing
• Priority 3: Improving Housing Support - Homelessness Prevention - Housing Related Support - Supporting Older People - Supporting our Black & Minority Ethnic (BME) Communities - Supporting our Lesbian, Gay, Bisexual & Trans* (LGBT) Communities
3.36 This final draft will be submitted to Full Council for with a request for adoption and ultimate endorsement by the Strategic Housing Partnership and Brighton & Hove Connected to ensure it is incorporated within the city’s Community Strategy:
Stage When Strategic Housing Partnership (approval) 21 Jan 2015
91 Full Council (adoption) 29 Jan 2015 Brighton & Hove Connected (adoption) 17 Mar 2015
3.37 In tandem with the approval process, an Action Plan is being developed during the first quarter of 2015 to turn our aspirations and aims into tangible change to deliver outcomes that will make a real difference to the lives of local people.
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 Consultation was divided into 2 phases, an extensive scoping exercise to gather the housing experiences of a wide range of residents and organisations which was used to develop the draft strategy and a second phase to test the priorities and actions in our draft strategy. The final strategy is the outcome of both phases of consultation.
5.4 The main findings are summarised in 2 consultation reports (1: Initial Scoping Consultation and 2: Draft Strategy Consultation) as part of our evidence base available on the Council’s website at www.brighton.hove.gov.uk/housingstrategy
92 6. CONCLUSION
6.1 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:
Financial Implications: 7.1 The Housing Revenue Account (HRA) revenue budget for 2014/15 includes expenditure of £28.1m for housing management services and repairs to approximately 11,700 council tenants and 2,700 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 HRA Capital Investment proposals for the HRA 2015-18 are also being reported to this 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 £1.854m, Improving Housing Quality £0.428m and Improving Housing Support £12.505m.
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, Improving Housing Quality £0.490m and Improving Housing Support £1.068m. 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 £1.121m and Improving Housing Quality £1.464m. 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 01 st April 2015, as detailed in the General Fund Budget Report, 13 th 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 be 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, Susie Allen Date: 19/12/14
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Legal Implications: 7.6 Under section 87 of the Local Government Act 2003, the Secretary of State may by direction make the production of a housing strategy a statutory duty. Even though no such direction has been given, it is considered good practice to have a comprehensive housing strategy. No individual’s human rights will be adversely affected by this high level document. 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: Liz Woodley Date: 20/10/14
Equalities Implications: 7.7 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: 7.8 Housing is one of the largest contributors to the city’s CO 2 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: 7.9 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: 7.10 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: 7.11 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.
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Corporate / Citywide Implications: 7.12 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.
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 1: Initial Scoping Consultation d) Consultation Report 2: Draft Strategy Consultation e) Equality Impact Assessment These documents are available at www.brighton.hove.gov.uk/housingstrategy
2. Housing Strategy 2015 (Review Draft), Housing Committee, 12 November 2014
3. Housing Strategy Update, Housing Committee, 10 September 2014
4. Housing Strategy Update: Housing Committee, 20 April 2014
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Housing Strategy 2015
Housing
Strategy 2015
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Contents
The Housing Strategy 3 Our Vision 3 Our Housing Challenges 4 Our Priorities and Themes 6 Our Consultation 7 Our Evidence 7
Priority 1: Improving Housing Supply 8 New Affordable Housing 10 Family Housing 12 Community Housing Sector 13 Student Housing 14
Priority 2: Improving Housing Quality 16 Decent Warm & Healthy Homes 17 Empty Homes 19 Private Rented Sector 19 HMO Licensing 20
Priority 3: Improve Housing Support 22 Homelessness Prevention 23 Housing Related Support 24 Supporting Older People 26 Supporting our BME Communities 27 Supporting our LGBT Communities 28
Abbreviations and Acronyms Used 29
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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 housing, renting privately or homeless. 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 our priorities 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 where housing impacts on their success particularly in helping to alleviate the pressure on social care and health services arising from an expanding older population.
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 1 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.
1 http://www.bhconnected.org.uk/strategy/strategy
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Housing Related Support
The Housing Homeless Strategy
Strategy Family
Tenancy Strategy Community Strategy Housing Strategy Housing Allocations Local Housing Policy Investment Plan New Homes for Neighbourhoods
HRA Business Plan
Traveller Strategy
This strategy has clear commitments to improving the issues identified through consultation and research, as well as building on the successes of the previous housing strategy. Delivery of the new Housing Strategy will also make sure that services internal and external to the council are able to adapt to and work towards addressing the city’s housing needs.
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.
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.
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Over the last few years we have been successful in providing additional affordable housing across the city, we have built the first new council homes for a generation and successfully bid for funding to build extra care housing. We have initiated and invested in our New Homes for Neighbourhoods programme to build further new council homes.
It is estimated that an additional 17,400 affordable homes are needed by 2017 above that planned 2 however, limited subsidy and high land values are pushing up costs. This highlights the need to think differently and explore wider partnerships that can demonstrate viable business cases for development of the housing needed by residents.
We have improved the quality of homes in the private and social sectors. 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 (HMOs). Unfortunately, around a third of the city’s housing is still non-decent, which is almost entirely in the private sector.
We are one of the best performing councils in preventing homelessness in England, helping many households sustain their home or find an alternative suitable home however, 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.
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 seen a shift away from Social Rented housing to Affordable Rented 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. Whilst the development of new homes and bringing empty homes back into use brings almost £4m per annum to the council from the New Homes Bonus, this funding is needed to reduce pressures on the council’s overall budget and is not available to support the implementation of the Housing Strategy.
2 Assessment of Affordable Housing Need Report 2012: http://www.brighton-hove.gov.uk/sites/brighton- hove.gov.uk/files/downloads/ldf/Assessment_of_Affordable_Housing_Need.pdf
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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. 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.
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 Housing Sector - Student Housing
• Priority 2: Improving Housing Quality - Decent Warm & Healthy Homes - Empty Homes - Private Rented Sector - Houses in Multiple Occupation (HMO) Licencing
• Priority 3: Improving Housing Support - Homelessness Prevention - Housing Related Support - Supporting Older People - Supporting our Black & Minority Ethnic (BME) Communities - Supporting our Lesbian, Gay, Bisexual & Trans* (LGBT) Communities
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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 Black and Minority Ethnic (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 Twitter and Facebook.
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.brighton- hove.gov.uk/content/housing/general-housing/housing-strategy-statistical- bulletins • Housing Costs Update Report: www.brighton- hove.gov.uk/content/housing/general-housing/housing-strategy-costs-reports • Rent and Local Housing Allowance Comparison Report: www.brighton- hove.gov.uk/content/housing/general-housing/housing-strategy-costs-reports • Local Intelligence on a wide range of health, care and other social issues: http://www.bhconnected.org.uk/content/local-intelligence
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Priority 1: Improving Housing Supply
The city is an expensive place to live. The Council’s Assessment of Affordable Housing Need Report 2012 3 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 research 4 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 annum 5 to be affordable. The Land Registry reports that 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 households earning less than £28,240 per annum, the city’s private sector housing is unaffordable for the majority of our population and the reason around 20,000 households are on our Housing Register.
The Assessment of Affordable Housing Need Report 2012 estimates that 22,132 households are likely to be in housing need and unable to afford buying or renting in the residential housing market by 2017. 6 In addition, 59% of those in need (10,642 households) are only able to afford social rented housing rather than affordable rented.
After factoring in the expected supply of new affordable housing it leaves an unmet housing need of 17,403 affordable homes by 2017.7 However, the city only has the space for an additional 11,798 homes between 2015 and 2030. 8
3 Assessment of Affordable Housing Need Report 2012: http://www.brighton-hove.gov.uk/sites/brighton- hove.gov.uk/files/downloads/ldf/Assessment_of_Affordable_Housing_Need.pdf 4 Housing Costs Report, Autumn 2014: www.brighton-hove.gov.uk/content/housing/general- housing/housing-strategy-costs-reports 5 Assuming a 25% deposit and a mortgage of 3.5 times income 6 7,890 is the backlog of households in need and 14,243 is the figure for newly arising households in need 7 Calculation: 22,132 affordable need to 2012-17 less 4,729 met from current and new affordable housing stock 2012-17 leaves 17,403 unmet need 8 Calculation: City Plan housing projection of 13,200 from 2010 to 2030, less 1,402 completions 2010- 2014 equals 11,798 new homes 2015-2030. Overall affordable delivery estimated at 30%, 3,539 homes
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The Council spends around £18m per annum on our strategy co-ordination, supporting the development of new homes and managing our temporary accommodation. The majority of this relates to temporary accommodation rents and once this and other income is deducted, the net cost to the council’s General Fund for this work is £1.85m per annum (at 2014/15 budget levels which are subject to annual review):
Our capital investment is to support the development of new council housing and making best use of existing council homes by providing extensions:
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New Affordable Housing Affordable Housing is comprised of a range of different housing types: • Social Rent: homes let at a low rent • Affordable Rent: homes let at up to 80% of market rent (in Brighton & Hove registered providers have agreed to cap these rents at the Local Housing Allowance limit) • Low Cost Home Ownership: where residents buy a share of the home and pay rent on the remaining share
Between April 2009 and March 2015 a total of 792 new homes will have been completed and funded through the Affordable Housing Programme in partnership with the Homes & Communities Agency and Registered Providers in the City. A further 159 homes are in progress or ready to start with completion estimated in 2015/16.
The national changes to the grant regime for affordable housing providing smaller subsidies over the last few years has seen a shift away from Social Rented homes to Affordable Rent to an extent that there are no new social rented homes planned over the next few years. With limited grants, increasing land values and build costs continuing to increase, we are now seeing a shift from Affordable Rent to Low Cost Home Ownership with providers struggling to make Affordable Rented homes financially viable. Only 75 new homes are planned by housing associations in the next Affordable Housing Programme between 2015 and 2018. Of these, 14 (19%) will be for Affordable Rent with 61 (81%) homes for shared ownership.
The City Council has responded to these challenges by initiating a ‘New Homes for Neighbourhoods’ programme to develop new affordable council homes on council owned land. The programme aims to deliver more than 200 new homes over the lifetime of this strategy.
The community housing sector has also been responding to the funding challenge to provide a further 47 new social homes for rent over the past 3 years (and 416 empty homes have been refurbished), all of which have been provided without any grant funding. This includes: • 36 new homes developed by Brighton Housing Trust to provide much needed self-contained accommodation for people moving on from homeless hostels • 11 studio flats for homeless people financed and developed by Brighton YMCA
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In consultation, residents were generally positive about our work with other housing providers and our desire to develop more social housing directly is seen as positive for the city.
With housing associations reducing their building due to a reduction in government subsidy, it is important that we work with a wide range of partners and make best use of our local authority resources to fill this gap.
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 work with a range of partners including Homes & Communities Agency, housing associations and the community housing sector to develop more affordable housing. 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 and developer contributions to fund new housing. 5. Maximise housing provided from best use of the Council’s Housing Revenue Account (HRA) investment, land and buildings. 6. Support housing associations and community housing organisations 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, with a focus on maximising the social value of opportunities where appropriate. 9. Where compatible with local and national planning policy, increase housing supply through the conversion of unused and unneeded properties. 10. 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. 11. In accordance with City Plan policy, support taller buildings and higher density development in appropriate locations of the city. 12. Reinvigorate the Home Ownership for People with Long-term Disabilities scheme.
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Family Housing With buying or privately renting a 3-bed home in the city requiring an income or more than £80,000 to be affordable 9, 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 Houses in Multiple Occupation (HMO’s).
What is the city going to do? 13. Prioritise family housing in our housing investment plan and in enabling 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.
9 Housing Costs Report, Autumn 2014: www.brighton-hove.gov.uk/content/housing/general- housing/housing-strategy-costs-reports
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Community Housing Sector The Community Housing Sector are local housing and community organisations whose key aim is to increase the supply of community housing options to meet local need. Many are represented by the Community Housing Network. This provision may be in the form of traditional affordable and supported housing or more creative solutions such as co-operatives, community land trusts, and self build schemes. These initiatives empower communities so that they become more self-sufficient and integrated.
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; ••• Open local membership and democratic structure; ••• Permanently affordable housing (of other facilities); ••• Not for profit; ••• Long-term stewardship, with community ownership of freehold or lease.
Our Empty Property Team has a long-term working relationship with Co- operative 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.
A proposed modification to the City Plan 10 (PM064 under Policy SA4 Urban Fringe) highlights that there will be a particular emphasis on delivering housing to meet local needs through the sites identified in the 2014 Urban Fringe Assessment Study. Further consideration and a more detailed
10 Schedule of Proposed Modifications to the City Plan Part One, October 2014: http://www.brighton- hove.gov.uk/sites/brighton-hove.gov.uk/files/B%26H%20City%20Plan%20Part%20One%20- %20Schedule%20of%20Proposed%20Modifications%20FINAL%20v4Oct.pdf
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assessment of potential housing sites will be undertaken to inform allocations made in Part 2 of the City Plan over the next two to three years. As part of this process, the City Council will consider how best to ensure that opportunities for community land trusts, community-led development, right to build, and housing co-operatives are brought forward/ safeguarded in order to maximise housing opportunities that meet local housing needs.
What is the city going to do? 18. Promote the concept of Community Housing. 19. Explore the viability of Community Land Trust and wider community housing development options when land is available with a focus on maximising the social value of new developments where appropriate. 20. Explore the use of commercial properties for co-operatives where compatible with City Plan policies. 21. Share information on development opportunities with the Community Housing Network.
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.
The 2011 Census reported a total of 32,294 full-time students aged 16 and above living in the city and represents 14% of the city’s population aged 16 and older with students accounting for 52% of people aged 20-24 years old. The 2011 Census reported that most student households live in the private rented sector with 2,680 student households living in this tenure, representing 93% of the total student households. Often this places pressure on the city’s family housing which, in many areas, has seen large numbers of family homes converted into shared housing. The universities also have plans to increase student numbers by 9,000 over the next 5 years.
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.
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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.
The University of Sussex has a Student Housing Strategy at the core of its strategy for growth and is keen to house a large proportion of its students on campus to help take pressure off the city’s housing stock.
The recent University of Brighton Student Accommodation Survey 2013-14 identified the ideal choice of accommodation preferred for students. Year 1 students prefer University halls of residence (78%) and Year’s 2 and 3 students prefer a shared house with other students (69% and 59% respectively); Around 1 in 9 of all students would like to live in purpose built student accommodation. The University of Brighton is reviewing its accommodation strategy early in 2015.
Over 2,000 units of new purpose built student housing have been approved in the city for development over the next few years including large schemes 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 at the University of Sussex campus and on identified 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 affordable purpose built student accommodation in a range of locations within the city 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 Student’s Union “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 (small areas of around 1,500 residents / 650 households) 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 37,000 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) 11 .
The Council’s 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 CO 2 emissions.
2011 saw the end of government funding for private sector housing renewal and most elements of our renewal assistance have been suspended. However, the Council and partners still spend around £1.8m per annum on our work to improve the quality of private sector housing and once income from fees and grants is taken info account the net cost to the council’s General Fund for this work is £0.9m per annum (at 2014/15 budget levels which are subject to annual review):
11 Using the 10% measure. A household is said to be fuel poor if it needs to spend more than 10% of its income on fuel to maintain an adequate level of warmth.
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The council spends a further £17m per annum on maintaining and improving the council housing stock, funded through tenant’s rents:
Decent Warm & Healthy 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. A fund of £312,500 is held by the Parity Trust on behalf of Brighton & Hove City Council for home improvement loans with £103,000 currently unallocated. ••• Energy Efficiency: Since 2009, 2,438 energy efficiency measures installed
and 1,592 tonnes of CO 2 saved. In addition: - Since 2011, a Warm Homes, Healthy People Programme has been overseen by Private Sector Housing and Public Health, funded by bids to the Department of Health totalling £200,000 in 2011 and 2012, and a further £60,000 of local Public Health funding in 2013 and 2014. - £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;
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Within our council housing stock we have now achieved 100% decency through an intensive programme of improvements undertaken via a long term partnership between Mears and the council. Since 2009, improvements to council homes have included new kitchens, bathrooms, windows, doors, and rewiring. In addition we have improved the energy efficiency of homes and cut residents heating bills buy replacing boilers; installing insulation such as solid wall, cavity wall, loft and floor new solar heating and power installations.
Housing conditions have a major impact upon the health and well-being of the occupants, particularly those in vulnerable groups such as older people, people with disabilities, and low-income households. For example, living in cold and damp housing (including as a result of fuel poverty) increases the risk of ill health, unplanned hospital admissions and preventable winter deaths in vulnerable people. The Council’s Private Sector Housing and Public Health teams and the local Clinical Commissioning Group are now looking at jointly identifying vulnerable people who could benefit from targeted support.
In consultation there were concerns raised 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 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. Work through the One Planet City Sustainability Action Plan to set a target on reducing the carbon emissions from the city’s housing. 32. Continue the annual Warm Homes Healthy People Programme to support vulnerable households. 33. Work with the Food Partnership to ensure that housing and food are linked to improve well being and reduce waste. 34. Further explore through the Strategic Housing Partnership and the Health & Wellbeing Board how the housing sector can work in partnership with health, social care and voluntary sector providers to improve health and wellbeing of local people.
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Empty Homes The council works to bring empty properties back into use as homes across the city, recognising that empty homes represent a waste in housing terms as well as creating concerns for those who live nearby. We have helped bring more than 800 empty homes back into use since 2009.
The community housing sector through Brighton & Hove Seaside Community Homes has refurbished 416 empty council homes to provide temporary accommodation for homeless people funded without grant using borrowing secured against the future rental income from these homes.
Our work focuses on long term empty residential properties in the private sector (where the vast majority of empty homes in the city can be found), by working with the owners in the first instance but moving to enforcement action as needed. The empty property team also works with housing co-ops and individuals to identify housing opportunities from empty residential and commercial empty properties.
What is the city going to do? 35. Continue successful system of making and maintaining contact with all owners of empty property. 36. Update the Empty Property Enforcement Protocol to encourage an increase in the number of properties being returned to use. 37. Promote any available funding options to owners. 38. Explore additional funding opportunities as and when available. 39. Consider empty commercial property as a potential source of new housing.
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. 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.
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What is the city going to do? 40. Support a register of landlords in the city. 41. Support for landlords to better manage properties. 42. 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. 43. Up skill small and accidental landlords to improve tenancy management. 44. Promote commonhold ownership amongst leaseholders in the city (in both the private sector and amongst council leaseholders when all the flats are leasehold). 45. 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, 1 in 35 of all HMOs in England and Wales which is nine times the national average. An HMO is a property rented out by at least 3 people who are not from 1 ‘household’ but share facilities like the bathroom and kitchen. Examples include bedsits, shared houses, lodgings, hostels, private halls of residence, 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 1,040 of these larger HMOs across the city under the national mandatory licensing scheme.
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 2,035 additional license applications, of which 1,795 to date have led to full licenses (often subject to conditions).
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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? 46. Promote the HMO licensing scheme so that we can ensure that un- licensed HMO’s are reported and licensed properties are of standard. 47. Consult on extending HMO licensing to other areas where there is an identified need. 48. Respond to issues where legal standards are not being met. 49. Improve 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 and is a key indicator on the Public Health Outcomes Framework. In addition, helping people remain independent helps to mitigate pressures on the more intensive and costly services provided by Adult Social Care, Children’s Services and Health.
The Housing Related Support services provided or commissioned by the council support 5,000 households and each month thousands of households at risk of homelessness seek advice and assistance from our Housing Options Team or agencies working in partnership with us.
The council currently spends around £14.7m per annum on day to day housing support activities, such as our homeless prevention work, hostels, providing housing related support to help people stay in their own home and adaptations. After taking into account income, the next cost to the council’s general fund is £13.6m per annum (at 2014/15 budget levels which are subject to annual review):
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Within the council housing stock a further £10m per annum is spent on improvements homes and communities to improve resident’s quality of life which is paid for through tenant’s rents:
We also know some communities in the city face additional housing barriers as a result of health conditions or legally protected characteristics 12 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 individuals as practical within our resources.
Homelessness Prevention Overall there has been an increase in homelessness and rough sleeping in the City. In the past four years homelessness applications have risen by 50% and those accepted have risen by 40%. The last rough sleeper count in December 2014 found 41 sleeping rough on one night however estimates during 2014 ranged between 100 rough sleepers in winter to around 200 at the height of the summer.
12 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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The following factors have had an impact of this increase as it has been harder for vulnerable households to compete in the housing market: - the recession, the growth in population, the increasing cost of the private housing market, restrictions on mortgage funding which means more people are renting for longer which pushes up rents. Notwithstanding, we have continued with our prevention approach in tackling homelessness and have successfully, with our partners, sustained or found alterative accommodation for over 2,000 households each year.
The number of households in Temporary Accommodation has increased by 300% from 316 at the end of March 2010 to 1,266 at the end of March 2014 with nearly 1,000 households where a Section 193 (homeless) duty is owned. Since March 2010 we have increased the use of Private Sector Leased Temporary Accommodation by nearly threefold, providing additional good quality self-contained temporary accommodation and reducing the dependence on emergency B&B accommodation.
Our action on homelessness is detailed in our dedicated Homelessness Strategy 2014-19. 13
What is the city going to do? 50. Provide Housing and Support Solutions that Tackle Homelessness and Promote the Health and Well-being of Vulnerable Adults. 51. Provide ’whole families’ housing and support solutions that tackle homelessness and promote the well-being of families and young people. 52. Develop Access to Settled Homes 53. Reduce Inequality and Tackle Homelessness amongst Our Communities of Interest 54. Provide Integrated Housing, Employment and Support Solutions as a Platform for Economic Inclusion
Housing Related Support Housing-related support helps many people with support needs such as: • Mental Health • Single Homeless • Older People • Young People at risk • Substance Misuse • People at risk of Domestic • Physical and Sensory Disability Violence
13 Homelessness Strategy 2014-19: http://present.brighton- hove.gov.uk/Published/C00000709/M00005185/AI00040396/$HomelessStrategy2014CommitteeVersio n.docx.pdf
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• Former Offenders • Teenage Parents • Rough Sleepers • People with a Learning Disability
It helps people to sustain their own home through supporting them to: • Look after themselves Mental Health • Manage their money, pay bills, budget and apply for benefits • Look after where they live • Understand their tenancy agreement • Stay safe at home • Get on with neighbours • Take up day time activities, training, education and employment
The council invests £11m in housing related support services that help around 5,000 vulnerable people each year to work towards or maintain independent living through the provision of long-term and short-term support. Budget pressures mean this funding is expected to fall to £9m per annum in 2015/16.
People who had used these services said that they were invaluable in promoting and sustaining their independence and increasing demands are showing how important it is to continue this work.
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? 55. Review and remodel the Integrated Support Pathway for homelessness so that it can deliver a more personalised service with better outcomes for service users. 56. Review service commissioning across health, housing, care and other services so that we can ensure a joined up approach to prevention. 57. Improve health and social services for the single homeless. 58. Support more independent accommodation to prevent long term use of hostels and reduce rough sleeping. 59. Review how people access support services to ensure they are able to access the most appropriate services for their needs.
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60. Ensure supported housing reduces the need for residential care and other more intensive services. 61. Ensure a joint approach across housing, health and care services to tackle the impact of housing on well being. 62. Ensure a joint approach to housing for people with learning disabilities across housing, health and care services. 63. Review outreach, advice, and floating support services to ensure that they meet the need in the city. 64. Support the early help pathway for young people and vulnerable adults who are parents. 65. Ensure that services support survivors of Violence Against Women and Girls (VAWG). 66. Ensure that services are accessible to people with autism. 67. Investigate the benefits of women only services. 68. Referral panels to promote choice and mixed communities in supported accommodation. 69. Support the Mental Health Accommodation as a good practice model. 70. Assess the impact of any potential future budget challenges with community groups and service users.
Supporting Older People Whilst between 2001 and 2011 the number of people aged 65 and over has declined, the number of oldest old (aged 85 and above) 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.
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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? 71. Support further extra care developments including Brooke Mead. 72. Remodel sheltered housing to ensure that it supports the right people and improves social networks and well being. 73. Continue to renovate sheltered schemes to convert studios into one bed homes. 74. Ensure that adaptations are done at the right time to support people to stay in their homes when they want to. 75. Support to people to ‘downsize’ when they choose and provide a range of options for them and accessible tools to support decision making. 76. Ensure that new developments are built to ‘dementia friendly’ standards and that staff in older people services have access to training on dementia. 77. Support community links between older people and students where both groups can benefit. 78. Better links between sheltered schemes and surrounding communities. 79. 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.
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What is the city going to do? 80. Continue to work with the BME Needs Assessment Steering Group to identify housing issues specific to BME communities. 81. Work with Community Safety to resolve housing issues and harassment in a timely manner. 82. Work with the BME groups to provide scrutiny on the Housing Strategy. 83. Improve front facing customer service at Council housing offices. 84. Review the equalities impact of the allocations of social housing and consider the positive contribution made by single parent families.
Supporting our LGBT Communities Brighton & Hove is known throughout the world as an Lesbian, Gay, Bisexual & Trans* (LGBT) centre. As sexual orientation is not included in the Census it is difficult to accurately gauge how many residents are lesbian, gay or bisexual. Our best estimate of the number of lesbian, gay and bisexual residents is 11-15% of the population aged 16 or more, 25,000-35,000 people 14 . We have very little information about transgender residents in the city, although work is underway to address this.
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? 85. Ensure that as services are reviewed we check that they are accessible and safe for all. 86. Carry out more research in partnership with community groups to identify specific gaps and needs.
14 City Snapshot 2014: http://www.bhconnected.org.uk/sites/bhconnected/files/City%20Snapshot%20Summary%20of%20Statis tics%202014.pdf
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87. Joint work with Community Safety to resolve housing issues and harassment in a timely manner. 88. Investigate potential impacts of ‘out of area’ placements for LGBT people in relation to local services and support networks. 89. Work with sheltered housing providers to ensure that services are accessible for the LGBT communities. 90. 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. 91. Use the skills in LGBT community groups to deliver improvements to frontline housing services. 92. Examine the provision of LGBT specific housing support services in the city. 93. Continue to implement Trans Scrutiny Panel Recommendations for Housing and consider the recommendations of the forthcoming Trans Needs Assessment.
Abbreviations and Acronyms Used
• BME Black & Minority Ethnic • BMECP Black & Minority Ethnic Community Partnership • CHIBAH Co-operative Housing in Brighton & Hove • CLT Community Land Trust
• CO 2 Carbon Dioxide • HMO House(s) in Multiple Occupation • HRA Housing Revenue Account • LGBT Lesbian, Gay, Bisexual & Trans* • VAWG Violence Against Women and Girls
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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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126 Housing Committee Agenda Item 57
Brighton & Hove City Council
Subject: Private Rented Housing - Permission to consult on a further Discretionary Licensing Scheme Date of Meeting: 14 January 2015 Report of: Executive Director of Environment, Development & Housing. Contact Officer: Name: Martin Reid Tel: 293321 Email: [email protected] Ward(s) affected: Seven wards: Brunswick & Adelaide, Central Hove, East Brighton, Goldsmid, Preston Park, Regency, Westbourne FOR GENERAL RELEASE 1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 A key Housing Strategy review theme has been the significant growth in private rented housing in Brighton & Hove. While many landlords operate responsibly, a significant number do not and as a result issues continue to be raised in relation to the management, standards and quality of homes in this expanding sector, in particular Houses in Multiple Occupation (HMOs).
1.2 The principal Council regulatory powers relating to standards in the private rented sector include: Housing Act powers in response to requests for assistance; mandatory licensing of larger HMOs across the city; discretionary, additional licensing of smaller HMOs in the Lewes Road wards.
1.3 Following an initial review of the existing discretionary licensing scheme and in light of on-going issues of concern identified in other areas of the city, Housing Committee (10/09/14) agreed a detailed options paper be reported to a future meeting on extending coverage and / or widening the scope of discretionary licensing schemes in the city. In addition, Council (24/10/14) resolved that the Living Rent petition be noted and referred to the Housing Committee for consideration with recommendations including ‘developing a licensing scheme for all private landlords as has happened in Newham’ .
1.4 In addition to the Lewes Road designation, research to understand the situation across the city indicates a correlation between other areas with high concentrations of private rented homes not covered by discretionary licensing and a range of issues including higher levels of Private Sector Housing service requests, noise complaints, anti-social behaviour, poor fire safety and health inequalities.
1.5 This report updates Housing Committee on the evidence and options that may support a possible extension of discretionary licensing to further wards in the City and seeks approval to consult on the designation of a further scheme in the areas identified: Brunswick & Adelaide; Central Hove; East Brighton; Goldsmid; Preston Park; Regency; Westbourne. The report also recommends the wider availability of the existing register of licensed HMOs through publication on the council website.
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2. RECOMMENDATIONS:
2.1 That Housing Committee note the evidence available to support the possible extension of additional HMO licensing designation to more wards in the city and approve consultation on designation of a further discretionary licensing scheme in relation to HMOs consisting of two or more storeys and with three or more occupiers, other than those that are HMOs by virtue of Section 257 of the Housing Act 2004.
2.2 That Housing Committee agrees that the existing register of licensed HMOs is placed and regularly updated on the council website.
3. CONTEXT/ BACKGROUND INFORMATION
3.1 A key overarching theme arising from the city-wide Housing Strategy review has been the significant growth in private rented housing in Brighton & Hove. The Private Rented Sector stands at 34,081 homes (private renting from a landlord or letting agency) or 28% of all housing stock in the City (2011 Census). The City has the ninth largest private rented sector in England & Wales and sixth highest proportion of converted dwellings or shared houses (houses in multiple occupation and bedsits) in England & Wales. The sector increased by 45.7%, an extra 10,691 homes, between the 2001and 2011 Census. 15 of our 21 wards exceed the regional and national average of 15% of households living in private rented homes. Three wards have 50% or more households in homes rented through private landlords or lettings agents. The Census figure is likely to be a minimum for the rented sector as it now stands as a proportion of all homes in the city. This growth brings the benefits of a flexible housing market response to meet accommodation needs in the City. However, while many landlords operate responsibly, issues continue to be raised in relation to the management, standards and quality of homes in the expanding private rented sector, in particular Houses in Multiple Occupation (HMOs).
3.2 The table below compares private renting from a landlord or letting agent in Brighton & Hove with numbers and percentages in England, London and the South East.
Private rented: All tenures % Private rented: Area Private landlord or (total) Private landlord or letting agency letting agency Brighton & Hove 121,540 34,081 28% England 22,063,368 3,401,675 15% London 3,266,173 775,591 24% South East 3,555,463 521,479 15%
Source: Census 2011 (DC4101EW)
Private Rented Sector – benefits & issues 3.3 The private rented sector is an important source of flexible housing supply in the city with a range of benefits including: Catering for a highly mobile population; Supporting university growth to the benefit of the local economy, labour market
128 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.
3.4 The sector has an important role in providing housing options for those not wishing or not able to consider home ownership or for those to whom social housing is not an option, as well as providing housing for the city's large student population. The council is keen to ensure that the sector meets the demands placed upon it by the housing needs of the wide range of tenants it services by providing well managed and quality accommodation.
3.5 Much of the private rented sector provides decent well managed accommodation, playing a key role in meeting housing requirements of a third of the households in the City. However there are problems with part of the sector arising from poor management, property conditions and related problems of anti- social behaviour. In particular, the private rented sector does have some problems for which statutory regulation, particularly licensing, may be required.
3.6 Our Private Sector Stock Condition Survey (2008) indicated that 35% of all private sector homes fail the Decent Homes Standard (national average 27.1%) and 36.9% of private rented homes fail it. This failure is largely driven by category 1 hazards under the Housing Health and Safety Rating System and poor standards of thermal comfort. This is likely to be aligned to the fact that a significant proportion of the city’s stock was built before 1919, much higher than the national average, with solid walls and sliding sash windows, hindering energy efficiency with 42% of carbon emissions in the City coming from domestic sources.
3.7 In addition to HMO licensing the Private Sector Housing Team deal with service requests about standards within private sector housing in the city, including issues such as dampness, disrepair and drainage and complaints concerning nuisance caused by the condition of neighbouring properties. Service requests are reactive requests for assistance received by phone, email or in writing or via referral from other teams or agencies. Between 1 April 2013 and 31 March 2014 the Private Sector Housing team was in receipt of 1128 service requests from across the city. Of these 369 (33%) related to dampness and 226 (20%) related to non-emergency disrepair complaints.
3.8 In addition to stock condition and service requests received by the Private Sector Housing Team, the expanding private rented sector continues to have other impacts across the City. This includes the fact that loss of private rented sector accommodation remains the most common single cause for being accepted as homeless by Brighton & Hove City Council. In Quarter 4 2013/14 reasons for homelessness included: 30% due to loss of private rented accommodation; 26% due to eviction by parents; 16% due to eviction by family and friends; 11% due to fleeing domestic violence .
Private Rented Sector HMOs 3.9 The principal tool for regulating standards in Houses in Multiple Occupation (HMOs) is HMO licensing. Currently, across the whole of England and Wales, all HMOs of three or more storeys and with five or more occupants must be licensed under the Government’s mandatory licensing scheme. As of 17 December 2014
129 the council currently license and / or have licence applications for 1048 larger HMOs under the national mandatory licensing scheme applied city-wide.
3.10 The designation of an Additional Licensing scheme in the five Lewes Road wards (applying to smaller HMOs of two or more storeys and three or more occupiers) commenced on 5 November 2012. Housing Committee approved the designation on the basis of extensive consultation and robust evidence that a significant proportion of the smaller HMOs in the wards affected were being managed sufficiently ineffectively as to give rise to one or more particular problems either for those occupying the HMOs or for members of the public. As of 17 December 2014 the Council has received 2064 valid additional licence applications (though a few of these are now new owners re-applying on the same property) and checked and issued 1958 draft licences, of which 1808 have been followed up with full licences (issued on condition that any work required is carried out within an agreed period).
3.11 HMOs are amongst the more difficult to manage properties in the sector. Demand for HMOs is growing, mainly aligned to demographics and affordability. Welfare reform and increasing private sector rents are making self contained accommodation unaffordable for many residents. With an increasing population, including growth in student numbers through university expansion and demand for more cost effective housing options, HMOs are increasingly being used to meet accommodation pressures across the city.
3.12 The Brighton & Hove City Council Stock Condition Survey (2008) and other data highlights that Brighton & Hove has an exceptionally high number of HMOs. Some are small bed-sits, others large shared houses. Many of the small bed-sits are concentrated in the centre of the city and often provide accommodation for the more vulnerable households. This is in addition to the significant and growing number of smaller HMOs along the Lewes Road ‘corridor’ providing housing for students and young professionals sharing the cost of rents.
3.13 In some HMOs the standards of management and living conditions can be poor. Research has shown the risk in HMOs from hazards such as fire can be as much as four or more times higher than the risk in a residential property occupied by a single household. Licensing allows local authorities to proactively identify and engage with landlords, particularly with the less responsible private landlords.
3.14 In relation to the existing additional HMO licensing scheme, in addition to the eight mandatory licence conditions, the most common special conditions applied to additional licensed HMOs are below (a full breakdown is in the report appendix).:
Top 5 Special Conditions Applied between 1 November 2012 to 30 November 2014
Hanover St. Peter's Total Hollingdean Moulsecoomb Queen's & Elm & North Conditio & Stanmer & Bevendean Park Grove Laine ns Other Fire Works 543 180 634 91 370 1818 Structural Fire Works 497 163 613 80 343 1696 Fire Alarms 415 162 558 65 283 1483
130 Management Repairs 388 137 493 65 264 1347 Loft Insulation 293 93 365 39 180 970
The above table shows the separate condition types applied to licensable properties N.B. one or more conditions could apply to an individual property.
Further discretionary licensing 3.15 Housing Committee (10/09/14) were advised of options to extend coverage and / or widen the scope of the existing discretionary licensing schemes to address issues that continue 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 appendix included a peer review of licensing schemes applied in other local authority areas.
What is discretionary licensing 3.16 Discretionary licensing is a term used for additional and selective licensing schemes as defined in Parts 2 and 3 of the Housing Act 2004 (HA2004). Subject to proven needs and the views of people likely to be affected, it allows local authorities to require licensing of privately rented properties other than those subject to mandatory licensing of HMOs.
3.17 The aim of additional licensing is to tackle poor management and improve housing conditions in HMOs that are not covered by mandatory licensing requirements in the HA2004. The aim of selective licensing is to tackle poor social or economic conditions in low housing demand areas and/or significant or persistent anti-social behaviour issues. Selective licensing involves licensing all privately rented accommodation in the designated area, not just HMOs.
3.18 Discretionary licensing enables local authorities to work with landlords to raise standards in the private rented sector and to reduce the impact of large concentrations of private rented accommodation on the surrounding neighbourhood. It does not allow for limiting the number of HMO’s in any given area.
3.19 A Local Authority can designate discretionary licensing area(s) subject to meeting certain prescribed criteria. Evidence must be collected to prove the need for the scheme(s), reasonable steps must be taken to consult people likely to be affected and consultation representations made must be considered. This would include a consultation of not less than ten weeks seeking local community, business, landlord, managing agent and statutory agency views on the proposals in the proposed and surrounding area(s).
What are the potential benefits of further discretionary licensing? 3.20 The benefits of discretionary licensing include development of a proactive and consistent council-led approach towards identifying, and tackling complex issues of management, standards and anti-social behaviour conditions across the areas where the designation applies to the benefit of tenants, responsible landlords and the local community. Responsible landlords will gain from the improved clarity of
131 their role in raising property and tenancy management standards while action is taken to tackle those who flout their legal responsibilities. Tenants will be clear on what they can expect from both the home that they rent and the landlord that they rent it from, with implementation of minimum standards resulting in better managed, quality and safer homes. Any repairs and improvements will be required by the council rather than a tenant complaining and subsequently fearing loss of their tenancy, taking tension out of the landlord and tenant relationship. Communities benefit from a consistent approach towards proactively assessing and improving housing conditions across an area and simply knowing who is responsible for the management of properties that are rented out.
Options for further discretionary licensing in Brighton & Hove 3.21 In addition to existing discretionary licensing in the five Lewes Road wards in reviewing potential options for consultation on any extension of licensing we considered the factors relating to further wards in the City as outlined below.
3.22 The wards in Brighton & Hove with the highest number of households living in homes rented via private landlords or lettings agents is outlined in the table below.
Households living in the p rivate rented sector in homes rented via private landlords or letting agencies Ward Number % Regency 3,190 56% Brunswick & Adelaide 3,261 56% Central Hove 2,681 50% St. Peter's & North Laine 3,915 45% Goldsmid 3,164 40% Queen's Park 2,735 34% Hanover & Elm Grove 2,166 33% Westbourne 1,420 31% Preston Park 1,987 31% Moulsecoomb & Bevendean 1,259 21% Wish 847 21% Withdean 1,269 20% Rottingdean Coastal 1,270 20% East Brighton 1,265 19% Hollingdean & Stanmer 826 16% South Portslade 553 14% Hove Park 563 14% Hangleton & Knoll 547 9% Patcham 518 9% North Portslade 345 8% Woodingdean 300 8% Source: 2011 Census Table DC4101EW
3.23 Application of existing regulatory activity, mandatory licensing of larger HMOs (17/12/14):
132 Count of Ward Name Licences St. Peter's & North Laine 249 Hanover & Elm Grove 216 Queen's Park 113 Moulsecoomb & Bevendean 97 Hollingdean & Stanmer 72 Preston Park 67 Regency 55 Goldsmid 44 Brunswick & Adelaide 37 Central Hove 27 East Brighton 21 Westbourne 19 Withdean 8 South Portslade 7 Wish 7 Rottingdean Coastal 6 Hove Park 3 Total 1048
3.24 Application of existing regulatory activity, service requests received between 1 April 2013 and 31 March 2014.
No. of Service Ward Requests St Peter's & North Laine 164 Hanover & Elm Grove 103 Moulsecoomb & Bevendean 100 Queens Park 93 Regency 88 Brunswick & Adelaide 81 Preston Park 64 Goldsmid 60 Hollingdean & Stanmer 59 Central Hove 53 Westbourne 49 East Brighton 43 Withdean 34 Wish 28 Hangleton & Knoll 23 South Portslade 23 Rottingdean 18 Hove Park 17 North Portslade 13 Patcham 7 Woodingdean 7
133 3.25 Having reviewed the extent of private renting and existing Private Sector Housing activity across wards in the city where discretionary licensing is not yet applied we further reviewed a more detailed set of criteria against the following seven wards not subject to current discretionary licensing and highlighted in 3.24 above: Brunswick & Adelaide; Central Hove; East Brighton; Goldsmid; Preston Park; Regency; Westbourne.
3.26 Service requests received by the Private Sector Housing Team between 1 April 2013 and 31 March 2014 for seven identified wards (a full breakdown for all wards is in the report appendix).:
Ward Service Requests Regency 88 Brunswick & Adelaide 81 Preston Park 64 Goldsmid 60 Central Hove 53 Westbourne 49 East Brighton 43 Other Wards * 689 Total Requests 1127 7 Ward Average 63 Other Wards Average 49
Source: B&HCC Private Sector Housing
3.27 Noise Complaints received by Environmental Health Team by Ward - 1 April 2013 - 31 March 2014 (a full breakdown for all wards is in the report appendix):
People noise - Misc - all Ward Name Total Music Party TV/Radio footsteps/talk other Noise ing/shouting Regency 247 115 22 54 1 55 East Brighton 174 56 17 42 4 55 Brunswick & Adelaide 157 59 23 35 1 39 Goldsmid 155 51 16 29 6 53 Central Hove 127 42 14 37 1 33 Preston Park 124 50 22 27 1 24 Westbourne 51 15 7 9 20 Total 7 Wards 1035 388 121 233 14 279 Total Other Wards 1721 623 235 341 35 487 Total All Wards 2756 1011 356 574 49 767 7 Ward Average 148 55 17 33 2 40 Other Wards Average 123 45 17 24 3 35
Source: B&HCC Environmental Health
3.28 Refuse/Waste Complaints received by City Clean Team by Ward - 1 April 2013 to 31 March 2014 (a full breakdown for all wards is in the report appendix).
134 Foul - Public Residential Health Street Fly Ward Total e.g. e.g. Sweeping Tipping drainage, medical Litter dustbins waste East Brighton 83 4 11 52 16 Regency 60 3 5 36 16 Goldsmid 43 1 3 34 5 Preston Park 43 2 5 22 14 Westbourne 41 4 2 28 7 Brunswick & Adelaide 32 1 3 20 8 Central Hove 30 1 1 20 8 Other Wards 720 62 69 436 153 Total Complaints 1052 78 99 648 227 7 Ward Average 47 2 4 30 11 Other Wards Average 51 4 5 31 11
Source: B&HCC Environmental Health & City Clean
3.29 Anti Social Behaviour (ASB) incidents reported by Sussex Police - 1 April 2013 to 31 March 2014 (a full breakdown for all wards is in the report appendix).
Source: Sussex Police
3.30 In relation to ASB data, it is our understanding from the Community Safety Team that it is currently not possible to separate the effect of the night time economy (or indeed other factors such as more general increased street activity) from housing tenure as the raw data is not classified in this way. We will review comparing housing tenure maps and ASB incident maps to identify where areas with a high proportion of HMO/PRS housing coincide with local ASB hotspots. For example, Regency ward is both an area with a very high proportion of private renting and reported ASB incidents.
3.31 Fires reported to East Sussex Fire & Rescue Service (ESFRS) - 1 April 2013 – 31 March 2014. The following table shows all primary fires in dwellings,
135 broken down by wards (with the seven wards identified for consultation highlighted):
No. of Incidence Dwellings Dwelling % % of Ward Name (Census Fires Dwelling Dwellings Dwelling 2011) (Apr 13 - Fires Fires Mar 14) Goldsmid 8,423 7% 25 10% +54% St. Peter's & North Laine 8,992 7% 22 9% +27% East Brighton 6,893 5% 20 8% +51% Regency 6,150 5% 18 7% +52% Brunswick & Adelaide 6,318 5% 17 7% +40% Queen's Park 8,397 7% 15 6% -7% Withdean 6,501 5% 15 6% +20% Hanover & Elm Grove 6,698 5% 14 6% +9% Preston Park 6,741 5% 14 6% +8% North Portslade 4,182 3% 13 5% +62% Hollingdean & Stanmer 5,366 4% 11 5% +7% Central Hove 5,816 5% 9 4% -20% Patcham 5,889 5% 9 4% -21% Westbourne 4,888 4% 9 4% -4% Hangleton & Knoll 6,137 5% 8 3% -32% Moulsecoomb &Bevendean 5,988 5% 7 3% -39% Rottingdean Coastal 6,976 6% 6 2% -55% Wish 4,269 3% 5 2% -39% Woodingdean 3,996 3% 3 1% -61% Hove Park 4,189 3% 2 1% -75% South Portslade 4,018 3% 2 1% -74% Total 126,827 100% 244 100% +0% Households included in the above table are all homes and includes both accidental fires and deliberate fires.
Dwelling Fires Likelihood by Ward 30% -62% more likely Up to 30% more likely in Brunswick & Adelaide Hanover & Elm Grove East Brighton Hollingdean & Stanmer Goldsmid Preston Park North Portslade St. Peter's & North Laine Regency Withdean
3.32 The following table shows all primary fires in HMOs, broken down by wards (with the seven wards identified for consultation highlighted.
136 No. of No. of HMO fires Dwelling Dwelling as % of all Fires in % of all Ward Name Fires dwelling HMOs HMO fires (Apr 13 - fires in (Apr 13 - Mar 14) Ward Mar 14) Regency 18 14 17% 78% Brunswick & Adelaide 17 13 16% 76% Central Hove 9 5 6% 56% Westbourne 9 5 6% 56% Goldsmid 25 13 16% 52% St. Peter's & North Laine 22 9 11% 41% Hanover & Elm Grove 14 5 6% 36% Preston Park 14 4 5% 29% Queen's Park 15 4 5% 27% Withdean 15 4 5% 27% Wish 5 1 1% 20% Moulsecoomb &Bevendean 7 1 1% 14% Hangleton & Knoll 8 1 1% 13% East Brighton 20 2 2% 10% Hollingdean & Stanmer 11 1 1% 9% North Portslade 13 0 0% 0% Patcham 9 0 0% 0% Rottingdean Coastal 6 0 0% 0% Woodingdean 3 0 0% 0% Hove Park 2 0 0% 0% South Portslade 2 0 0% 0% Total 244 82 100% 34%
Fires in HMOs by Ward Location of most HMO Fires Above average rate of H MO fires (>10% of all HMO fires) (>34% of fires are in HMOs) Brunswick & Adelaide Brunswick & Adelaide Goldsmid Central Hove Regency Goldsmid St. Peter's & North Laine Hanover & Elm Grove Regency St. Peter's & North Laine Westbourne *Withdean (high but below average) Sources: • ESFRS • 2011 Census: Dwellings, household spaces and accommodation type, local authority ward
Mapping of the geographical spread of these 244 fires across Brighton & Hove is included in the report appendix.
137 3.33 In response to our previous discretionary licensing scheme the East Sussex Fire and Rescue Service commented (10/02/12). HMOs in the City historically have been a fire safety issue and statistically have a higher proportion of domestic dwelling fires. Today most of the issues centre around the responsibilities of the relevant landlords and how pro-active they are, especially with fire safety. When a premises is licensed by the local authority I believe it takes away some of this doubt and provides a prescriptive approach to the fire safety standards similar to the old defunct fire certification process. Therefore, an extension of licensing HMOs would appear to have merit that the Fire Authority would support.
Public Health data in relation to the seven additional wards 3.34 In partnership with Public Health, we considered population health issues in the seven wards identified in this report in relation to proposed consultation on further discretionary licensing. Public Health colleagues producing a weighted average for the wards where we propose to consult on a new discretionary licensing scheme. This suggests an association between health indicators and housing tenure / HMO densities. However, Public Health colleagues do note that whilst factors of physical and emotional health and wellbeing are related to poor housing, and some to HMOs, they emphasise that a relationship at Ward level between a health indicator and housing tenure/HMO density does not evidence a causal link. Here we consider population health issues in the seven wards being considered (more detailed information is in the report appendix): . • There are slightly lower levels of social capital, a sense of belonging and seeing or speaking to neighbours regularly and one in ten fewer people say that they have someone they can ask for help in these areas than in other wards across the City. • There are slightly more people at risk of major depression in these wards (41% vs 37%). • More residents in these wards feel anxious or stressed about their housing conditions than in other wards across the city (24% vs 18%) and likewise for noise (33% vs 28%). • In addition more residents cannot afford to keep their home warm in winter (20% vs 16%). • There is twice the rate of residents not having central heating (6% vs 3%) and almost double the rate of overcrowding (22% vs 13%). • Emergency hospital admissions for COPD (respiratory condition) are 10% higher in these wards than would be expected, for the other wards in the city admissions are 2% lower than would be expected.
Mapping of multi-occupied homes in the areas considered. 3.35 In light of the conditions, in particular around fire safety, identified and addressed with landlords on application of the existing discretionary HMO licensing scheme and the initial evidence on issues including around requests for assistance, noise, anti social behaviour and fire safety aligned to the additional wards identified, we have sought to map the proliferation of multi-occupied homes in Brunswick & Adelaide, Central Hove, East Brighton, Goldsmid, Preston Park, Regency, Westbourne with a view to recommending consultation and further evidence gathering in connection with possible additional HMO licensing in these areas.
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3.36 Information and mapping in the attached appendix seeks to identify proliferation of HMOs that may be subject to further discretionary licensing in the additional seven wards identified based on use of Council Tax data, Electoral Register and our existing mandatory licensing activity.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
4.1 The introduction of a selective licensing scheme would require the area concerned to be an area of low housing demand and/or to be experiencing significant and persistent problems of anti-social behaviour as a result of inaction of private sector landlords. Brighton & Hove is an area of particularly high housing demand and it is felt that levels of anti-social behaviour attributable to private sector housing do not suggest that selective licensing would currently be appropriate anywhere in the city.
4.2 The 2004 Housing Act (Section 56(2) requires that before making an additional HMO licensing designation for a particular type of HMO, or for a particular area, a local authority must consider whether there are any other courses of action available to them (of whatever nature) that might provide an effective method of dealing with the problem or problems in question.
4.3 A two stage appraisal of the options open to the council was carried out in accordance with Government guidance and reported to Housing Committee on 20 June 2012 in order to inform the decision on the existing additional licensing designation. The first stage involved the development of key options available for tackling poor quality problematic HMOs in the city and consideration of the strengths and weaknesses of each. The second stage involved the appraisal of the options against seven objectives identified to help contribute towards the council’s vision for the city’s private rented sector. This work would need to be carried out again / revisited before considering any recommendation to implement a new discretionary licensing scheme.
5. PROPOSED COMMUNITY ENGAGEMENT & CONSULTATION
5.1 In order to introduce discretionary licensing for Houses in Multiple Occupation local authorities are required to take reasonable steps to consult people who are likely to be affected and consultation representations made must be considered. This would include a consultation of not less than ten weeks seeking views on the proposals from local residents and community, business, landlord, managing agent and statutory agencies in the proposed and surrounding area(s).
6. TIMELINE
6.1 The following outline timeline shows the minimum that might apply should Committee agree consultation and should a new additional HMO licensing scheme be recommended: Housing Committee - Permission to 14 January 2015 Consult Proposed consultation period - Consultation – 10 weeks minimum 26 January 2015 to 6 April
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Consideration of representations Report to HC with findings of consultation - Permission to Implement June / July 2015 Scheme Implement Scheme - 3 months from October / November 2015 approval
7. RESOURCES & PROPOSED FEES 7.1 Licence fees charged are based on the estimated cost of delivering the service over the 5 year scheme. If a new scheme were to be introduced licence fees would be based on the same structure as existing schemes and would be similar to those that apply to the current additional HMO licensing scheme. These are currently: - Single tenancy shared houses 5 6 7 8 9 No. of 3 4 (2 (2 (2 (2 (2 Occupiers storey) storey) storey) storey) storey) Fee per HMO for 5 £566 £578 £590 £602 £614 £626 £638 yrs For each additional letting over 9 add £12 Multiple tenancy lets Additional Licensing
5 6 7 8 9 10 No. of 2 or 4 (2 (2 (2 (2 (2 (2 lettings 3 storey) storey) storey) storey) storey) storey)
Fee per HMO £686 £734 £782 £830 £878 £926 £974 £1022 for 5 yrs For each additional letting over 10 add £48. Fees are payable for each let that shares amenities such as bathrooms, WCs or kitchens. If there is a self-contained let within the house (all amenities are within the letting) no fee is payable for this let.
8. PROPOSED LICENCE CONDITIONS If a new additional HMO licensing scheme were to be introduced the licence conditions would be from the same framework as currently used in the existing HMO licensing schemes. Conditions would reflect any shortcomings in respect of the council’s HMO licensing standards.
9. ON-LINE E-REGISTER
The Housing Act places an obligation on local housing authorities to maintain a register of licences they have granted. Under the Housing Act 2004 the register must be available for inspection by members of the public at the authority’s head office (taken as meaning the office where the relevant team are located)
140 at all reasonable times. It must contain a range of information including the names and addresses of licence holders and any managing agents.
Previously the register was kept on paper but with moves to a more paperless working environment it is now kept electronically. A list of licensed properties is currently published on the council’s website but only the property addresses are shown. Committee are asked to decide if the entire register should be published online.
Information received from the council’s Data Protection Manager indicates that, as the information is in the public domain by virtue of being accessible at the council’s ‘head office’, it can be published lawfully in any format. Publishing the register online would make it much more easily accessible to those people who might want to see it but it would make the contents, including licence holders’ and agents’ names and addresses, more accessible than strictly required under terms of the Housing Act.
10. CONCLUSION In light of the conditions, in particular around fire safety, identified and addressed with landlords on application of the existing discretionary HMO licensing scheme and the initial evidence on issues including around requests for assistance, noise, anti social behaviour and fire safety aligned to the additional wards identified, plus the proliferation of private rented / multi- occupied homes in Brunswick & Adelaide, Central Hove, East Brighton, Goldsmid, Preston Park, Regency, Westbourne this report recommends consultation and further evidence gathering in connection with possible additional HMO licensing in these areas.
11. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
11.1 The costs associated with the consultation exercise will need to be met from existing resources, the majority of which will be achieved by diverting existing staff to carry out the necessary duties. However, It is not possible to quantify the impact of this at this stage as it will be dependent on the number of responses received.
11.2 The fees outlined in the body of the report are in respect of existing schemes and are indicative only at this stage. Fees chargeable for any new scheme would be set at a level reasonably expected to cover the costs incurred to provide the service; this would include estimated officer time and associated costs for the processing of applications, inspections, monitoring etc. The proposed fees would be brought to this Committee for approval in due course.
Finance Officer Consulted: Michelle Herrington Date: 05/01/2015
Legal Implications:
12.1 The legal framework for introducing further HMO licensing is set out in the body of the report. Before making a designation of an area as subject to additional
141 licensing the council as local housing authority (LHA) must take reasonable steps to consult persons who are likely to be affected by the designation. In its guidance, “Approval steps for additional and selective licensing designations in England” DCLG states, “ LHAs will be required to conduct a full consultation. This should include consultation of local residents, including tenants, landlords and where appropriate their managing agents and other members of the community who live or operate businesses or provide services within the proposed designation. It should also include local residents and those who operate businesses or provide services in the surrounding area outside of the proposed designation who will be affected. LHAs should ensure that the consultation is widely publicised using various channels of communication.”
12.2 The courts have determined that the following four elements are required for proper consultation:
• It must be undertaken at a time when the proposals are still at a formative stage; • Sufficient reasons must be given for particular proposals to allow those consulted to give intelligent consideration, and an intelligent response; • Adequate time must be given; • The product of the consultation must be conscientiously taken into account when the final decision is taken.
12.3 In order to be effective, the designation has to be confirmed by the Secretary of State, or it has to fall within the description of designations for which there is a general approval. In April 2010 the Secretary of State issued a General Approval to all LHAs. In order to benefit from the General Approval, the council must have consulted persons who are likely to be affected by the designation for not less than ten weeks.
12.4 The importance of proper consultation for “not less than ten weeks” was recently highlighted in the judicial review case of R, on the application of Regas –v- London Borough of Enfield. There the local authority’s consultation on a proposal to designate the entire borough for additional licensing of houses in multiple occupation and selective licensing of private sector properties had been inadequate because it had not involved potentially interested parties in adjoining parts of the neighbouring borough and had not lasted long enough. The court ruled that the schemes could not be implemented. It is understood that Enfield are considering an appeal.
Lawyer Consulted: Name Liz Woodley Date: 22/12/14
Equalities Implications:
13.1 A full equalities impact assessment was been undertaken in relation to the existing additional licensing scheme and presented to Housing Committee on 20 June 2012. No negative consequences of additional licensing were identified. A full equalities impact assessment would be undertaken in relation to any further discretionary licensing scheme recommended to Housing Committee for approval.
142 Sustainability Implications:
13.2 Maintenance and improvement of existing housing stock is generally more sustainable than continued deterioration. Licensing of HMOs should improve standards for the residents in those homes and the liveability of residential areas more generally.
Crime & Disorder Implications:
13.3 Additional licensing can assist the Private Sector Housing team to have a better understanding of the problems in any wards where implementation may be agreed. This in turn should be helpful in addressing concerns about crime and disorder and in some cases additional licensing would help reduce the likelihood of neighbourhood nuisance.
Risk and Opportunity Management Implications:
13.4 Any risks associated with any proposals for future discretionary licensing the proposals will be outlined in any future report on scheme implementation that may be presented to Housing Committee. These will be managed in compliance with the Council’s risk management strategy with a full risk log.
Public Health Implications:
13.5 These are outlined in the body of the report.
Corporate / Citywide Implications:
13.6 Additional Licensing has had a positive impact on residents in the areas where we have introduced the existing discretionary licensing scheme, particularly for those living in smaller HMOs. Experience with the current HMO licensing schemes in the city suggests that discretionary licensing has had no significant adverse effect on property supply.
14. EVALUATION OF ANY ALTERNATIVE OPTION(S):
14.1 These are outlined in the report.
15. REASONS FOR REPORT RECOMMENDATIONS 15.1 These are outlined in the report.
SUPPORTING DOCUMENTATION
Appendices:
1. Permission to consult on a further discretionary licensing scheme.
Documents in Members’ Rooms
1. None
143 Background Documents
1. Housing Committee 20 June 2012: Proposed Additional Licensing Scheme for Houses in Multiple Occupation (HMO) & Amendment of Standards for Licensed HMOs. 2. Appendix 1: Report for Additional Licensing for Housing in Multiple Occupation 3. Appendix A: Standards 4. Housing Committee 26 September 2012: Update on the Implementation of the Additional Licensing Scheme for Houses in Multiple Occupation (HMO). 5. Housing Committee 19 June 2013: HMO Licensing Update. 6. Housing Committee 30 April 2014: HMO Licensing update. 7. Housing Committee 10 September 2014: HMO Licensing Update.
144 Appendix 1
Permission to consult on a further Discretionary Licensing Scheme
Safe, well managed private rented homes for all our residents
January 2015
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Table of Contents
1. Summary……………………………………………………………………...3 2. Proposed area for consultation on a further Discretionary Licensing Scheme…4
Appendices
i) Concentration Mapping of existing HMO applications in six central Wards ………… …7-12 ii) Commentary on maps………………………………………… 13 iii) Electoral Roll…………………………………………………… .14 iv) Service Requests……………………………………………… 15 v) Noise Complaints…………………………………………… 16 vi) Refuse / Waste Complaints…………………………….. 17 vii) Anti-Social Behaviour complaints by Ward……… .18 -19 viii) East Sussex Fire & Rescue Service Mapping of Dwelling Fires…20-21 ix) Mandatory and Special Conditions Applied…………22 x) Public Health…………………………………………… .23- xi) Glossary of Terms……………………………………..
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1. Summary
Brighton & Hove City Council values the private rented sector (PRS) and wants to see a strong, healthy and vibrant market. The sector has an important role in providing housing options for those not wishing or unable to consider home ownership or for those to whom social housing is not an option, as well as providing housing for the city's growing population.
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2. Proposed area for consultation on a further Discretionary Licensing Scheme
• Brunswick & Adelaide • Central Hove • East Brighton • Goldsmid • Preston Park • Regency • Westbourne
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Appendices
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Appendix i) – Concentration Mapping of existing HMO applications in the six central Wards
1) Brunswick & Adelaide Ward
2) Central Hove Ward
3) Goldsmid Ward
4) Preston Park Ward
5) Regency Ward
6) Westbourne Ward
Source: B&HCC Planning
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152
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Appendix ii) – Commentary on maps
Information below and the mapping above seeks to identify proliferation of HMOs that may be subject to further discretionary licensing in the additional seven wards identified based on use of Council Tax data, Electoral Register and our existing mandatory licensing activity.
Properties with 3 or more occupants listed on Council Tax records at 16/10/2014
1 2 3
Adjusted Non- of Student student Total 3+ whic exemption exemptions (3 Neither occupants h s + surnames) 2 or 3 Brunswick & Adelaide 177 18 119 40 Central Hove 147 14 80 53 Goldsmid 318 10 194 114 Preston Park 289 68 124 97 Regency 251 58 141 52 Westbourne 152 6 72 74 East Brighton 267 42 108 117 (Yellow on map)
4 5 6 Current Revised Total HMO total potentially Applications potentially licensable rcd, Draft or licensable properties Full licences properties in Ward already in Ward (2+3) issued (2+3) - 5 Brunswick & Adelaide 137 36 101 Central Hove 94 27 67 Goldsmid 204 42 162 Preston Park 192 68 124 Regency 199 55 144 Westbourne 78 18 60 East Brighton 150 19 131 (Purple on map) Source: B&HCC Council Tax
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Appendix iii) – Electoral Roll
The electoral roll was also consulted for occupancy numbers – results shown below.
Properties with 3 or more occupants listed on the Electoral Roll published 17/02/2014
Total 3+ occupants Goldsmid 327 Preston Park 306 Brunswick & Adelaide 249 Regency 248 East Brighton 233 Central Hove 185 Westbourne 185
Electoral Roll and Council tax data The accuracy of the Electoral Roll and Council tax figures is dependent on occupiers having correctly declared and registered their occupancy with the respective BHCC department. The Electoral Roll excludes Non-EU and Non-Commonweath residents in Brighton & Hove
Not Licensable accommodation: • University managed properties • Council owned properties • Housing Association/Registered Provider properties • Hospital employee accommodation (East Brighton)
May not be licensable: • Single storey, self contained flats (these may not be licensable under proposed scheme) • Hotels (licensable dependent upon of proportion of permanent /temporary residents) • Language Schools (Licensable dependent upon length of stay) • Hostels (Licensable dependent upon of proportion of permanent /temporary residents)
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Appendix iv) – Service Requests
Private Sector Housing – full breakdown of service requests (para. 3.26 of the main report).
Service requests received between 1 April 2013 and 31 March 2014 – all wards.
Ward No. of Service Requests St Peter's & North Laine 164 Hanover & Elm Grove 103 Moulsecoomb & Bevendean 100 Queens Park 93 Regency 88 Brunswick & Adelaide 81 Preston Park 64 Goldsmid 60 Hollingdean & Stanmer 59 Central Hove 53 Westbourne 49 East Brighton 43 Withdean 34 Wish 28 Hangleton & Knoll 23 South Portslade 23 Rottingdean 18 Hove Park 17 North Portslade 13 Patcham 7 Woodingdean 7 Total 7 Wards 438 Total Other Wards 689 Total Requests 1127 7 Ward Average 63 Other Wards Average 49
Source: B&HCC Private Sector Housing
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Appendix v) – Noise Complaints
Noise Complaints received by Environmental Health Team by Ward (para. 3.27 of the main report)
Noise Complaints by Ward - 1 April 2013 - 31 March 2014 – all wards.
People noise - Misc - all Ward Total Music Party footsteps/talking TV/Radio other
/shouting Noise St. Peter's & North Laine 349 145 62 62 1 79
Queen's Park 304 112 44 74 14 60 Regency 247 115 22 54 1 55 Hanover & Elm Grove 214 108 37 21 5 43 Hollingdean & Stanmer 181 63 20 51 6 41 East Brighton 174 56 17 42 4 55 Moulsecoomb & Bevendean 159 53 27 35 2 42 Brunswick & Adelaide 157 59 23 35 1 39 Goldsmid 155 51 16 29 6 53 Central Hove 127 42 14 37 1 33 Preston Park 124 50 22 27 1 24 Hangleton & Knoll 89 28 9 18 4 30 Rottingdean Coastal 62 13 2 9 38 South Portslade 62 23 3 9 1 26 Withdean 62 21 5 11 1 24 Patcham 60 12 10 10 28 Wish 58 18 3 16 21 Westbourne 51 15 7 9 20 Hove Park 44 9 3 5 27 Woodingdean 39 9 5 12 1 12 North Portslade 38 9 5 8 16 Total 7 Wards 1035 388 121 233 14 279 Total Other Wards 1721 623 235 341 35 487 Total Complaints 2756 1011 356 574 49 766 7 Ward Average 148 55 17 33 2 40 Other Ward Average 123 45 17 24 4 35
Source: B&HCC Environmental Health
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Appendix vi) – Refuse/Waste Complaints – (para. 3.28 of the main report)
Refuse/Waste Complaints by Ward - 1 April 2013 to 31 March 2014 – all wards -
Foul - Public Street Residential e.g. Health e.g. Fly Ward Total Sweeping drainage, medical Tipping Litter dustbins waste St. Peter's & North Laine 175 12 8 116 39 Moulsecoomb & Bevendean 99 14 16 51 18 Hanover & Elm Grove 95 2 3 57 33 East Brighton 83 4 11 52 16 Queen's Park 68 3 3 51 11 Regency 60 3 5 36 16 Hollingdean & Stanmer 55 1 6 32 16 Goldsmid 43 1 3 34 5 Preston Park 43 2 5 22 14 Westbourne 41 4 2 28 7 South Portslade 40 6 6 20 8 Patcham 38 3 2 26 7 Brunswick & Adelaide 32 1 3 20 8 Central Hove 30 1 1 20 8 Hangleton & Knoll 30 8 8 13 1 Woodingdean 26 4 7 12 3 Rottingdean Coastal 23 4 4 10 5 Withdean 23 1 2 14 6 North Portslade 19 1 1 15 2 Wish 18 3 1 12 2 Hove Park 11 2 7 2 Total 7 Wards 332 16 30 212 74 Total Other Wards 720 62 69 436 153 Total Complaints 1052 78 99 648 227 7 Ward Average 47 2 4 30 11 Other Wards Average 51 5 5 31 11
Source: B&HCC Environmental Health & City Clean
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Appendix vii) - Anti Social Behaviour complaints by Ward (para. 3.29 of the main report).
Anti Social Behaviour (ASB) incidents reported by Sussex Police - 1 April 2013 to 31 March 2014 – all wards.
Ward Total St. Peters & North Laine 2516 Regency 2283 Queens Park 1687 Moulsecoomb & Bevendean 809 Hollingbury 758 Brunswick & Adelaide 738 Central Hove 647 Hangleton & Knoll 564 Hanover & Elm Grove 562 East Brighton 531 Goldsmid 527 Craven Vale 443 Preston Park 397 South Portslade 397 Patcham 367 Wish 293 Woodingdean 286 Rottingdean & Coastal 283 Withdean 263 Westbourne 246 North Portslade 192 Stanford 154 Total 7 Wards 5369 Total Other Wards 9574 Total 14943 7 Ward Average 767 Other Ward Average 638
Source: Sussex Police
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Stanford North Portslade Westbourne Withdean Rottingdean & Coastal Woodingdean Wish Patcham South Portslade Preston Park Craven Vale Goldsmid East Brighton Hanover & Elm Grove Hangleton & Knoll Central Hove Brunswick & Adelaide Hollingbury Moulsecoomb & Bevendean Queens Park Regency St. Peters & North Laine 0 500 1000 1500 2000 2500 3000
Source: Sussex Police
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163 Appendix viii) – East Sussex Fire & Rescue Service Mapping of Dwelling Fires Mapping of the spread of the 244 dwelling fires graphically across Brighton and Hove wards (Apr 2013 – Mar 2014) - as reported in 3.31 of Report 164
Source: East Sussex Fire & Rescue Service
Mapping of dwelling fires in HMOs across Brighton and Hove wards (April 2013 – March 2014) - as reported in 3.32
165
Source: East Sussex Fire & Rescue Service
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Appendix ix) - Mandatory and Special Conditions Applied relates to para. 3.14 in the main report.
There are 8 mandatory conditions which are applied to each HMO Licence All Extra (Non-Mandatory) Conditions Applied
Special (unique) Conditions applied between 1 November 2012 to 30 November 2014 (i.e required in addition to the 8 Mandatory conditions)
St. Peter's Hanover & Hollingdean Moulsecoomb Queen's Total & North Elm Grove & Stanmer & Bevendean Park Conditions Laine
1. Additional Facilities 182 98 308 32 102 722 2. Electrical Reports 7 6 17 1 5 36 3. Enlargement of Bedrooms 12 17 115 2 3 149 4. Fire Alarms 415 162 558 65 283 1483 5. Gas Certificates 6 4 17 2 3 32 6. Loft Insulation 293 93 365 39 180 970 7. Management Repairs 388 137 493 65 264 1347 8. Other Fire Works 543 180 634 91 370 1818 9. Structural Fire Works 497 163 613 80 343 1696 10. Ventilation 243 83 340 34 142 842 11. Electrical Works 184 73 256 31 115 659 12. Enlargement of Kitchens 14 3 35 1 4 57 Total 2784 1019 3751 443 1814 9811
The above table shows the separate condition types applied to licensable properties N.B. one or more conditions could apply to an individual property.
Top 5 Special Conditions Applied between 1 November 2012 to 30 November 2014
St. Peter's Hanover & Hollingdean Moulsecoomb Queen's Total & North Elm Grove & Stanmer & Bevendean Park Conditions Laine
Other Fire Works 543 180 634 91 370 1818 Structural Fire Works 497 163 613 80 343 1696 Fire Alarms 415 162 558 65 283 1483 Management Repairs 388 137 493 65 264 1347 Loft Insulation 293 93 365 39 180 970
The above table shows the separate condition types applied to licensable properties N.B. one or more conditions could apply to an individual property.
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Appendix x) Public Health Data
Poor housing conditions arising from homelessness, living in unsuitable temporary accommodation, overcrowding, housing insecurity and housing in poor physical condition present risks to health (Marmot 2010). Figure 1 illustrates the impact over a wide range of health and related outcomes.
Source: Brighton & Hove Annual Report of the Director of Public Health 2011
In a review by Barratt C, Kitcher C, Stewart J (2014) research highlighted the relationship between mental health problems and HMOs. HMOs may pose a greater threat to the mental health of residents than other forms of housing tenure because of greater insecurity, less control and poorer social networks (Barratt 2011).
A review of literature regarding the relationship of housing and mental health by Evans et al ., (2003) looked at the impact of overall housing quality on mental health, including 27 studies from 1983-2001, and concluded that mental health was positively correlated to housing quality. A more recent review of literature relating to unhealthy housing in the UK (Pevalin et al. 2008) identified studies looking into different aspects of housing and mental health concluding that pollution, noise, poor building design, infestation and living in unpopular areas and high rise flats can contribute to mental illness and in some cases drug and alcohol abuse.
Page (2002) reaches similar conclusions but also emphasises how overcrowding and residence in temporary accommodation have been shown to adversely affect mental health, especially among children whose long term development can be affected.
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• There are slightly lower levels of social capital, a sense of belonging and seeing or speaking to neighbours regularly and one in ten fewer people say that they have someone they can ask for help in these areas than in other wards across the City. • There are slightly more people at risk of major depression in these wards (41% vs 37%) • More residents in these wards feel anxious or stressed about their housing conditions than in other wards across the city (24% vs 18%) and likewise for noise (33% vs 28%) • In addition more residents cannot afford to keep their home warm in winter (20% vs 16%) • There is twice the rate of residents not having central heating (6% vs 3%) and almost double the rate of overcrowding (22% vs 13%) • Emergency hospital admissions for COPD (respiratory condition) are 10% higher in these wards than would be expected, for the other wards in the city admissions are 2% lower than would be expected
References: Barratt C, Kitcher C, Stewart J (2014). Beyond safety to wellbeing: How local authorities can mitigate the mental health risks of living in houses in multiple occupation. Journal of Environmental Health Research. Volume 14 Issue 01, December 2014 [ http://www.cieh.org/jehr/default.aspx?id=41600 Accessed 05/12/2014] Barratt C (2011). Sharing and sanity: how houses in multiple occupation may threaten the mental health of residents. Conference paper presented at University of York, Housing Studies Association Conference 13th-15 th April 2011. Evans G, Wells N and Moch A (2003). Housing and mental health: A review of the evidence and a methodological and conceptual critique. Journal of Social Issues 59 (3) 475-500. Hubbard P (2008). Regulating the social impacts of studentification: a Loughborough case study. Environment and Planning , A 40(2) 323. Marmot M (2010) Fair Society, Healthy Lives: The Marmot Review. Page A (2002). Poor housing and mental health in the United Kingdom: Changing the focus for intervention. Journal of Environmental Health Research 1(1). Pevalin D, Taylor M and Todd J (2008). The dynamics of unhealthy housing in the UK: a panel data analysis. Housing Studies , 23(5) 679-695. Shaw M, Danny D and Brimblecombe N (1998) Health problems in houses in multiple occupation. Environmental Health Journal 106(10) 280-281.
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Health Data Including East Brighton
% some, most or all of % some, the time most or all during the of the time % Most of the time / % past 3 WARD (in during the quite often n winter Life Life households months felt % households Population alphabetical past 3 cannot keep their expectancy expectancy lacking 3 anxious or 2 2 overcrowded 2012 order) months felt home warm (females) (males) central stressed by - 1 3 anxious or enough heating your housing stressed by - conditions 1 noise e.g. damp/cold 1 Brunswick & Adelaide 28% 40% 24% 86 77 9% 32% 10028 Central Hove 19% 30% 24% 84 76 8% 26% 9365 169 East Brighton 35% 39% 28% 81 74 3% 17% 14145 Goldsmid 22% 35% 24% 82 76 6% 20% 15760 Preston Park 15% 29% 10% 84 77 4% 16% 15137 Regency 29% 50% 26% 85 76 10% 36% 10008 Westbourne 24% 11% 7% 81 76 4% 15% 10067 Hangleton & Knoll 10% 22% 9% 84 79 3% 8% 14807 Hanover & Elm Grove 27% 38% 28% 85 77 5% 20% 16394 Hollingdean & 21% 39% 19% 81 75 3% 14% 16049 Stanmer Hove Park 6% 16% 10% 85 81 1% 4% 10573 Moulsecoomb & 28% 33% 23% 81 76 3% 17% 17616 Bevendean North Portslade 14% 19% 19% 84 79 3% 8% 10038 Patcham 8% 12% 11% 85 80 1% 6% 14505 Queen's Park 31% 48% 26% 81 74 7% 26% 14937 Rottingdean Coastal 11% 18% 5% 83 79 2% 9% 13835 South Portslade 16% 20% 14% 82 76 3% 8% 9634 St. Peter's & North 30% 45% 17% 83 75 6% 30% 18801 Laine Wish 13% 21% 10% 80 76 3% 8% 9670 Withdean 11% 18% 8% 85 81 3% 8% 14604
Woodingdean 17% 13% 13% 86 79 2% 6% 9789 Brighton & Hove 20% 29% 17% 83 77 4% 17% Weighted average 7 24% 33% 20% 83 76 6% 22% wards Weighted average 18% 28% 16% 83 77 3% 13% other 14 wards
Sources: 1Health Counts survey 2012 2Office for National Statistics (ONS) 2011-2013 3Office for National Statistics (ONS) 2011 Census 4Hospital Episodes Statistics (HES). Copyright © 2014. The Health and Social Care Information Centre. All rights reserved. Standardised admissions ratios: An Standardised Admission Ratio is defined as the ratio of the observed number of admissions in an area to the number expected if the area had the same age specific rates as England. (England has a figure of 100 and figures higher than 100 mean there are more admissions that would be expected, figures below 100 mean fewer admissions).
As above but in order of highest populated ward
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% some, most or all of the % some, most time during the or all of the % Most of the WARD (in order past 3 months time during the time / quite often Life Life % households % Population of highest felt anxious or past 3 months n winter cannot expectancy expectancy lacking central households 2 2 3 3 2012 population) stressed by - felt anxious or keep their home (females) (males) heating overcrowded your housing - stressed by warm enough 1 conditions e.g. noise 1 damp/cold 1
St. Peter's & North Laine 30% 45% 17% 83 75 6% 30% 18801 Moulsecoomb & Bevendean 28% 33% 23% 81 76 3% 17% 17616 Hanover & Elm Grove 27% 38% 28% 85 77 5% 20% 16394 Hollingdean & Stanmer 21% 39% 19% 81 75 3% 14% 16049 Goldsmid 22% 35% 24% 82 76 6% 20% 15760
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Preston Park 15% 29% 10% 84 77 4% 16% 15137 Queen's Park 31% 48% 26% 81 74 7% 26% 14937 Hangleton & Knoll 10% 22% 9% 84 79 3% 8% 14807 Withdean 11% 18% 8% 85 81 3% 8% 14604 Patcham 8% 12% 11% 85 80 1% 6% 14505 East Brighton 35% 39% 28% 81 74 3% 17% 14145 Rottingdean Coastal 11% 18% 5% 83 79 2% 9% 13835 Hove Park 6% 16% 10% 85 81 1% 4% 10573 Westbourne 24% 11% 7% 81 76 4% 15% 10067 North Portslade 14% 19% 19% 84 79 3% 8% 10038 Brunswick & Adelaide 28% 40% 24% 86 77 9% 32% 10028 Regency 29% 50% 26% 85 76 10% 36% 10008 Woodingdean 17% 13% 13% 86 79 2% 6% 9789 Wish 13% 21% 10% 80 76 3% 8% 9670
171 South Portslade 16% 20% 14% 82 76 3% 8% 9634 Central Hove 19% 30% 24% 84 76 8% 26% 9365 Brighton & Hove 20% 29% 17% 83 77 4% 17% Weighted average 7 wards 25% 38% 21% 82 76 5% 21% Weighted average other 14 wards 17% 23% 14% 84 78 4% 13%
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Above Info - Excluding East Brighton - in alpha order
% some, most % some, % Most of or all of the time most or all of the time / during the past 3 the time quite often % months felt during the n winter Life Life households WARD (in % households Population anxious or past 3 cannot expectancy expectancy lacking 3 2 2 overcrowded 2012 alphabetical order) stressed by - months felt keep their (females) (males) central your housing - anxious or home heating 3 conditions e.g. stressed by warm damp/cold 1 noise 1 enough 1
Brunswick & Adelaide 28% 40% 24% 86 77 9% 32% 10028 Central Hove 19% 30% 24% 84 76 8% 26% 9365 Goldsmid 22% 35% 24% 82 76 6% 20% 15760 Preston Park 15% 29% 10% 84 77 4% 16% 15137 Regency 29% 50% 26% 85 76 10% 36% 10008 Westbourne 24% 11% 7% 81 76 4% 15% 10067 East Brighton 35% 39% 28% 81 74 3% 17% 14145 172 Hangleton & Knoll 10% 22% 9% 84 79 3% 8% 14807 Hanover and Elm Grove 27% 38% 28% 85 77 5% 20% 16394 Hollingdean & Stanmer 21% 39% 19% 81 75 3% 14% 16049 Hove Park 6% 16% 10% 85 81 1% 4% 10573 Moulsecoomb & Bevendean 28% 33% 23% 81 76 3% 17% 17616 North Portslade 14% 19% 19% 84 79 3% 8% 10038 Patcham 8% 12% 11% 85 80 1% 6% 14505 Queen's Park 31% 48% 26% 81 74 7% 26% 14937 Rottingdean Coastal 11% 18% 5% 83 79 2% 9% 13835 South Portslade 16% 20% 14% 82 76 3% 8% 9634 St. Peter's & North Laine 30% 45% 17% 83 75 6% 30% 18801 Wish 13% 21% 10% 80 76 3% 8% 9670 Withdean 11% 18% 8% 85 81 3% 8% 14604 Woodingdean 17% 13% 13% 86 79 2% 6% 9789 Brighton & Hove 20% 29% 17% 83 77 4% 17% Weighted average 6 wards 22% 32% 19% 84 76 7% 23%
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Weighted average other 15 wards 20% 28% 17% 83 77 3% 14%
As above in order of highest populated ward
% some, % Most most or all of of the % some, the time time / most or all of during the quite the time past 3 often n during the Life Life % households % WARD (in order of months felt winter Population past 3 expectancy expectancy lacking central households anxious or cannot 2 2 3 3 2012 highest population) months felt (females) (males) heating overcrowded stressed by - keep anxious or your housing their stressed by - conditions 1 home noise e.g. warm damp/cold 1 enough 1 St. Peter's & North 30% 45% 17% 83 75 6% 30% 18801 Laine
173 Moulsecoomb & 28% 33% 23% 81 76 3% 17% 17616 Bevendean
Hanover & Elm Grove 27% 38% 28% 85 77 5% 20% 16394
Hollingdean & Stanmer 21% 39% 19% 81 75 3% 14% 16049 Goldsmid 22% 35% 24% 82 76 6% 20% 15760 Preston Park 15% 29% 10% 84 77 4% 16% 15137 Queen's Park 31% 48% 26% 81 74 7% 26% 14937 Hangleton & Knoll 10% 22% 9% 84 79 3% 8% 14807 Withdean 11% 18% 8% 85 81 3% 8% 14604 Patcham 8% 12% 11% 85 80 1% 6% 14505 East Brighton 35% 39% 28% 81 74 3% 17% 14145 Rottingdean Coastal 11% 18% 5% 83 79 2% 9% 13835 Hove Park 6% 16% 10% 85 81 1% 4% 10573 Westbourne 24% 11% 7% 81 76 4% 15% 10067 North Portslade 14% 19% 19% 84 79 3% 8% 10038
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Brunswick & Adelaide 28% 40% 24% 86 77 9% 32% 10028 Regency 29% 50% 26% 85 76 10% 36% 10008 Woodingdean 17% 13% 13% 86 79 2% 6% 9789 Wish 13% 21% 10% 80 76 3% 8% 9670 South Portslade 16% 20% 14% 82 76 3% 8% 9634 Central Hove 19% 30% 24% 84 76 8% 26% 9365 Brighton & Hove 20% 29% 17% 83 77 4% 17%
Weighted average 6 24% 37% 20% 83 76 4% 20% wards Weighted average 18% 25% 15% 83 78 4% 14% other 15 wards
174 • Local Health ( http://www.localhealth.org.uk ) enables you to combine wards to produce a profile for a combined area – I have done this for the seven wards specified and for the other 14 wards in the city and the two xps files are these report (just choose to open with adobe reader) which gives further population and health indicators and might be helpful
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Appendix xi) - Glossary of Terms
Private Rented Sector (PRS) A generic term covering different types of homes let to tenants by private landlords. Discretionary Licensing Scheme Discretionary licensing is a term used for additional and selective licensing schemes as defined in Parts 2 and 3 of the Housing Act 2004 (HA2004). Subject to proven needs and the views of people likely to be affected, it allows local authorities to require licensing of privately rented properties other than those subject to mandatory licensing of HMOs. Electoral Ward A sub-area of the local authority district represented by one or more councillors. There are 21 wards in Brighton & Hove Anti-Social Behaviour (ASB) For discretionary licensing schemes affecting housing, this is conduct on the part of people living in, or visiting, residential premises a) which causes nuisance or annoyance to other people living in, or visiting, or otherwise engaged in lawful activities in the vicinity of the property, or b) which involves or is likely to involve the use of such premises for illegal purposes. House in Multiple Occupation (HMO) Generally speaking, a building / part of a building is an HMO if it is let to 3 or more unrelated tenants who form 2 or more households and who share a kitchen, bathroom or toilet. The term takes in buildings divided into flatlets and bedsits and houses let to a group of unrelated people such as students. Buildings fully divided into self-contained flats can be HMOs in certain circumstances. Additional Licensing scheme A discretionary scheme to improve management standards in HMOs Bedsit house A house which has been divided up into a series of one-room lettings (bedsitting rooms’) with cooking facilities either in the room or shared with other shared with other tenants. Baths, showers and toilets are also usually shared with others. Mandatory/Compulsory HMO licensing The national scheme for the licensing of certain HMO types. It applies to HMOs of 3 or more storeys with 5 or more occupiers living in 2 or more households. All HMOs of this type must be licensed with the Council by law. Flatlets / non-self-contained flats Created when a house is loosely subdivided into a series of lettings but the conversion stops short of full self- containment. Some sharing of facilities like toilets or bath/shower rooms usually occurs, and rooms in lettings may be entered directly off landings and passages. HMO Management The day-to-day running of an HMO. It usually takes in activities such as: collecting rent; resolving disputes; arranging repairs, maintenance and redecoration; paying bills; and tackling anti-social behaviour. Some landlords manage their HMOs themselves but others employ agents to do it for them. Some landlords appoint trusted tenants to act as managers. Self-contained flats Created when a house is subdivided into completely separate units of accommodation. Each unit will have its own ‘front door’, with all of the living
175 rooms and normal domestic facilities behind it. Houses are sometimes converted into a mix of self-contained and non-self-contained flats or even flats and bedsits. Section 257 HMO Converted flats in an HMO where the conversion work does not meet the Building Regulations 1991 and where less than two thirds of flats are owner-occupied. Shared house A house rented by a group of unrelated people, typically students or young professionals, who live in it under one tenancy agreement and share its facilities but have their own bedrooms. Usually, if one of them leaves the remainder find someone to take his or her place. Management Order An interim or final management order can be made, subject to certain conditions, to protect the health safety and welfare of people living in the property or others owning or living in a property nearby, where there is no reasonable prospect of a property requiring a licence being licensed. Temporary Exemption Notice Where the person in control or managing a house that should be licensed notifies the Council that they intend taking steps so that the house is no longer required to be licensed, the Council can issue a notice exempting the property from licensing for a period of 3 months.
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HOUSING COMMITTEE Agenda Item 58
Brighton & Hove City Council
Subject: Home Energy Efficiency Investment Options – Solar PV, Update on ‘Your Energy Sussex’ & Heat Network Consultancy Date of Meeting: 14 January 2015 Report of: Executive Director Environment, Development & Housing Contact Officer: Name: Miles David son Tel: 29 -3150 Email: Miles.davidson@brighton -hove.gov.uk Ward(s) affected: All
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 The Council has a strong track record of significant investment to increase the energy efficiency of the City’s Council housing stock. The Housing Investment Capital Programme 2013-2016 (approved by February 2013 Policy & Resources Committee) identified £1.555m Housing Revenue Account capital budget over 3 years to be allocated to the installation of Solar Photovoltaic Arrays (Solar PV).
1.2 Housing Committee 19 June 2013 approved the tender of a contract for the supply and installation of a number of Solar PV Arrays to Housing Revenue Account (‘HRA’) owned dwellings included in the 3 year HRA capital programme. This programme is being successfully delivered now within 2 years, with the original budget allocated to 2015-16 being brought forward into the current financial year to allow continued delivery of the contract within this financial year, as agreed at October Policy and Resources Committee.
1.3 The report also offers an update on progress with the West Sussex County Council led ‘Your Energy Sussex’ energy programme (previously known as the Sussex Energy Saving Programme’).
1.4 The report also updates on the successful bid for Department for Energy and Climate Change Heat Network Delivery Unit funding and progress with procuring a consultant to carry out these studies and the annual Warm Homes Healthy People programme.
2. RECOMMENDATIONS:
2.1 That Committee note the progress of the current solar PV scheme on HRA properties.
2.2 That Committee note the progress of Your Energy Sussex; the ongoing discussions on the partnership agreement and potential option this may provide for delivery of a large scale solar PV scheme across all feasible HRA stock.
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2.3 That Committee note the appointment of Ove Arup & Partners as consultants to carry out options appraisals/feasibility studies for Heat Networks at two HRA sites in the city.
3. CONTEXT/ BACKGROUND INFORMATION
3.1 One of the key strategic priorities outlined in the City-wide Housing Strategy 2009-14 is to improve housing quality; to make sure that residents are able to live in decent homes suitable to their needs. Our strategic goals under this priority include, reducing fuel poverty, minimising CO2 emissions and improving tenants’ homes, ensuring they are of high quality and well maintained. The draft housing strategy for 2015 continues this theme through the priority of ‘Improving Housing Quality’ with the aim of providing ‘Decent Warm and Healthy Homes’.
3.2 Brighton & Hove faces a number of challenges in increasing the energy efficiency of its housing stock: • Homes contribute the most significant source of carbon dioxide in the City at 42% of Brighton & Hove's measured carbon footprint, or 544,000 tonnes per year, compared to 31% nationally; • Domestic emissions in the City (including Council homes) account for around 57% of the city’s total emissions from buildings; • The latest figures for fuel poverty (under the ‘10% definition’) show that in Brighton & Hove in 2012, 11.8% of households were in fuel poverty higher than the South East average of 8.9%; • The Joint Strategic Needs Assessment identifies the relationship between poor housing and poor health outcomes (including excess winter deaths), in particular fuel poverty and poor thermal comfort. • The 2011 Census showed that the Private Rented Sector stands at 34,081 homes (private renting from a landlord or letting agency) or 28% of all housing stock in the City. The City has the 9 th largest private rented sector in England & Wales and 6 th highest proportion of converted dwellings or shared houses (houses in multiple occupation and bedsits) in England & Wales. Of the different tenure groups nationally, households living in privately rented accommodation have the highest fuel poverty rates.
3.3 Identifying funding and investment opportunities for home energy efficiency improvements to maintain the high standards of previous programmes is a challenge we must face. The issue has arisen during consultation for the 2015 Housing Strategy with concerns raised 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. With less central government funding available we are looking to access alternative delivery routes and funding streams to finance energy efficiency programmes for private sector housing and council housing in the City, these include: • HRA capital programme; • Feed In Tariffs – (Feed-in Tariffs (FITs) became available in Great Britain on 1st April 2010. Under this scheme energy suppliers have to make regular payments to householders and communities who generate their own electricity
178 from renewable or low carbon sources such as solar electricity panels (PV) or wind turbines. • The ‘Green Deal' and Energy Company Obligation; • Possible access to lower cost finance through ‘Your Energy Sussex’ funding.
HRA Solar PV programme
3.4 Significant investment has been made to increase the energy efficiency of the City’s own housing stock through both the planned capital works programme and obligated energy supplier funded schemes. The Brighton & Hove HRA capital programme for 2015-18 creates a focus of improving the sustainability and energy efficiency of the housing stock by reducing waste and delivering more affordable warmth:
• Tackling fuel poverty through continued investment in providing modern, energy efficient heating • Improving the sustainability and energy efficiency of the housing stock in line with the One Planet Living Sustainable Action Plan for Council housing. Including; insulation improvements, cladding projects, and improvements to both communal lighting and door entry systems • Investing in estate regeneration to make best use of our existing assets and building new council homes to high sustainability standards
3.5 Against the background of rising fuel costs, we recognise that it is imperative that we reduce energy wastage by ensuring homes have modern heating systems and are well insulated to minimise the number of households suffering from fuel poverty. £8.7 million is included in the 2015-18 capital programme to replace and upgrade a number of the communally heated systems alongside individual domestic replacements and improvements. Where practicable, renewable energy is being incorporated within these projects, for example, in 2012/13 Walter May House received a communal solar thermal hot water system along with new high efficiency boilers, as did Elizabeth Court, Lindfield Court and Jubilee Court in 2013/14. It is intended to undertake more of these types of project, subject to feasibility surveys.
3.6 Through the procured solar PV contract, 165 houses have received Solar PV and 11 Sheltered Housing schemes have received communal systems this year (at October 2014). These are in addition to earlier installs carried out in 2012. In total there are now 209 Solar PV installations on HRA stock serving 472 tenants and 26 leaseholders.
The additional £700,000 budget brought forward from 2015-16, agreed at Policy and Resources Committee October 2014, will provide approximately 150 house installations and 5 more communal systems for Sheltered Schemes, through the existing contract.
179 3.7 Property & Investment are collaborating with a Sussex University research student on her PHD thesis exploring the social impacts of energy efficiency technology. Our Solar PV programme is an opportunity for her to get specific understanding concerning Solar PV and for the Council, a great opportunity to follow up the roll-out with robust feedback. The ‘Solar journey’ of seven families that have recently received installations on their homes will be documented for 6- 9 months; the findings will be shared with the Council. Early feedback is that families are having a positive experience. P&I are also collaborating with the student and the Sussex Energy Group to produce an Energy Advice booklet for those receiving solar installations.
Your Energy Sussex
3.8 In January 2013 Brighton and Hove City Council agreed to sign a Memorandum of Understanding to work with neighbouring authorities and support the development of a Sussex-wide partnership to deliver an energy saving programme. Previously known as the Sussex Energy Saving Partnership (SESP) the partnership has developed its brand and is now known as ‘Your Energy Sussex’ (YES) .
3.9 West Sussex County Council, acting as lead authority on behalf of itself and other YES local authorities, undertook to procure a contract with a partner to deliver an energy saving programme. The procurement progressed well and ahead of the initial agreed timescale. Following dialogue and evaluation, the successful bidder, Carillion Energy, was announced on 3 rd October 2013. An officer from the Housing Sustainability team from Brighton & Hove City Council was involved throughout the procurement phase as a member of the core group for both the dialogue sessions with bidders and evaluation of solutions and final tender.
3.10 Your Energy Sussex aims to bring together all 14 local authorities in West Sussex, Brighton & Hove and East Sussex to deliver a range of projects focussed on energy efficiency and renewable energy generation aiming to benefit their residents and businesses. ‘YES’ has identified a number of socio-economic benefits that it aims to generate through a programme of work, including supporting the local supply chain and creating local jobs and apprenticeships. The focus of the partnership has shifted in the short-term due to the slow take up of the Green Deal nationally and changes to ECO funding. ‘YES’ would like to progress a range of energy related projects in addition to the ‘Sussex Green Deal’ offer for private sector residents. Other areas of focus include;
• Local authority assets • Schools • Renewable energy projects including solar PV • Social housing programmes • Opportunities linked to funding streams, in particular ECO funding
3.11 It was originally intended that a Special Purpose Vehicle (‘SPV’) would be set up to enable the YES authorities to access Carillion’s services. Therefore, a report was presented to Policy & Resources committee on 5 th December 2013 where the following recommendation was agreed;
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‘Delegate authority for Executive Director Environment, Development & Housing, in consultation with Executive Director of Finance & Resources (and subject to legal advice regarding the details of the membership agreement) to enter into Affiliate membership of the Sussex Energy Saving Partnership SPV.’
3.12 However, following further consideration by some of the authorities involved in YES, it is now proposed that instead of setting up an SPV, West Sussex County Council and the other YES authorities enter into a partnership agreement and then contract directly either with Carillion or WSCC as and when they require Carillion’s services. Council Officers are considering the proposed new arrangement, further legal advice on this approach is currently being sought to determine whether this is a viable approach.
3.13 YES has access to a fund through the Local Enterprise Partnership of £66m at a borrowing rate lower than the Council is likely to be able to achieve. This may make some projects feasible and more attractive to deliver. Specifically, as a priority, we are reviewing options to access this fund to deliver a large scale solar PV scheme across all the feasible HRA properties. Accordingly, when the partnership arrangements are resolved, specific projects will be reported back to the relevant committee for approval and information where required.
3.14 District Heat Network Funding
Background: • AECOM Energy Studies, carried out in 2012, for the City and Housing identified Heat Networks as being viable low carbon low cost heating technology solutions for the city • In 2013 the Property & Investment team successfully applied for funding from round one of the Department of Energy & Climate Change (DECC) Heat Network Delivery Unit (HNDU) at two HRA sites on the basis they had been identified in the Energy Studies • In January 2014, the Council was awarded £130k (67%) towards the investigation into investment grade studies for Heat Networks at Eastern Road, Brighton and Clarendon Road, Hove • In Summer 2014, the Invitation To Tender was issued for the external consultancy required for this work • From November 2014, Ove Arup & Partners were appointed to undertake the options appraisals at Essex Place Estate and Clarendon Road Estate.
The coming months will see the development of technical feasibility studies and options for possible business models that will be steered by Council officers and elected members as necessary. In the spring of 2015 a final report will be produced with recommendations, including where possible financially sound proposals to deliver Heat Networks at these sites.
3.15 In addition to the above projects we continue to deliver the annual Warm Homes Healthy People programme in partnership with colleagues in Public Health. This year ’s programme, enabled by Public Health funding, will deliver a range of interventions to support those at greatest risk of death and illness as a result of cold housing. This year’s programme includes;
181 • Distribution of 10,000 leaflets and 12,000 room thermometer cards, to raise awareness of the health risks of living in a cold home and provide advice on reducing fuel bills and keeping warm • Provision of warm packs to rough sleepers in the city, containing items to support personal warmth • Small emergency grants to vulnerable residents during the winter months, administered by partner organisations in the City • In partnership with the CCG we are piloting the provision of advice in a number of GP practices across the city to patients at high risk from the health impact of cold homes. Individual advice sessions will include income maximisation, advice on energy efficiency and reducing fuel bills and referrals for in depth debt and housing issues. Sessions will be available year round.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
The Council can choose to not actively engage in the Green Deal and other national energy efficiency initiatives, leaving residents to access support through their energy suppliers and the market place. Providers working in this area however are keen to work with local authorities due to the trusted nature of council brands and to ensure the most vulnerable householders are reached.
Subject to identifying suitable resources the Council could choose to invest directly into housing stock in the city along the lines of the previous Home Energy Efficiency grants and assistance scheme delivered through the Private Sector Housing Renewal Assistance programme. Any delivery through these routes would involve a separate procurement process.
5. COMMUNITY ENGAGEMENT & CONSULTATION
Community engagement will play a significant part in providing information and advice to residents about improving the energy efficiency of their homes and reducing their fuel bills.
Community engagement activity will be planned into Council capital programmes for solar PV installations in line with existing policy and practice.
We anticipate that existing local community groups will play a key role in promoting and increasing uptake of Your Energy Sussex programmes and projects. A close relationship is being developed with Community Energy South to explore opportunities for community energy efficiency and generation schemes that could include an element of community ownership.
6. CONCLUSION
6.1 The Your Energy Sussex partnership, the installation of solar PV on the council housing stock and exploring the potential for district heating all present an opportunity to address a number of challenges including; addressing fuel poverty (and its associated negative health impacts), reducing energy bills for city residents, reducing CO2 emissions from housing and commercial buildings, improving our own corporate buildings and supporting local businesses and creating local employment opportunities.
182
7. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
7.1 The HRA revenue budget for 2014/15 includes £195,000 budget for the technical feasibility studies of heat networks on two HRA sites. £130,000, awarded to BHCC through grant from the Department of Energy & Climate Change, with match funding of £65,000 from the HRA revenue Budget.
7.2 The financial implications arising from the review of the options for a large scale solar PV scheme and the feasibility studies for the District Heat networks will need to consider available resources. The outcomes of the options in this report will be fully appraised and financial implications including funding proposals will be reported back to this committee. The proposed HRA Capital Programme 2015-2018 doesn’t include funding for Solar PV or District Heat Networks and therefore any future proposals to proceed with these schemes will also require Policy & Resources Committee approval.
Finance Officer Consulted: Name Susie Allen Date: 07/12/14
Legal Implications:
7.3 Officers are consulting with officers in the other ‘YES’ authorities and obtaining further legal advice with respect to the proposed partnership agreement.
Lawyer Consulted: Name Isabella Sidoli Date: 10/12/14
Equalities Implications:
7.4 There is the potential for a large energy efficiency retrofit programme in Brighton & Hove to address a number of issues faced by vulnerable residents in the city, and those at greater risk of fuel poverty and its impacts. Full Equalities Impact Assessments will be carried out as programmes of work develop.
Sustainability Implications:
7.5 The proposals outlined above would bring significant sustainability benefits in terms of climate change and energy use and promoting sustainable communities. The Sustainable Community Strategy “Creating the City of Opportunities – A sustainable community strategy for the City of Brighton & Hove ” has set targets to reduce CO2 emissions by 42% by 2020 and 80% by 2050. (4% per year short term targets in SCS). Based on the latest available City CO2 emissions;1.2 million tonnes in 2009 and the contribution of the domestic sector (the largest portion at 42%) the annual 4% per year short term target equates to a reduction of over 20,000 tonnes per year. This needs to be considered within the context of recent investment and CO2 savings through private sector renewal. For 2011-12 through investment of BEST funded capital of £1,119,562 and the separately
183 CERT funded ‘Warm Homes’ programme total installations achieved a saving of 353 tCO2.
Public Health Implications:
7.6 The Joint Strategic Needs Assessment identifies the relationship between poor housing and poor health outcomes, in particular fuel poverty and poor thermal comfort. Director of Public Health Annual Report has identified good quality housing as important for building wellbeing and resilience and that housing in the City is an area representing a particular vulnerability. There would be significant positive public health implications through increasing home energy efficiency for all households in the city that also prioritises the most vulnerable households.
SUPPORTING DOCUMENTATION
Appendices:
None
Documents in Members’ Rooms
None
Background Documents
None
184 HOUSING COMMITTEE Agenda Item 59
Brighton & Hove City Council
Subject: Sheltered housing stock review Date of Meeting: Housing Committee - 14 January 201 5 Report of: Geoff Raw – Executive Director, Environment, Development and Housing Contact Officer: Simon Pickles - Housing Name: Tel: 29-2083 Stock Review Manager Email: simon.pickles@brighton -hove.gov.uk Ward(s) affected: All
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
The brief for the sheltered housing stock review was to examine the challenges of the physical environment and make property-based recommendations to ensure the council’s sheltered housing remains fit for purpose into the future and continues to support the City housing strategy in meeting the housing needs of older persons.
2. RECOMMENDATIONS:
That Housing Committee:
2.1 Agrees the conversion of up to 235 studios into one bedroom flats, wherever possible, subject to the required budget approvals, at the same time meeting the Lifetime Homes standard as far as possible. This proposal is included in the Housing Revenue Account (HRA) Capital Investment programme 2015-2018 proposals also presented to this Committee.
2.2 Agrees the principle of de-commissioning (closing) a small number of sheltered schemes which cannot be made fit for purpose, re-designating them for alternative clients groups, or agreeing to redevelop the sites (subject to 2.3).
2.3 Notes that business case reports will be brought to Housing Committee on a case by case basis, where recommendations will be made on specific schemes which should be de-commissioned. Each report will include plans for tenant consultation and for the sensitive rehousing of tenants, requesting Housing committee’s agreement for officers to consult the affected tenants. The results of the consultation will be fed back to a subsequent housing committee for a decision on the future of the scheme.
2.4 Notes the creation, from 2015/16, of a 10 year cyclical programme for upgrading internal communal and external decoration.
2.5 Notes the creation of a budget to address access issues in communal areas (e.g. ramps and stair lifts).
185 3. CONTEXT
3.1 Brighton & Hove City Council owns and manages 850 sheltered flats, studios and bungalows within 23 schemes. In asset terms this is a significant portfolio, providing an annual rental income of £3.2M (excluding service charges).
3.2 Sheltered housing plays a crucial role in promoting independent living and preventing or delaying the need for higher dependency services such as extra care and residential care. The service currently houses mainly older people with the support of a scheme manager and alarm service. The service has recently reviewed its aims, which closer aligns the service to the aims and objectives of Adult Social Care and Public Health strategies.
3.3 In terms of ongoing demand for sheltered housing the Housing Register data showed that on 16 September 2014 there were 795 households on the housing register assessed as requiring sheltered housing.
3.4 The council’s supply of affordable sheltered housing is supplemented by 908 sheltered flats managed by fourteen registered providers (housing associations) in the city.
3.5 There have been major demographic changes within the sheltered housing client group (longer, fitter lives, and higher numbers of frail elderly people with complex needs). At the time of the 2011 Census there were 35,692 people aged 65 and over living in the city representing 13% of the total population. 20,038 (56%) were female and 15,654 (44%) were male, with the ratio of women to men increasing with age. There is a fairly even split between males and females aged 65 to 74 but as people grow older the ratio changes, with 69% of people aged 85 years and over being female. These ratios are expected to change over the next 10 years as male life expectancy is increasing faster than that of females. In 2021, the ratio of males to females is likely to be 38% females and 62% males
Brighton & Hove Age 65 to 74 Age 75 to 84 Age 85 & over Total All Persons 17,460 (49%) 12,248 (34%) 5,984 (17%) 35,692 (100%) Males 8,537 (55%) 5,243 (33%) 1,874 (12%) 15,654 (100%) Females 8,923 (45%) 7,005 (35%) 4,110 (20%) 20,038 (100%)
The Office of National Statistics projects that there will be a 12% increase in the number of people aged 65 or above between 2011 and 2021. Within this, there is a projected 48% increase of people aged 90 and above, with an additional 1,098 people taking the number to 3,382.
186 Brighton & Hove Age Profile Change
25,000 +2,320 2011 2021 +13% 20,000
+626 15,000 +5%
10,000 +89 +1,098 5,000 +2% +48% Thousands of people
- Age 65 to 74 Age 75 to 84 Age 85 to 89 Age 90 and over
ONS 2011-based Subnational Population Projections
3.6 The sheltered housing service has responded by drawing up a new service offer. This has been developed in conjunction with the Sheltered Housing Residents and staff and was facilitated by the CIH (Chartered Institute of Housing). The new Service Offer will be the subject of a report to Housing Committee in March 2015 but essentially seeks to provide accommodation for older people where opportunities to improve health and wellbeing are provided, enabling residents to live independently and remain in their own homes for as long as possible. It is now time to modernise our sheltered housing assets to ensure their fitness for the future.
3.7 The accommodation that makes up our sheltered housing portfolio is varied. At one end of the spectrum we have three ‘flagship schemes’ where in the late 1980s careful attention was paid to providing a good range of communal facilities, thereby ‘future proofing’ these schemes. At the other end, in the 1960s and 1970s the council built a significant number of sheltered studio flats, some with shared facilities, which are now proving unpopular and hard to let. Refurbishment has already taken place to ensure all studios have their own bathrooms and will be completed in 2014/15. This leaves over 200 studios with their own bathrooms, but where the bed is in the lounge. The conversion of these studios to one bedroom flats is a major recommendation within this report.
3.8 However, a small number of schemes cannot be made fit for purpose cost effectively. Proposals on such schemes will be brought to future committee meetings.
3.9 The internal communal areas on some of the council’s sheltered schemes, despite being clean and safe, can have a tired and clinical feel. Moving forward, tenants are making good use of the Estate Development Budget system to brighten up the communal interiors and make them more homely. However, this is no substitute for a scheduled programme to upgrade decoration. Such a programme is another key recommendation of this report.
187 4. BACKGROUND INFORMATION: Main Findings of the Sheltered Housing Stock Review
4.1 The need to address schemes which have studio flats
4.1.1 The council still has around 350 sheltered studios flats, where the bed is in the lounge. The presence of studios is a key factor where a scheme has become hard to let. The evidence is that women expect a separate bedroom, whereas men will accept studios more readily.
4.1.2 However by allocating properties in sheltered schemes to a different client group (i.e. single vulnerable adults with complex needs) rather than to those for whom they were originally intended, we have in some instances changed the nature of the communities and inadvertently generated negative outcomes. Negative outcomes include safeguarding risks and increasing isolation, which both have a detrimental impact on the quality of life of residents and is also costly to manage. The recent Chartered Institute of Housing service review clearly identifies this problem in a number of sheltered housing schemes. Converting studios to one bedroom flats is likely to make them more appropriate and attractive to older people who need sheltered housing.
4.1.3 In conclusion, studios are no longer an acceptable form of sheltered accommodation and do not fulfil the objectives of a number of key council strategies, nor the ‘HAPPI’ all party government task force standards. HAPPI stands for Housing our Ageing Population: Plan for Implementation (see Appendix 1 for summary of the review’s self-assessment). It is therefore recommended to convert 235 studios into one bedroom flats and at the same time meet the *Lifetime Homes standards where possible. The total capital requirement will be in the order of £5.4 million over three financial years (see financial implications for more detail). In some instances this may result in a reduction of the number of units, which will be quantified on a case by case basis.
* Lifetime Homes standards are a set of features that make housing more functional and ‘future proofed’. There are 16 key requirements and specific features. These include: • Level or gently sloping approach to property • Wide doorways to allow wheelchair access • Living rooms at entrance level • Entrance level toilet • Low level window sills and electric sockets.
188 4.2 Schemes which cannot be made fit for purpose
4.2.1 There are a small number of schemes where it is not feasible or viable to make them fit for purpose. Reasons for this include structural or serious repair problems, the absence of a lift, distance from bus stops and shops, and other fundamental accessibility issues resulting from the original design. People know they cannot stay at these schemes as they become frailer.
4.2.2 In these situations the council can consider ‘de-commissioning’ and designating the scheme as general needs or for fitter older people only, or consider redeveloping the schemes.
4.2.3 If Housing Committee agrees, in future, business case reports will be brought to Housing Committee on a case by case basis, where recommendations will be made on specific schemes which should be de-commissioned. Each report will include plans for tenant consultation and for the sensitive rehousing of tenants, requesting Housing committee’s agreement for officers to consult the affected tenants. The results of the consultation will be fed back to a subsequent housing committee for a decision on the future of the scheme.
4.3 Develop additional sheltered housing flats on existing schemes
4.3.1 There may be opportunities in the future to create additional flats on a scheme, at the same time as improving communal areas. This would compensate for the loss of units caused by any de-commissioning of sheltered schemes which are no longer fit for purpose. Individual reports will be brought to Housing Committee and tenants consulted where this is an option.
4.4. Flagship sheltered schemes
4.4.1 From the mid-1980s the council delivered high quality and well-appointed sheltered housing schemes. The range of communal facilities, including library, cafe area, hairdressing salon, is impressive. The good provision of communal facilities combined with the absence of studio flats, means they have been ‘future proofed’ and can be justifiably labelled as ‘flagship’ schemes.
4.4.2 Where such flagship schemes are used as ‘community hubs’ (e.g. social or fitness activities), there will be a need for ‘progressive security’, whereby access to the non-communal areas of the scheme is restricted.
4.5 Accessibility of communal areas
4.5.1 There are some required improvements to communal areas such as ramps and stair lifts, which are relatively minor but which will improve tenants’ quality of life. A dedicated budget would address this issue.
5. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
5.1 To develop a newbuild scheme instead of converting the studios would cost in the range of £120 - £150,000 per flat, purely for the construction works (excluding fees and land). Conversion of existing schemes, where this is possible, will cost approximately £23,000 per flat.
189
6. COMMUNITY ENGAGEMENT & CONSULTATION
6.1 Tenants have been consulted on the converting of studios into one bedroom flats at Sanders House, by holding ‘open house’ viewings of a showflat.
6.2 Sheltered housing tenants and ward councillors will be fully consulted on the redesign of the studio flats, on the possible decommissioning of schemes (once specific schemes have been approved by Housing Committee), and on the implementation of other recommendations of the review.
6.3 The council will offer tenants such support as is necessary to undertake works to their homes.
6.4 In relation to cyclical renewal of communal furnishings, further discussions with residents at each scheme will take place to establish the residents’ changing aspirations.
6.5 This report has been discussed with the Area Panels and the Senior Housing Action Group (November and December 2014). The main theme to emerge from these meetings was concern for individuals’ wellbeing, when a scheme was recommended for decommissioning or when tenants would be asked to move temporarily to allow the conversion works to proceed. Discussion was held about the circumstances in which tenants could decide not to have the conversion works carried out. This is a sensitive area, where individual needs and preferences have to be balanced carefully against the condition and suitability of the current accommodation.
7. CONCLUSIONS
7.1 Studio accommodation is not a model of best practice for sheltered accommodation in the 21 st century, and the council should develop a programme of conversion to one bedroom flats. However, this will not always be feasible or viable.
7.2 The review recommends a system is put in place to ensure communal decorating is cyclical, not ad hoc. The creation of a budget to address access issues in communal areas is also recommended.
8. FINANCIAL & OTHER IMPLICATIONS:
8.1 Financial Implications:
8.1.1 The HRA Capital Investment Programme 2015 - 2018 report, also being presented to this Committee, includes budget proposals of £5.413 million for sheltered studio conversions, as well as £0.060 million per annum under the heading of ‘future proofing of assets’ for improvements to sheltered communal areas such as ramps and stair lifts.
8.1.2 As with all conversions of HRA properties, there will be an adjustment to the tenant’s rent to reflect the change in bedroom numbers from 0 to 1 bedroom, resulting in an average increase in rent of approximately £8.50 per week.
190 Approximately 87% of sheltered tenants in bedsits are in receipt of Housing Benefit which would cover this rent increase.
8.1.3 Home loss payments will not be required as part of the studio conversions.
Finance Officer Consulted: Susie Allen, Principal Accountant Date: 19/12/2014
8.2 Legal Implications:
8.2.1 In taking forward the recommendations in the report, the council must be mindful of the Human Rights Act. The Act provides that a public body, such as the council, must not act in a way that is incompatible with Convention rights. The relevant rights Article 8 – Everyone has the right to respect for private and family life , his home and his correspondence, and Article 1 of the First Protocol – Every natural or legal person is entitled to the peaceful enjoyment of his possessions. (A tenancy is a possession for the purposes of this Article).
8.2.2 Any consultation that the council undertakes must be real consultation. Case law has determined that the following elements need to be present: undertaken at a time when the proposals are still at a formative stage; sufficient reasons for particular proposals to allow those consulted to give intelligent consideration, and an intelligent response; adequate time and the product of the consultation must be conscientiously taken into account when the final decision is taken.
Lawyer Consulted: Liz Woodley Date: 02/01/15
8.3 Equalities Implications:
8.3.1 Improvements to the accessibility of the buildings will be achieved through the proposed communal access works and conversion works.
8.4 Sustainability Implications:
8.4.1 The thermal and environmental performance of the converted flats will only marginally be improved, because internal wall insulation would reduce the size of the accommodation.
SUPPORTING DOCUMENTATION
Appendix 1: Self-assessment against ‘HAPPI’ standards (HAPPI = Housing our Ageing Population: Plan for Implementation)
191 192 Appendix 1 : self-assessment against ‘HAPPI’ standards (HAPPI stands for Housing our Ageing Population: Plan for Implementation)
Suggestions to APPG BHCC position with respect to our Inquiry for refinements current sheltered stock to HAPPI criteria
Provide accessibility to wheelchair Non-compliant: not all our schemes standards i.e., in excess of Lifetime have lifts, and where they do some do Home Standards with lift access to all not reach all parts of the building apartments where there are flats. Even in our best schemes, doors in flats have to be widened through adaptations to cater for larger wheelchairs. All our new housing will be built to Lifetime Homes standards and 10 per cent of new housing will be designed to be wheelchair accessible or easily adaptable. In future studio conversions we will seek to implement Lifetime Homes standards wherever possible.
Offer a mix of space standards that Non-compliant: we have over 200 exceed ‘minimum’ requirements and studio flats that need to be converted that are dictated by meeting the to good sized one bedroom flats. But accessibility requirements (two bed given the footprints of the existing flats at least 70m sq. and one bed buildings, it is unlikely we will meet flats at least 58m sq.) these space standards as part of conversion projects, although we will be offering improved accommodation.
Concentrate on typologies that are Compliant. New single storey suited to older people i.e. apartments accommodation does not represent or single-storey dwellings (or good value given the land scarcity in dwellings which provide self- the city. contained accommodation on one level)
Notwithstanding proposed housing Not in agreement. Our rehousing benefit reform, provide predominantly team has confirmed that 2 bedroom two bed apartments because of the sheltered flats are hard to let. So, the greater flexibility that they offer recommendation for new flats should be predominantly larger (2 person) one bedroom flats.
193 Incorporate communal facilities to Compliant. BHCC has good range of promote social interaction. This could communal rooms on its sheltered be limited to a single, multi-functional estates, some of which may need to space with ancillary accommodation be reconfigured to meet the needs of the new client groups of single ‘younger elderly’ men.
Provide for high levels of energy Compliant. BHCC has an active efficiency to minimise energy costs sustainability programme (communal and reduce fuel poverty boilers/ insulation/ solar panels); One Planet principles.
Allow for good security arrangements Work in progress. Evidence of good liaison with crime prevention officers.
Be located in an area which In the main compliant, accepting that constitutes a Lifetime Neighbourhood much of Brighton’s topography in terms of accessibility to transport, presents hills and inclines. Good retail and other amenities and access to bus routes. facilities that older people need
Be ‘age-eligible’ accommodation, with Compliant, but the Housing Needs a minimum age requirement that will and Rehousing teams will be flexible require a lower level of parking in exceptional cases or where flats provision are hard to let.
Offer a housing tenure and Compliant. We offer the most secure management regime that will ensure social housing tenancy available and that some resident control is retained tenants are supported by an active RI structure.
Provide the ability to incorporate ‘care We are auditing our community alarm aware’ smart technology to help with equipment in the schemes to ensure future personal care and support they are compatible with the latest telecare and telehealthcare add-ons (personalised equipment), that will support independence, security and wellbeing in retirement housing schemes.
194 HOUSING COMMITTEE Agenda Item 60 Brighton & Hove City Council
Subject: New Homes for Neighbourhoods – Kensington Street – Final Scheme Approval Date of Meeting: 14 January 2014 – Housing Committee 22 January 2014 – Policy & Resources Committee Report of: Executive Director for Environment, Development & Housing Contact Officer: Name: Jaine Jolly Tel: 01273 29 0356 Email: jaine.jolly@brighton -hove.gov.uk Ward(s) affected: St Peter’s & North Laine
FOR GENERAL RELEASE
1. SUMMARY AND POLICY CONTEXT:
1.1 Increasing need for affordable housing in the city means that building new homes on council land is a council priority. The delivery of new homes is essential to tackle the city’s housing crisis and meet City Plan housing targets.
1.2 A key priority identified in the draft Housing Strategy is to increase housing supply; specifically identifying the lack of new affordable rented housing as a key issue for the city.
1.3 Housing Committee gave delegated authority in September 2012 to award a contract following the completion of a procurement process for a delivery partner to take forward final feasibility design and development of new council homes to rent on four former garage and parking sites in the city. The Guinness Partnership was selected to take four sites forward including the car parking site at Kensington Street, Brighton.
2. RECOMMENDATIONS:
That Housing Committee:
(i) Agree Option One for the scheme as set out in Table 1
(ii) Note the design
(iii) Approve the rent model set at 80% market rent capped at LHA rate
(iv) Approve the estimated levels of subsidy required from the HRA for the chosen rent model and delegates authority to the Executive Director of Environment, Development and Housing and the Executive Director of Finance and Resources in consultation with the Estate Regeneration Member Board to agree reasonable amendments to that subsidy if changes arise.
195 (v) Recommend to Policy & Resources Committee that the site is appropriated to the Housing Revenue Account for a capital receipt of up to £225,000 for the development of new housing.
3. CONTEXT/ BACKGROUND INFORMATION
3.1 Kensington Street was identified as a potential infill opportunity by consultants in the Housing Revenue Account (HRA) Estate Masterplan and included in the procurement of a development partner along with three other sites. However after the contract was awarded to the Guinness Partnership it has been identified as actually belonging to the General Fund. The site is currently managed as commercial car parking spaces on behalf of the council.
3.2 Initial calculations indicate that the loss of rental income to the General Fund will necessitate a capital receipt of up to £225,000 in favour of the General Fund when offset by the combined income from New Homes Bonus and Council Tax associated with the new homes.
3.3 The proposal includes 3 parcels of land on a narrow site in the North Laine. The site(s) was originally laid out as a residential street. The west of the street is occupied by Argus Lofts and the surrounding area is a vibrant and lively mixed use area. The active street scene is enlivened by temporary graffiti and mural decorations. The existing graffiti in Kensington Street will be covered by the new development. However, other temporary graffiti canvases in the city are being identified, such as those seen in Elder Place, Brighton.
3.4 Kensington Street is a complex site and has needed more time to progress than the other garage sites being taken forward by the Guinness Partnership. The site complexities such as Right to Light mean that build costs are higher than the other sites being taken forward by Guinness. The need to compensate the General Fund has increased the development costs and therefore the subsidy requirement per unit.
3.5 Previous marketing of the site for sale has not been successful as another developer would not benefit from local authority powers to overcome Right to Light constraints on the site. Sale of the site to a private developer is therefore unlikely to be financially attractive.
3.6 This issue has been considered by the cross party Estate Regeneration Member Board who agreed that the Council is in a unique position to deliver housing on the site due to our contract with the Guinness Partnership. Significant progress has been made using combined Guinness and in-house expertise in order to overcome the site constraints and issues.
196 Subsidy Requirements
3.7 Table one below sets out the unit build costs and subsidy requirements for each tenure mix option. Since a capital receipt of £225,000 is required in favour of the General Fund this has been incorporated into the financial modelling.
3.8 The Members Board asked for the final tenure mix to be considered by Housing Committee. An appraisal of the options is set out in Appendix 1.
Options table 1
Tenure Mix Affordable For Sa le Build Cost Subsidy Total Homes Homes per per unit Subsidy affordable unit 1 100% 12 0 £147,724 £47,500 £570,000 Affordable Rent (9x 1 bed flats, 2 x2 bed flats and 1 x3 bed house)
2 50% 6 6 £133,661 £11,116 £66,700 Affordable Rent and (6 x 1 bed flats) (3 x 1 bed flat, 2 50 % x 1b m/ettes and Market 1 x 2 bed Sale houses)
3 Affordable 10 1 £142,543 £41,964 £419,640 Rent/ Market (9 x 1 bed flats (1 x 3 bed Sale and 1 x 2 bed house) houses)
4 Affordable 10 Central plot sale £142,543 £33,000 £333,000 Rent and sale of (9 x 1 bed flats central plot and 1 x 2 bed (planning houses) consent for 1 x 3 bed house or 2 x1 bed m/ettes)
197 Tenure and rent levels
3.9 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 on HRA land, 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 of higher rents on the number of homes the HRA could develop.
3.10 Although Members of Housing Committee recognised the need to increase rent levels for new homes and build mixed tenure developments in order to maximise numbers built, they also expressed concern about the affordability of ‘Affordable Rents’ if based on 80% of the market rent in Brighton & Hove.
3.11 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.
3.12 It was agreed that rent models and tenure mixes for individual schemes would be taken to Housing Committee and that affordable rents should be capped at Local Housing Allowance levels in accordance with the Tenancy Strategy.
3.13 Higher rents for new homes will be, to some extent, mitigated by lower fuel bills as homes will be built to higher sustainability standards than the council’s existing stock. Analysis of energy savings related to homes built to sustainability Code level 4 (the minimum for homes planned in the programme) shows that energy bills reduce by between 68% and 86% compared to a traditional home 1. This means that the average family combined energy bill of around £1500 per year is reduced by between £1020 and £1290 per year. For those on full Housing Benefit this represents additional money in their household budget.
3.14 Guinness has now developed detailed designs for the site and undertaken financial viability studies on these designs. Costs for developing smaller sites are generally higher per home than for larger sites due to the loss of scale economies and the need to manage complexities of the site e.g. site abnormals such as Right to Light, access or ground-works. The costs currently include a risk contingency that reflect these complexities. However, as the site is delivered, it is possible that some of these risks will diminish resulting in reduced overall costs. The council has instructed a Technical Adviser to scrutinise the plans and financial modelling to ensure that the council is obtaining value for money across the life of the project.
1 http://www.sustainablehomes.co.uk/blog/bid/104136/Code-for-Sustainable-Homes-level-4-energy-bill- savings
198 Rent Modelling
3.15 The table below identifies the rent levels by unit type following HRA subsidy (see 1.5) tracking rental income over 30 years and the deduction of Right to Buy capital receipts to fund 30% of total scheme costs. Rents have been modelled as set out in 3.3 above.
Kensington Street Rent per week at 80% market rent/LHA rate p/w
Rent per 1 bed flat/maisonette £151.50 per week
Rent per 2 bed house £190.57 per week
Rent per 3 bed house £228.00 per week
3.16 The development costs modelled are still subject to consultation and planning approval, and assume that the delivery of the scheme is through the HRA. Thus costs and funding can only be indicative at this stage.
Development timeline:
Milestone Target date Planning June 2015 Constructor procured September 2015 Start on site November 2015 Practical completion May 2017
4 COMMUNITY ENGAGEMENT & CONSULTATION
4.1 Ward councillors have been briefed and provided with updates as the project has progressed.
4.2 Subject to Housing Committee agreement, the consultation event will be carried out on 29 th January at the Jubilee Library between 3 and 7pm.
5 CONCLUSION
5.1 The delivery of new homes helps to meet the City’s strategic objectives as set out in the Council’s Housing Strategy and City Plan. This is an excellent opportunity to provide up to 12 much needed affordable homes to rent in the city centre. The local authority is in a unique position to deliver the site, being able to resolve Right to Light issues that may otherwise prove problematic to a private developer and has a procured partnership with Guinness ready to move the project forward.
199
6. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
6.1 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 of the affordable housing element 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.
6.2 The four options which are set out in table 1 in the main body of this report have been modelled by the Guinness Partnership showing the estimated HRA subsidy requirement for each option. The subsidy requirement ranges between £66,700 (£11,116 per affordable unit) to £570,000 (£47,500) per affordable unit).
6.3 The HRA Capital Programme 2015-2018 includes a budget estimate of £2.5 million for Kensington Street as part of the garage sites total budget. This currently assumes that all units are affordable with 30% funding from retained RTB receipts and 70% funding through borrowing. (the highest level of subsidy option 1).
6.4 If a decision is made to choose one of the options 2 – 4 this will require an adjustment to the capital programme funding assumptions in the financial year 2016/17, not affecting budget and funding approvals for 2015/16.
Finance Officer Consulted: Susie Allen Date: 11 December 2014
Legal Implications:
6.5 The Council has the power under Section 19(1) of the Housing Act 1985 to appropriate any land for the time being vested in it for the purposes of Part II of the Housing Act 1985 (Provision of housing accommodation). Section 19(1) provides that the Council will have the same powers in relation to land appropriated into the HRA as it has in relation to land acquired by the Council for HRA purposes. Once the land is appropriated the Council will therefore have the power to build housing for sale on the sites.
6.6 Any neighbouring property benefitting from rights over the land (including rights to light) following appropriation will no longer be able to enforce their rights by way of an injunction against the Council to stop them building. Instead, the owner of the benefitting land will only be entitled to compensation which, in the absence of agreement by negotiation, will be set by the courts.
200 6.7 With regard to funding the possible development of housing for sale through the HRA, expenditure in respect of HRA land which is capital expenditure and which the Council has decided should be charged through a revenue account falls to be debited from the HRA pursuant to Schedule 4, Part II of the Local Government and Housing Act 1989.
6.8 With regard to the disposal of any market sale properties once built, disposals of HRA property out of the Council's ownership require consent under Section 32 of the 1985 Act. The current general consents are contained in the General Housing Consents 2013, issued in March 2013. General consent A3.1.1 allows a local authority to dispose of land (which could include houses and flats) at market value. Disposals of tenanted properties (other than to another local authority) and disposals to a body in which the local authority owns an interest (other than where the local authority has no HRA or in the case of the first 5 disposals in any financial year) are not covered by this consent but this should not apply to the Council's proposals here. The Council therefore has the power, subject to Secretary of State consent, to dispose of any HRA properties which it develops for market sale and under the current Section 32 general consents it should be able to rely upon General Consent A3.1.1.
Lawyer Consulted Oliver Asha Date: 09/12/14
Equalities Implications:
6.9 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.
6.10 At least 10% of homes in the New Homes for Neighbourhoods programme to wheelchair standard will meet the needs of residents with mobility needs and wheelchair users. One flat proposed for Kensington 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.
6.11 The design of the new properties are laid out to conform with HQI and Lifetime Homes Standards, however the upside down plan of the upper level of the maisonette units will require a waiver on the Lifetime Homes recommended standard. This layout, without which development would not be possible, is necessary because of constrained site conditions . An Equalities Impact Assessment has been carried out for the New Homes for Neighbourhoods programme.
Sustainability Implications:
6.12 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.
201
6.13 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:
6.14 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.
6.15 Infill sites 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.
Public Health Implications:
6.16 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:
6.17 The Guinness 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 this site in conjunction with the former garage sites at Flint Close, Foredown Road and Flint Close. This will result in one apprenticeship being offered across the sites.
6.18 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 plus an additional £350 for each affordable unit.
6.19 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:
• Single persons Council Tax discount • People in receipt of Council Tax benefit
6.20 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
202 • 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’
SUPPORTING DOCUMENTATION
Appendices:
1. Options Appraisal 2. Risks and benefits appraisal 3. Site Briefing Note
Documents in Members’ Rooms
None
Background Documents
None
203
Appendix 1
Options Appraisal
There are 4 tenure mix options to be considered. The benefits and issues are outlined below: Option Benefits Issues 1 All homes in Council ownership for Higher subsidy levels to achieve affordable rent capital receipt required by General Fund Meets Housing Strategy objectives to increase housing supply of affordable homes
Supports City Plan targets to provide 10,000 new homes by 2030
2 Capital receipt achieved for General Loss of 6 affordable rented homes fund and additional receipt to lower subsidy requirement on affordable Risk of not being able to develop one rented homes or more of the sites resulting in reduction of capital receipt or Mixed tenure development affordable homes.
Supports City Plan targets to provide 10,000 new homes by 2030
3 Provides partial receipt to meet Loss of 2 affordable rented homes acquisition costs
Provides lower per unit subsidy costs
Provides one family house for sale Integral parking does not encourage with integral parking sustainable lifestyles/One Planet Living approaches Mixed tenure development
Supports City Plan targets to provide 10,000 new homes by 2030
204
4 Provides partial receipt to meet Loss of 2 affordable rented homes acquisition costs
Provides planning consent for one Risk that consent is not attractive to family home. the market/price expectations are not met Potential to achieve higher market value for the unit
Mixed tenure development
Supports City Plan targets to provide 10,000 new homes by 2030
205 Appendix 2
Risk and Opportunity Management Implications:
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 Kensington Street include:
Risk Mitigation Financial risk • Guinness Trust has been appointed as a developing Increasing costs due to agent for the Council; in turn they will appoint a construction inflation constructor as a fixed price contract ensuring costs from the outset.
Financial risk • Market research undertaken by Guinness Trust suggests there would be significant interest in the If market sale units/plots plots or homes are not of interest to the • Marketing expertise would be procured at an market early stage to minimise marketing risk for any sales units Planning risk • Planning have been consulted from an early Planning permission is not stage in the development of the council’s achieved for the sites proposals • Workshops held with Planning as initial and final design developed
Community risk • New Homes for Neighbourhoods programme is Scheme is not supported committed to early consultation with residents by local community and other stakeholders • Ward councillors have been informed about proposals Community Risk • The Estate Regeneration Team is investigating Loss of graffiti results in opportunities for alternative community art opposition and delay to projects in the city centre area. development of the site Legal Risk • Legal advice has confirmed that the council is Council does not have able to develop for market sale and consent for sufficient powers to disposal is covered under general consents develop for market sales and make a surplus (if chosen)
Logistics • Planning and phasing of project to minimise risk Lead in times for bricks and other materials result in a • Check as part of procurement delay to Start on Site resulting in an uplift in construction costs
206 Construction • Early and ongoing involvement of the chosen Site constraints result in contractor to find construction solutions for the lower number of units site and/or delay in construction
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220 HOUSING COMMITTEE Agenda Item 61
Brighton & Hove City Council
Subject: New Homes For Neighbourhoods – Selsfield Drive Date of Meeting: 14 January 2015 Report of: Executive Director Environment, Development & Housing Contact Officer: Name: Jo Thompson Tel: 29 -1466 Email: Jo.thompson@brighton –hove.gov.uk Ward(s) affected: Holling dean and Stanmer
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 At its meeting on 26 September 2012, Housing Committee agreed the procurement of initial feasibility and design of identified case studies for housing opportunities on appropriate HRA land, including stakeholder engagement and consultation.
1.2 Since then, the Estate Regeneration team has commissioned business cases for a number of potential infill sites to establish the financial viability and design feasibility of developing new council homes in these locations. This report includes the findings of the business case for the former Housing Office site at Selsfield Drive, Brighton.
2. RECOMMENDATIONS:
That Housing Committee:
2.1 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 council housing on the site of the former Housing Office in Selsfield Drive under the New Homes for Neighbourhoods Programme.
3. CONTEXT/ BACKGROUND INFORMATION 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. Increasing the supply of housing is a primary objective in the draft Housing Strategy. The Strategy specifically identifies the lack of new affordable rented housing as a key issue for the city. The council’s New Homes for Neighbourhoods programme addresses this undersupply by identifying suitable vacant land and infill sites to develop new homes across the city in order to meet City Plan targets and housing need.
221 3.2 At its meeting in November 2013 Housing Committee approved the closure of the Selsfield Drive Housing Office and that, once vacated, the office be demolished in order to be redeveloped for new homes under the New Homes for Neighbourhoods programme .
Business Case findings 3.3 The development site is approximately 0.21 Ha or 2,057 sq m and includes the former Housing Office, eight garages and stores. The site is located within the Bates Estate in the Moulsecoomb area of Brighton and is flanked by existing council housing blocks to the north-west (25-36 Selsfield Drive) and east (19-24 Selsfield Drive) which are to be retained.
3.4 The site is highly accessible and fronts onto the Lewes Road (A270), which is one of the main arterial routes into central Brighton from the north, and is in close proximity to Moulsecoomb Train Station. There are regular buses to Brighton city centre.
3.5 To the south of the site sits Moulsecoomb Campus, one of three main campuses of the University of Brighton including the 10 storey Cockcroft Building. The Lewes Road is identified in the Brighton & Hove Tall Buildings Study (2003) as an area suitable for taller buildings. It states:
“The valley formation of the Lewes Road corridor, with its growing image as the academic corridor and northern gateway to the city is very suitable for mid-rise to tall buildings particularly in proximity to the Watts building”.
3.6 The University of Brighton’s Moulsecoomb Campus on Lewes Road, in combination with plans to develop the Preston Barracks site, provides an opportunity to create an urban gateway into the city from the north. However, a Brighton University owned grade II listed building (Moulsecoomb Place), is located approximately 300m south-west of the site. Any future development of the site will therefore need to be sympathetic to existing views of the listed building.
3.7 The proposal is for a block of 20 flats. A summary of the characteristics of the scheme is provided below:
• The front of the building aligns with block 8-18 Selsfield Drive • The rear of the building is 18m away from block 25-36 Selsfield Drive and 11m from block 19-24 Selsfield Drive • The Grade A beech tree to the north-east of the site is retained • 14 car park spaces are provided • Balconies are to be provided but will be minimised on the rear of the building to prevent overlooking • All units will meet Code for Sustainable Homes (Level 4) as a minimum.
3.8 Financial modelling on the latest design has been undertaken and the estimate required HRA subsidy is detailed in the table below. The figures include Right to Buy receipts which will be used to fund up to 30% of the development cost.
222
Rent per week at 80% market rent/LHA rate per week
Overview 20 flats 4x1 beds 2x1 bed wheelchair accessible 9x2 bed 5x3 bed
Rent per 1 bed flat £151
Rent per 2 bed flat £190 Rent per 3 bed flat £228 HRA subsidy per home £52,149 Total HRA subsidy requirement £1,042,984
3.9 The HRA subsidy requirement for the preferred design option is higher than other comparable schemes because of abnormal costs associated with the development that have been identified in the initial feasibility study e.g. groundworks, diversion of the sewer pipe and the demolition of the housing office, stores and garages. These abnormal costs will be more fully investigated at the detailed design stage, which may result in further reductions in the overall development cost.
Sustainable Futures strategic construction partnership 3.10 If Housing Committee agrees to progress this proposed scheme, 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. The partnership was procured under an OJEU procurement process authorised by Policy & Resources Committee on 21 st 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 and is managed by the council’s Property & Design department.
3.11 This development route offers a number of benefits to the New Homes for Neighbourhoods programme. Development will be quicker as the constructor, c 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 result from being part of a large value established partnership.
3.12 The design team, including the constructor (contractor) and sub-contractors, will 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
223 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.
3.13 The design team, including a member of the Estate Regeneration team, meet every four weeks and will 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 (m 2) 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.
Next Steps 3.14 Assuming Housing Committee agrees to proceed to the final design stage for new council housing on this site, the council’s in-house architecture team and strategic partnership will work up a final costed design and a detailed timetable for construction and development through the council’s strategic construction partnership.
3.15 It is anticipated that a final report will be presented to Housing Committee in June 2015 to agree final scheme design, tenure mix, the contribution from the HRA and required level of borrowing. Planning applications will be submitted after that meeting. Regular updates on progress in the interim will be provided to the cross- party Estate Regeneration Project Board.
4 COMMUNITY ENGAGEMENT & 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:
• Briefings and updates forward councillors • Presentations and Q&A at local resident association meeting • Presentations and stand at tenants’ and leaseholders’ City Assembly.
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 In the case of the Selsfield Drive former Housing Office site, local ward councillors (Hollingbury & Stanmer) and councillors in Bevendean and Moulsecoomb wards were informed of this potential site for housing before the initial design and viability study was commissioned. Members of the Estate Regeneration team have attended two meetings of the Bates Estate Residents Association on 12 February and 3 December. At these meetings, local residents were updated on the progression of the project and were also shown the initial design concepts for the site, emerging from the architects. The feedback from
224 residents will be used to inform the development of the preferred option for the site at the detailed design stage. 4.3 The Estate Regeneration Team will continue to keep local ward councillors, resident associations and local residents up-to-date as the scheme progresses. The Team intends to hold a drop-in session for local residents to comment on the final design scheme, which the architects and other officers will attend. This event is anticipated to be held in late Spring 2015.
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 income 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 of affordable housing 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 initial modelling shows that a subsidy of £1.042m (£52k per unit) may be required. If Housing Committee agrees to proceed to the final design stage for new council housing on this site, the council’s in-house architecture team and strategic partnership will work up a final costed design. The final report presented to Housing Committee in June 2015 will include financial implications with the level of contribution and borrowing required from the HRA. The Budget and funding will also require approval by Policy & Resource Committee to be included in the HRA Capital Programme.
Finance Officer Consulted: Susie Allen Date: 18/12/2014
Legal Implications:
5.3 It is intended that the Council’s strategic partnership agreement (which has been procured as set out in section 3.11) will be used for the final design, construction and development for the proposed scheme. The Council’s contract standing orders require that authority to enter into any contracts valued at £500,000 or more be obtained from the relevant committee.
Lawyer Consulted: Name: Liz Woodley Date: 10/12/14
Equalities Implications:
5.4 An increase in housing supply will extend opportunities to provide new, well designed homes to accommodate households on the Homemove register who are in housing need. The proposed development provides an opportunity to better meet the needs of particularly vulnerable households including elderly residents who may be under occupying a home that no longer meets their changing needs. The New Homes for Neighbourhoods programme will ensure that all homes will be built to Lifetime Homes standard, with at least 10% of units
225 meeting wheelchair accessible housing standards. This will meet the needs of all future occupants including those who are elderly, have a mobility impairment or are wheelchair users. Two of the twenty flats proposed are wheelchair accessible units.
Sustainability Implications:
5.5 The initial design proposal assumes that all new homes are built to Code for Sustainable Homes Level 4 to meet the council’s sustainability and energy efficiency requirements for new housing. The architects have also looked at ways in which the One Planet Living principles can be implemented within the scheme.
5.6 Attaining high sustainability standards is an important objective of the New Homes for Neighbourhoods programme, especially in the council’s drive to design homes that are energy efficient and minimise carbon emissions. All new homes under the programme will also include features to help support people to live sustainable lifestyles and thereby encourage the development of more sustainable communities.
Crime & Disorder Implications:
5.7 The New Homes for Neighbourhoods Estate Regeneration Programme offers the opportunity to provide new, well-designed homes which link to the council’s wider regeneration aspirations for the city, including the council’s economic development and sustainability objectives. Well-designed urban housing has been shown to influence the rate of crime and disorder as well as the quality of life for future occupants. All new council housing will be designed to Secure by Design principles to minimise the risk of crime.
5.8 Infill sites can sometimes attract anti-social behaviour and with careful planning, the future development of these sites is likely to improve the safety of existing neighbourhoods by reducing crime and the fear of crime.
Risk and Opportunity Management Implications:
5.9 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. Risks associated with this scheme include:
• Lack of support for the scheme from local residents • Increasing build costs • Unforeseen delays to project • Unable to gain planning permission
Public Health Implications:
5.10 There are strong links between improving housing, providing new affordable homes and reducing health inequalities. Energy efficient homes which are easier
226 and cheaper to heat is likely to have a positive influence on the health of occupants of the new homes.
Corporate / Citywide Implications:
5.11 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.
5.12 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 plus an additional £350 for each affordable unit.
5.13 Every new unit of housing in the city is potentially a source of additional Council Tax income for the council. This is likely to be affected by the following factors:
• Single persons get a Council Tax discount • People in receipt of Council Tax benefit will not pay full Council Tax
5.14 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’
SUPPORTING DOCUMENTATION
Appendices:
1. Brief of proposed design
Documents in Members’ Rooms
None
Background Documents
None
227 228 Brighton and Hove City Council Selsfield Drive - site A- Housing Study
Introduction
The proposed scheme is a 5 storey apartment building facing onto Lewes Road. The scheme comprises of 20 residential apartments. A mix of 1, 2 and 3 bed apartments is proposed which meets the Brighton and Hove affordable housing mix. The rear of the building faces onto Selsfield Drive which provides the vehicular entrance to the site at first floor level.
The design of the residential apartments meets the client brief for housing which meets the affordable housing policy, HQI standards, lifetime homes standards and wheelchair accessible home. This relates specifically to the size of the unit, access, the layout and amenity, such as balconies.
The proposed massing of the proposed brick buildings relate to the existing context. The building is designed to Code Level 4 since it is on a brownfield site, and aspires to the one planet living standards.
Aerial view
street view from Lewes Road 18th December 2014 229 Brighton and Hove City Council Selsfield Site A - Housing Study
Massing in context
Lewes Road comprises of building of varying heights and scale. Housing on the south side of Lewes Road are two storeys brick buildings with pitched roofs while the university buildings less than 0.2miles away are 9 storeys high.
Moulsecoomb Place, which is set back within a green space, is a 2 storey historic building.
The proposed 5 storey building is sympathetic to its immediate context whilst also setting the tone for taller buildings in the adjacent sites along this tall building corridor.
The taller element of the building is positioned away from the adjacent 3 storey housing block to the east.
Proposed
section through the Lewes Road
18th December 2014 230 Brighton and Hove City Council Selsfield Site A - Housing Study
View from the North View from the South
aerial views
Block 7-18
Block 25-30 Block 19-25 Selsfield Drive
Block 31-36 T43
TPO T28 T44
T11
T12 Lewes Road
Community Hall Library
site plan
18th December 2014 231 Brighton and Hove City Council Selsfield Site A - 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
• An entrance point at one end of the plan
• 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
1 bed apartment
2 bed apartment
• The entrance to the 2bed flat is from the central staircase.
• There are 2 double bedrooms with the as- sociated storage and desk space as defined in the Housing Quality Indicators.
• There is one kitchen / dining and living area
2 bed apartment
18th December 2014 232 Brighton and Hove City Council Selsfield Site A - 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.
• The recessed balcony provides clear views out to the South
3 bed apartment
18th December 2014 233 Brighton and Hove City Council Selsfield Site A - Housing Study
Approach to the elevations
The building design was developed to lighten the mass of the building by introducing metal balustrades to all balconies and terraces and by distinguishing the fifth floor of the building.
The final approach to the elevations has been informed by the internal layout of the building and its relationship to the context.
The elevations set the tone for the future development of the surrounding sites. The composition of the elevations is seen in terms of: x Scale x Horizontality and verticality x Materiality x Depth to the elevation from the terraces and balconies
The entrances are emphasized by recessing them into the façade. Furthermore, the entrance at the ground level is double height which is informed by the internal layout.
18th December 2014 234 Twenty Tottenham Street London W1T 4RFT +44 (0)20 7323 5737 [email protected]
Job ref: 1725
235 236 HOUSING COMMITTEE Agenda Item 62
Brighton & Hove City Council
Subject: Discretionary Decorating and Gardening Schemes Date of Meeting: 14 January 2015 Report of: Executive Director, Environment, Development & Housing Contact Officer: Name: Ododo Dafe Tel: 01273 29 -3201 Email: Ododo.dafe @brighton -hove.gov.uk Wards(s) affected: All
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT:
1.1 This report provides the findings o f the recent review of the Discretionary Decorating and Gardening Scheme and sets out the recommended changes for consideration.
2. RECOMMENDATIONS:
2.1 That Housing Committee approve the following recommendations to come into effect on 1 April 2015: i) That the criteria, for those applying to both the discretionary schemes, be changed to age 75+ and in receipt of Housing Benefit, or on Disability Living Allowance/Personal Independence Payments or Attendance Allowance and in receipt of Housing Benefit.
Disability Living Allowance (DLA) and Personal Independence Payments (PIP) are non means tested benefits for people under 65 years of age who have personal care and/or mobility needs as a result of a mental or physical disability. PIP is gradually replacing DLA. Attendance Allowance (AA) is a non means tested benefit for people aged 65 and over that helps with the extra costs of long-term illness or disability, which can be either physical and/or mental. ii) That the decorating vouchers are removed and replaced with decorating packs. iii) That, for the discretionary decorating scheme, successful applicants are restricted to applying every other year.
237
3. CONTEXT/ BACKGROUND INFORMATION:
3.1 The discretionary gardening and discretionary decorating schemes are provided to help older tenants or those with a disability to maintain their properties. The current eligibility criterion is based around tenants being of pension age or in receipt of DLA. This criterion gives no determination of financial need or ability to pay. There is also no formal assessment of the property to establish the condition or whether it is reasonable to fund decoration. Each year the schemes are oversubscribed with waiting lists for both schemes. Currently tenants can apply to have one room decorated every year but cannot have the same room decorated for another 10 years. These discretionary schemes are separate from any service charges such as grounds maintenance in sheltered schemes.
3.2 The review has been carried out to look at how the needs of tenants can best be met and ensure that resources are used fairly and provide value for money.
3.3 Research has been carried out around the provision that other Registered Social Landlords (RSLs) provide and how our scheme compares. Given the discretionary nature of the scheme a number of RSLs have opted to no longer provide this service and instead invest the funding in maintaining their existing stock. Of the RSLs that do still offer a discretionary service the age criteria is generally higher than that of Brighton & Hove City Council (BHCC), most only being open to tenants aged 70 and above although still open to disabled tenants. Some RSLs only operate a gardening scheme and not a decorating scheme.
3.4 It should be noted that this scheme is discretionary and that tenants have garden and decorating standards that they are expected to maintain. The tenancy agreement states the following:
“If you have a garden, patio or balcony you must keep it tidy. You must not allow any garden plants, trees or shrubs to grow onto or over neighbouring land. You are responsible for minor repairs and you should decorate all internal parts of your home as often as is necessary to keep them in good decorative order”.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS 4.1 Option 1 Anticipated benefits Identified risks
Remove all discretionary Savings from the Disabled and older decorating and scheme could be tenants may struggle to gardening schemes reinvested into services maintain their gardens for tenants and to make without assistance. This improvements to the could lead to overgrown housing stock gardens causing environmental hazard Greater responsibility on and nuisance to the tenants for neighbours resulting in maintaining properties an increase in complaints
238 and could result in and tenancy breaches. tenants deciding to move if the garden is no longer Less affluent manageable, ensuring communities deteriorate residents are housed in as gardens become properties that meet their unkempt and neighbours needs. who may previously have kept their properties in a good state of repair lose enthusiasm for maintaining their own gardens.
With no opportunity for tenants to access funding to improve their properties those already in poor decorative order may be neglected further. This may have a negative impact on a tenant’s health and wellbeing. Option 2 Anticipated benefits Identified risks Replace the decorating Changing to decorating Tenants would have vouchers with decorating packs removes the risk slightly less choice in the packs and continue with of fraudulent use of materials they can the current criteria vouchers purchase i.e. wallpaper is not included Keep the decorating and Decorating packs gardening works provide better value for The scheme may not be schemes as they are, money containing all targeted at tenants who continuing with the materials required to are most in need as there current criteria decorate a room. is no assessment of the Tenants will not be property/financial need Tenants will be provided required to return any with the opportunity to paint brushes or other Tenants will be restricted attend a decorating equipment, they would to one supplier in order workshop be able to keep them for for value for money any future decorating benefits to be achieved projects. from having packs that include everything No travelling for tenants- needed to decorate a the supplier can deliver room packs directly to tenants the next day
Tenants will have the opportunity to develop their decorating skills in workshops provided by Mears.
239 Option 3 Anticipated benefits Identified risks
The criteria, for those Changing the criteria Decreased customer applying to both the ensures that the satisfaction - especially discretionary decorating schemes are targeted at from those that were and gardening schemes, tenants who are most in previously eligible and no be changed to those need longer are, based on aged 75+ and in receipt 2013/14 figures: - of HB or those on Being able to improve DLA/PIP or AA and in the inside of a property Of the 372 applications receipt of HB can have a positive accepted 23% or 86 impact on the health and tenants would no longer Replace the decorating wellbeing of a tenant be eligible for gardening vouchers with decorating works packs and provide Decorating packs tenants with the provide better value for Of the 235 applications opportunity to attend a money containing all accepted 31% or 72 decorating workshop. materials required to tenants would no longer decorate a room. be eligible for decorating Restrict successful Tenants will not be works decorating applications required to return any to every other year. paint brushes or other Of the 152 applications equipment, they would accepted 5% or 8 tenants be able to keep them for would no longer be any future decorating eligible for decorating projects. vouchers However, alternative Changing to decorating sources of support could packs removes risk of be investigated for these fraudulent use of residents i.e. Age UK vouchers Help at Home service or the Royal Voluntary Service Good Neighbour No travelling for tenants Scheme - the supplier can deliver packs directly to tenants Tenants would have the next day slightly less choice in the materials they can Restricting successful purchase i.e. wallpaper is decorating applications not included to every other year will enable more households Tenants will be restricted to access the scheme to one supplier in order for value for money Decorating packs will benefits to be achieved include basic information from having packs that on health and safety and include everything decorating tips. Tenants needed to decorate a will have the opportunity room to develop their decorating skills in workshops provided by
240 Mears.
Having considered all the information and research gathered the recommendation would be to adopt option three, as per the reasons in the benefits table.
4.2 The discretionary scheme budget for the current financial year is £289,060. The proposed change in criteria for the scheme would reduce the number of tenants eligible to apply; however, it would mean that the scheme is assisting tenants in greatest need. For the financial year 2015/16 it is therefore proposed to reduce the budget by £38,170 to £250,890. The table gives details of how this reduction would be applied to each of the schemes and the number of properties that would potentially be affected. For 2015/16 the budget saving of £38,170 will be set aside to support residents between the ages of 65-74 facing particular hardship.
Current budget Proposed budget 2015/16 Reduction Average Average Number Number in spend spend Amount of Amount of properties per per properties properties from property property 2014/15 Decorating £154,060 235 £656 £122,700 187 £656 48 works Gardening £128,830 372 £346 £123,000 355 £346 17 works Decorating £6,170 152 £40 £5,190 144 £36 8 vouchers Total £289,060 759 - £250, 890 68 6 - 73
5. COMMUNITY ENGAGEMENT & CONSULTATION
5.1 Consultation has been carried out with over 100 tenants including those that applied for the decorating schemes but were turned down. The feedback from these tenants has been used to understand how tenants feel about the current schemes and to find out what changes they would like to see. A sample of the comments we received are presented below:
Comment Proposal
Application forms are too The application forms will be simplified complicated and completed online; tenants without internet access will be able to speak directly to a Housing Service Advisor who will fill in the application for them. The decorating voucher wasn’t Replace the vouchers with decorating enough to do a whole room packs. These packs will contain all materials needed to decorate the specified room. Applied but the scheme was Changing the criteria and targeting those already full even though it had most in need will reduce the number of only been open a couple of applications.
241 months Would like you to assess the need The change in criteria will ensure that help for help before accepting or is provided to those most in need. refusing Better communication so that The website will have a link to the garden access can be arranged and schedules that customers can access for gardens can be made ready up to date information on the routes and dates. The Housing Customer Service Team can also provide this information directly to those residents without internet access.
5.2 The following feedback was received from discussions with the Home Service Improvement Group:
• The schemes should be promoted more widely so that all eligible tenants have equal opportunity to apply • The application should be easy to understand and complete • Tenants who are under 75 years may not be able to do the decorating themselves or have any friends or family that could do it for them. Therefore, they wouldn’t be able to get their properties decorated unless they are on housing benefit, would exceptions be made in certain cases?
5.3 This report was presented to tenant representatives at the Area Panel meetings in December 2014 for their comments and recommendations. Tenants requested that the report be made clearer on the following points:
• Successful applicants will only be able to apply to have one room decorated every other year • Clarify the parts of the scheme that won’t be changing such as not being able to have the same room decorated again for 10 years • That the discretionary schemes are separate from any service charged schemes • Clarify that the decorating packs will include an information sheet on basic health and safety and decorating tips and that tenants will be offered the opportunity to attend decorating workshops if they want to • Whether tenants will have to return the paint brushes and other equipment in the decorating packs • Whether tenants can apply in advance if they are 74 but would be 75 by the time the scheme is open in April each year?
The following suggestions were made regarding publicising the schemes:
• Could information be included in annual rent statements? • An article could be included in local association newsletters • The Resource Centre could advise tenants of the schemes • Associations could use social media such as facebook and twitter • The report should be taken to a meeting of the Sheltered Housing Action Group (SHAG)
242
The following comments were made regarding the eligibility criteria:
• West and North Area Panels felt that raising the age to 75 is too high and one of the representatives from Central was also against raising the age • Tenants that have been unsuccessful in accessing the schemes to date will not be able to for many years if the age is raised from 65 to 75, this is unfair • Most people over 75 would not be able to do the decorating work themselves • How would residents between the age of 65 and 75 get their decorating done?
Other comments
• It would take a long time to get your house decorated if you were only allowed to apply every other year • Why has there been a reduction in the budget? • The average cost that Mears charge to decorate a property seems high • Clarify what will be contained in the decorating packs • Sugar soap, disposable overalls and thicker dust sheets should be included in the packs
5.4 Area Panel recommendations
The West Area Panel was in agreement that raising the age to 75 was too old and requested that this was formally noted in the report.
The North Area Panel voted on each of the recommendations as follows:
• Raising the age criteria to 75 – everyone present voted against this recommendation • Restricting applications to every other year – everyone present voted in favour of this recommendation • Replace the vouchers with decorating packs – everyone present voted in favour of this recommendation
There were no recommendations from Central or East Area Panels.
5.5 The report has been amended to clarify the points raised in 5.3. The Chair of Sheltered Housing Action Group (SHAG) has been consulted and it has been agreed that an officer will attend a future SHAG meeting to outline any changes agreed by Housing Committee. Changes to the schemes will be advertised as widely as possible including an article in Homing In, on the council website, through resident association newsletters, social media and the Resource Centre. The suggestions and comments from tenants regarding the content of the decorating packs will be taken into consideration when deciding what to include. Tenants will be eligible to apply if they are currently 74 years old but will turn 75 during the financial year in which they apply.
243 6. CONCLUSION
The recommendations in this report will support the aim of offering discretionary decorating and gardening schemes that provide best value for money and meet the needs of vulnerable tenants in maintaining their homes and gardens and enhancing their quality of life.
7. FINANCIAL & OTHER IMPLICATIONS:
7.1 Financial Implications:
The HRA budget for 2014/15 for these discretionary schemes is £289,060. The proposals in this report would reduce the budget for these schemes for 2015/16 by £38,170 to £250,890. The changes to the eligibility criteria will reduce the number of tenants eligible to apply and will ensure that more is spent on those with the most need. For the financial year 2015/16 those facing particular financial hardship and in need of decorating services may be supported through the budget of £38,170 which has been set aside to support residents between the ages of 65-74 facing particular hardship.
Finance Officer Consulted: Monica Brooks/Susie Allen Date: 2 January 2015
7.2 Legal Implications:
Although there is no legal obligation on the council to provide discretionary decorating and gardening schemes, it has sufficient power under the Housing Act 1985 to provide them. Where changes to current services are proposed, proper consultation with those affected or likely to be affected is necessary. The consultation to date has been appropriate.
Lawyer Consulted: Liz Woodley Date: 11 November 2014
7.3 Equalities Implications:
An Equality Impact Assessment (EIA) has been carried out alongside this review to consider the impact each option might have on different groups. The EIA showed that tenant’s between the age of 65 and 74 that no longer meet the eligibility criteria will be impacted the most by these proposed changes. We would look to mitigate the impact by working with community organisations such as Age UK, the Help at Home Service, or the Royal Volunteer Service Good Neighbour Scheme to ensure that any vulnerable tenants falling outside of the new criteria will be signposted to other organisations that may be able to assist. For the financial year 2015/16 those facing particular financial hardship may be supported through the budget saving.
244 7.4 Sustainability Implications:
The most sustainable method for future applications to this scheme is considered to be online. The internal decoration of properties and maintenance of the gardens is the responsibility of tenants. However, the provision of discretionary schemes to assist tenants who might otherwise find this maintenance difficult or too expensive is important to the future upkeep of our properties.
7.5 Crime & Disorder Implications:
There are no crime and disorder implications.
7.6 Risk and Opportunity Management Implications:
The main risk identified with these proposals is that tenants between the age of 65 and 74 who are currently eligible would no longer be. However, these proposals provide the opportunity to ensure that the schemes are aimed at those who are most in need. For 2015/16 the budget saving of £38,170 will be set aside to support residents between the ages of 65-74 facing particular hardship.
7.7 Public Health Implications:
Overgrown gardens can have a significant impact on a local environment. A decent environment means a better quality of life for local people, gives people pride in their area and encourages new people to move there. This report considers both tenant quality of life and the impact on the wider neighbourhood.
Corporate / Citywide Implications:
7.8 There are no corporate or citywide implications arising from this report.
245 246 HOUSING COMMITTEE Agenda Item 63
Brighton & Hove City Council
Subject: Citywide parking enforcement on Housing land Date of Meeting: 14 January 2015 Report of: Executive Director for Environment, Development & Housing Contact Officer: Name: Lucie Royall Tel: 29 -6672 Email: Lucie.royall@brighton -hove.gov.uk Ward(s) affected: All
FOR GENERAL RELEASE
1. PURPOSE OF REPORT AND POLICY CONTEXT
1.1 This report sets out information about parking enforcement in car parks on Housing land and proposes extending the scope of enforcement to cover a wider range of car parks and garages.
1.2 Housing is committed to providing cost effective services that fit the objectives of the Corporate Plan. This report takes account of the overall context of budget reductions and sets out changes to parking enforcement that will importantly offer a more consistent and fairer service for car park and garage licensees, and will also increase revenue.
2. RECOMMENDATIONS
2.1 That Housing Committee approves the proposal to extend the parking enforcement to cover all car parks and garage sites on Housing land.
2.2 That Housing Committee authorises the Executive Director for Environment, Development & Housing to give a notice of variation under the contract to add the additional 24 sites
3. BACKGROUND INFORMATION
3.1 The proposed changes will make it easier for residents holding a licence to park in closer proximity to their homes, particularly in areas of high parking demand, and will introduce penalties for those who park in bays and areas they do not pay for.
3.2 The Car Parks & Garages Team often receive complaints from residents who rent bays in areas where there is no enforcement because other people are parked in their bay. There is currently very limited deterrent due to the lack of enforcement. Complaints are also received from residents who live within areas where there is on-street enforcement through the Council’s controlled parking scheme. Their complaints are that they cannot park near their homes as people
247 who don’t live in their block/estate use these bays to avoid paying on-street parking costs.
3.3 Housing has a contract with Ethical Parking Management to provide enforcement on 56 of the 80 parking sites (already identified) on Housing land. The current parking areas that are covered by the enforcement contract are set out in Appendix 1.
3.4 When parking enforcement is introduced to a site it is clearly demarcated into bays that are rented to licensees. The charges for these vary depending on location and type of licensee. Appendix 2 sets out the current charges. The extension of enforcement will therefore generate additional income for the Housing Revenue Account.
3.5 The enforcement contract is a concessionary contract as the council does not pay for this service but instead receives 13% of the value of the tickets from Ethical Parking Management which is paid into the Housing Revenue Account.
3.6 It is proposed that enforcement is extended by prioritising those parking areas that fall within the corporate highway parking zones to ensure consistency across different types of parking within the city. This will address the issue set out in 3.2 above where Housing parking areas are used as free alternatives to on-street parking.
4. ANALYSIS & CONSIDERATION OF ANY ALTERNATIVE OPTIONS
4.1 By introducing the proposed changes we will be addressing the challenges that have been faced by residents who struggle to park close to their homes by offering them protected parking.
4.2 A citywide approach will be fairer for all residents.
4.3 All licensees will have guidelines on where they can park and any car parked wrongfully will be penalised. This will ensure we are meeting health & safety requirements and allowing emergency services access to sites at all times.
4.4 As residents will be paying for parking there will be an income increase for the Housing Revenue Account and this is demonstrated in Appendix 3.
4.5 Licensees will be able to access their garages with ease.
4.6 If the proposed changes are not approved we will continue to receive complaints that cannot be resolved, causing frustration for residents and neighbourhood disputes.
4.7 By not introducing the proposed changes there will continue to be inequality within the service with some residents being charged for parking and others not.
248 5. COMMUNITY ENGAGEMENT & CONSULTATION
5.1 The report was presented at the December round of Area Panels. The feedback from these meetings is summarised below:
West Area Panel
5.2 This panel wanted it noted that they have requested that we liaise with Highways colleagues and ask them to look to include Ingram Crescent East and West in the controlled parking zones.
East Area Panel
5.3 This panel asked if Manor Place would be included in the enforcement extension as there are concerns about access for emergency vehicles. This will be taken into consideration if the proposed changes are agreed.
North Area Panel
5.4 This panel had no comments on the report.
Central Area Panel
5.5 This panel raised questions around maintenance to car parks in the future. The panel was informed that Housing has just agreed a competitive schedule of rates with the same contractor that is used by Highways, and will be putting together a maintenance programme for the future.
6. CONCLUSION
6.1 Implementing the proposed changes will introduce a fairer and more consistent approach to parking enforcement on Housing land and resolve many of the complaints from licensees who rent bays in currently unenforced areas.
6.2 The proposed changes will also offer an opportunity to develop collaborative working between the teams that manage parking on Housing land and on-street parking.
6.3 The implementation of citywide enforcement on housing land will generate additional income to the Housing Revenue Account through increased rental of bays and income from the enforcement contract.
7. FINANCIAL & OTHER IMPLICATIONS:
Financial Implications:
7.1 The income generated by the enforcement company for the HRA during 2015/16 is estimated to be £5,000 per year. Moreover, recent enforcement action on some estates has demonstrated that more income will be generated from residents wishing to apply for car park and garage spaces when they realise they can no longer park free of charge.
249
Finance Officer Consulted: Monica Brooks Date: 15/12/14
Legal Implications:
7.2 Parking enforcement on 56 Housing land car parks is provided under a 12 month contract with Ethical Parking Management Limited expiring on 30 November 2015. The contract provides for additional services to be provided on the council giving at least one month’s notice of variation. There are no procurement issues around increasing the number of sites covered by the contract.
Lawyer Consulted: Liz Woodley Date: 22/12/14
Equalities Implications:
7.3 The Equalities Impact Assessment for the Car Parks & Garages service is currently under review and will take account of any changes to the parking enforcement policy.
Sustainability Implications:
7.4 None
Crime & Disorder Implications:
7.5 None
Risk and Opportunity Management Implications:
7.6 None
Public Health Implications:
7.7 None
Corporate / Citywide Implications:
7.8 Closer links between corporate parking zones and parking enforcement on Housing land will prevent parking problems being displaced from one area to the other.
SUPPORTING DOCUMENTATION
Appendices:
1. Map showing current and proposed sites
2. Car Parks & Garage charge sheet
3. Table showing Income generation from new sites
250 251 252 Appendix 2
Car Parks &Garages Charges at 20% VAT - effective 7 April 2014
Total VAT Charge with (20%) VAT
Garage Central Private 21.60 4.32 25.92 Private blue badge 10.01 2.00 12.01 Council / Leaseholder 10.81 2.16 12.97 Council / LH blue badge 4.80 0.96 5.76
Garage Middle Private 18.90 3.78 22.68 Private blue badge 9.44 1.89 11.33 Council / Leaseholder 9.44 1.89 11.33 Council / LH blue badge 4.73 0.95 5.68
Garage Outer Private 16.20 3.24 19.44 Private blue badge 6.54 1.31 7.85 Council / Leaseholder 8.09 1.62 9.71 Council / LH blue badge 3.58 0.72 4.30
CPS Central Private 18.00 3.60 21.60 Private blue badge 9.26 1.85 11.11 Council / Leaseholder 9.00 1.80 10.80 Council / LH blue badge 1.99 0.40 2.39
CPS Middle Private 11.70 2.34 14.04 Private blue badge 6.54 1.31 7.85 Council / Leaseholder 5.84 1.17 7.01 Council / LH blue badge 1.52 0.30 1.82
CPS Outer Private 4.51 0.90 5.41 Private blue badge 1.67 0.33 2.00 Council / Leaseholder 2.24 0.45 2.69 Council / LH blue badge 1.23 0.25 1.48
253 254
Appendix 3
The table below identifies areas where there is no enforcement and that would immediately benefit from its introduction. The table also shows the weekly charges, and minimum and maximum potential income.
Blue badge Blue Tenant & Min. Max. - tenant & badge – Private Site Spaces leasehold weekly weekly leasehold private rate rate income income rate rate
Lavender 5 £1.99 £9.26 £9.00 £18 £9.95 £90 House
Newstead 5 £1.99 £9.26 £9.00 £18 £9.95 £90 Philip 15 £1.52 £6.54 £5.84 £11.70 £22.80 £175.70 Court Highcroft 10 £1.99 £9.26 £9.00 £18 £19.90 £180 Lodge Site off Southover 13 £1.99 £9.26 £9.00 £18 £25.87 £234 Street Ingram 230 £1.23 £1.67 £2.24 £4.51 £282.90 £1037.30 Crescent Manor 15 £1.23 £1.67 £2.24 £4.51 £18.45 £67.65 Gardens Ansty 15 £1.23 £1.67 £2.24 £4.51 £18.45 £67.65 Close Henfield 15 £1.23 £1.67 £2.24 £4.51 £18.45 £67.65 Close Playden 15 £1.23 £1.67 £2.24 £4.51 £18.45 £67.65 Close Flimwell 15 £1.23 £1.67 £2.24 £4.51 £18.45 £67.65 Close Byworth 7 £1.23 £1.67 £2.24 £4.51 £8.61 £31.57 Close
255 256