Cloch Housing Association Limited – Lettings Plan Appendix to Common Housing Register Allocations Policy

CLOCH HOUSING ASSOCIATION LIMITED

LETTINGS PLAN 2020/2021

(ADDENDUM TO JOINT ALLOCATIONS POLICY)

1. Aims and Objectives

1.1 Cloch Housing Association is a locally based housing association which aims to provide and manage good quality, affordable homes for people in housing need.

1.2 The Association's Allocation Policy (Inverclyde Common Housing Register Allocations Policy) covers the letting of all properties owned by the Association as they become vacant; excluding properties held for decant purposes.

1.3 The Association’s Allocations Policy aims to allocate housing based on the housing need of the applicant at affordable rents.

1.4 The Association aims to make the best use of available stock and use the allocations process to assist in the creation and maintenance of balanced, stable communities.

1.5 The Lettings Plan maps out the supply and demand issues impacting on the Association’s stock. Such a plan is a strategic tool that enables lettings practice to be linked to wider strategic issues.

1.6 At 1 April 2020, the Association owned 1367 self-contained properties for rent. At this time, the Association’s Kings Glen Development is on site and it is hoped will be allocated during 2020/2021 subject to delays caused by the Coivid-19 pandemic having a significant impact on expected handover dates.

2. Cloch’s Allocations Policy

2.1 This is a Common Allocations Policy with Larkfield Housing Association, Link Housing Association, Oak Tree Housing Association and Sanctuary Housing Association; the Common Housing Register (Inverclyde Common Housing Register) has been in place since January 2012. A full review of the Joint Allocations Policy was undertaken during

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

2018/2019, the agreed changes will be implemented during 2020/2021 following significant IT investment during the last financial year.

2.2 The Choice Based Lettings System was put in place from January 2012 and all lets which are designated as transfer and direct application quotas will be advertised and let under this system. Any restrictions or conditions are clearly advertised e.g. number of stairs, household size etc.

2.3 If a property is designated to the transfer quota, the advertisement will state that priority is to Cloch HA tenants. If no tenants bid, then it will be let to the general housing list. Tenants of Cloch are also able to bid for any other property and may be allocated a property from the ICHR (provided they met the conditions and had the highest number of points).

3. Review of 2019/2020

3.1 There were 133 ARC lets (new lets and re-lets) in the last financial year and these are broken down as follows: -

Area Type: GENERAL SUPPORTED TOTAL West (A1) 4 0 4 Dempster Street (A2) 5 0 5 Wellpark (B) 55 1 56 Greenock East (C) 25 3 28 Larkfield (D) 2 0 2 Inverkip (E) 2 0 2 Whinhill (F1) 9 0 9 Auchmountain (F2) 0 0 0 Bridgend Grosvenor (G1) 1 0 1 Clynder Cardross (G2) 0 0 0 South Maukinhill (G3) 1 0 1 Aberfoyle Killearn (G4) 5 0 5 Gibshill (H) 6 0 6 Weir St/Leitch St CHP (J) 3 0 3 Maukinhill (M) 5 0 5 (P) 6 0 6 Grand Total 129 4 133

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

4 Quotas

4.1 The Association’s Allocations Policy and this Lettings Plan set out the priority for rehousing as follows: -

Priority Description 1 Cloch Tenants from properties being demolished / rehabilitated / undergoing major repairs (decants) 2 Cloch Factored Owners from properties being demolished / rehabilitated (decants)

3 Nominations identified by support providers/Inverclyde Health and Social Care Partnership (HSCP) for properties designated for specific client groups under separate nomination agreements e.g. supported housing for particular client groups

4 Inverclyde HSCP Section 5 Homeless Referrals

5 Nominations from Inverclyde HSCP for properties designated as permanently adapted (see section 6).

6 Transfers, Common Housing Register and other Nominations as per quota system.

4.2 Following the rehousing of applicants from categories 1 & 2 being achieved and where an explicit nominations agreement exists for a vacant property within specified supported accommodation; the Association will seek nominations for vacancies from the support provider / Inverclyde HSCP. This will not normally exceed 5% of overall lets.

4.3 After categories 1-3 have been met, all properties that become available will be assessed for suitability against any outstanding Section 5 homeless referrals that have been received and remain outstanding for rehousing. However, this will not normally result in more than 15% of overall lets being offered to homeless applicants.

4.3 The target quotas for operation of the current Allocations Policy in respect of all lets by Cloch Housing Association are shown below along with the proposed quota for 2019/2020. The remaining “net lets” will be broken down as follows:

Source Quota % Lets Achieved Proposed Quota 2019/2020 2019/2020(Net 2020/2021(Net Lets) Lets) Lets to existing 20% 3.4% (4) 20% tenants - ICHR Transfer List, Direct

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

Move, Mutual Exchange etc.

ICHR Housing List 75% 96.6% (115) 75% Other referrals - 5% 0.0% (0) 5% Inverclyde Women’s Aid & Positive Action in Housing etc.

4.4 Lets will be made to the various quotas in order to fairly distribute the house type, area and demand level between the different quotas. If it is not possible to make a let to any quota due to the list of referrals or applications being exhausted, the default quota will be the ICHR Housing List. Properties offered to homeless (Section 5 Referral) applicants who subsequently refuse the offer will be recorded as fallen nominations.

5 Homelessness

5.1 The association will assist in the alleviation of homelessness in Inverclyde by accepting direct applications from homeless people and by accepting Section 5 Referrals under the Housing () Act 2001 from Inverclyde HSCP according to the terms of the agreed Section 5 Protocol. The quota for direct referrals is guaranteed but the intention is that applicants who are Section 5 referrals will also be able to bid for properties via the ICHR and therefore the quota will be kept under review.

5.2 The Association also provides flats directly leased to Inverclyde HSCP for use as temporary furnished accommodation. These lets where agreed, will be covered in the homeless quota detailed above (up to 15% of all lets).

6 Inverclyde HSCP Nominations

6.1 There is no current Inverclyde HSCP Nominations Agreement and no formal mechanism exists whereby nominations can be made by the Social Work Department Teams to the Association. However, the Association has agreed to accept nominations/referrals from appropriate teams within the HSCP for adapted or sheltered properties.

6.2 In addition, this agreement covers Special Needs Support Teams such as: Independent Living Team (Occupational Therapy); Community Mental Health Team; and Supported Living Team. The Association will contact these teams directly (e.g. for applicants requiring wheelchair or specialist accommodation).

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

6.3 The Association will also consider one-off referrals from other support agencies; such as Key Housing Association and The Richmond Fellowship.

7 Other Nominations - Women’s Aid, ASSIST Glasgow, Positive Action in Housing etc.

7.1 A small proportion of lets (up to 5%) will be offered to Women’s Aid, ASSIST Glasgow and Positive Action in Housing nominations throughout the year 1 April 2020 to 31 March 2021.

7.2 None of these organisations has direct access to any Nominations Agreement and the Association will therefore accept direct nominations from these groups and consider other nominations from agencies that do not have access to current housing routes where this is appropriate.

8 Sensitive Lettings & Low Demand

8.1 The association aims to ensure fairness by the application of the Allocations Policy. However, the effect of strict application in all cases may disrupt the aim of creating balanced and sustainable communities.

8.2 In rare cases, which will be documented with a proper audit trail with the reasons behind any decision, the policy may be departed from to allow for sensitive letting. The board will be kept informed of any such cases, which will form no more than 5% of lets. This may occur in relation to individual lets to avoid a specific management problem arising or to deal with particular sensitivities. Examples of when sensitive lettings may apply would be:

 to refuse to house the perpetrator of domestic abuse close to the victim;  to comply with Multi Agency Public Protection Arrangements;  to avoid future management problems for individuals who have already been the victim of serious and long-standing problems through a previous let.  Where an unusual opportunity to meet need arises (such as an adapted property or a particularly large property) or where a let arises in a special needs project, the decision can be taken not to apply the quota and to let in accordance with the Housing Services Manager’s view of what will achieve the best use of the property.

8.3 Cloch aims to ensure fairness by the application of the Allocations Policy. However, the effect of strict application in all cases may disrupt the aim of creating balanced and sustainable communities. Some areas are affected by a higher level of multiple deprivation & social exclusion. Specific properties or house types within areas and can be classified as ‘low demand’. Cloch will put into place strategies to create more Cloch Housing Association Lettings Plan 2019/2020 5

Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

balanced communities, improve tenancy sustainment and to reduce turnover.

8.4 Strategies may include a different void standard, additional services, and physical changes to the property. In addition, any strategy may include changes to the policy affecting decisions around letting specific to the areas/properties or house types including:

 Allocation of quotas  Restriction on the use of properties for leasing temporary furnished accommodation  Positive priority for certain groups

8.5 Sensitive letting policies must be operated within the law and so discrimination on the grounds of age, disability or other protected characteristics is prohibited in most cases.

8.6 For example, there have been problems with a number of tenancies failing in the Aberfoyle Road area, particularly in the 3 tenement blocks, which have had a disproportionately high turnover in recent years and prove less popular with the Association’s direct applications. In rare cases, which will be documented with a proper audit trail with the reasons behind any decision, the policy may be departed from to allow for sensitive letting. This may occur as part of our strategy to stabilise low demand areas or in relation to individual lets to avoid a specific management problem arising.

9 Area Specific Lettings Initiatives/Management Allocations

9.1 In the past, the Association has, following approval by the Housing and Property Services Sub-Committee, taken the decision to apply certain criteria to allocations in certain areas for specific reasons.

9.2 For example, Larkfield Grove is a development of 24, two bedroom houses which are located in a square formation. Space is at a premium in the gardens and car parking area and problems have been experienced in the past with children playing in the common areas and neighbour disputes.

9.3 The Association took the decision that when allocating properties in Larkfield Grove, a more varied household mix would be sought to decrease the child density. Under occupation would be permitted if necessary.

9.4 Other areas which have designated lettings initiatives are: -

Duncan Place Elderly/Amenity/Retirement Ardgowan St Elderly/Amenity/Retirement Nelson St Elderly/Amenity/Retirement Kelly Street Elderly/Amenity/Retirement

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

Weir Street/Quarrier Street Elderly/Amenity/Retirement Hope/Hay Street Elderly/Amenity/Retirement Elliott Court Sheltered

These properties were built with amenity attributes in all flats and therefore it is a requirement of allocation in these properties that you require the use of such property features and/or would qualify for supporting people funding where appropriate.

9.5 The Association has adapted/special needs/purpose built developments in Lyle Street, Regent Street, MacGillivary Avenue, Auchendarroch Street, Cardross View and Roxburgh Street. Vacant properties in these developments are let in partnership with the Care/Support Provider and Inverclyde HSCP.

10 Kings Glen Development

10.1 The new build site at Kings Glen, Greenock is a development of 57 properties and it is estimated for completion in March 2021. The housing mix is as follows:-

Size Type Number 1 Bedroom Cottage Flat 8 2 Bedroom Cottage Flat 4 2 Bedroom Amenity Cottage Flat 4 2 Bedroom House 20 3 Bedroom House 11 3 Bedroom Spit Level House 8 4 Bedroom House 2

10.2 The Association’s Board considered the usual policy of allocating up to 15% of lets to homeless referrals which would mean that 8 houses were let in this category. There is not generally a large demand from Section 5 referrals for 2 and 3 bedroom properties and as the Association is embarking on a specialist HSCP supported housing project with the aim of preventing long-term homelessness, providing 4 properties within the development, a further 3 properties will be provided to Section 5 homeless referrals.

10.3 The Association has not completed a new build development since 2012 and during this time the quotas for existing tenants has reduced from 50% to 20% to reflect the stock available for let and the lower demand from existing tenants. Therefore, our Board have agreed that the Association increases the quota for existing tenants within the development to 30% of all lets due to our lack of development work in recent years and our tenants being less able to access new build stock than other RSL tenants in Inverclyde. Where a tenant is rehoused this will release a vacant property to the wider housing list and therefore does not reduce the availability of stock for applicants.

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Cloch Housing Association Limited – Lettings Plan Appendix to Inverclyde Common Housing Register Allocations Policy

10.4 The table below shows the quotas for the Kings Glen Development:

Quota Total Percentage Section 5 Referrals 3 5% HSCP Throughcare Project 4 7% HSCP Referrals (Other) 2 4% Of the remaining 48 properties: CHA Existing Tenants (Transfer List) 17 30% ICHR Housing List 30 53% Other Referrals (Women’s Aid etc.) 1 2% TOTAL 57 100%

11. Performance Reporting

11.1 Actual lettings outcomes will be measured by the Housing Services Manager against the plan to monitor the effectiveness of the allocations policy in meeting identified needs. These will be reported to Board on at least a quarterly basis.

12. Review of Plan

12.1 The Lettings Plan is reviewed on an annual basis. The Lettings Plan is intended to set broad targets that can be monitored and adjusted, if necessary, to ensure that the needs of priority cases are being met.

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