AGENDA ITEM: 6 (c)

CABINET: 12 June 2012

Report of: Assistant Director Housing and Regeneration

Relevant Managing Director: Managing Director (Transformation)

Relevant Portfolio Holder: Councillor V Hopley & Councillor A Owens

Contact for further information: Mr Jonathan Mitchell (Extn. 5244) (E-mail: [email protected])

SUBJECT: INITIAL PROPERTY ALLOCATIONS – DIGMOOR ROAD, AND NEW REGISTERED PROVIDER DEVELOPMENTS

Wards affected: Digmoor and all Wards within the Borough

1.0 PURPOSE OF THE REPORT

1.1 To seek approval to include a local lettings policy for the first Council nominations

(a) to Cosmopolitan Housing Associations Digmoor Road housing development and (b) any future Registered Provider schemes, on a scheme by scheme basis where those schemes are not covered by local connection criteria as contained in Council Housing Allocation Scheme / Choice Based Lettings Policy.

2.0 RECOMMENDATIONS TO CABINET

2.1 That the inclusion of a local lettings policy as part of the first group of Council nominations to Cosmopolitan Housing Associations Digmoor Road housing development be approved.

2.2 That delegated authority be given to the Assistant Director Housing and Regeneration, in consultation with the Housing Portfolio Holder, to consider on a scheme by scheme basis the introduction of local lettings policy as part of initial Council nominations to any future Registered Provider schemes where those schemes are not covered by local connection criteria as contained in Council Housing Allocation Scheme / Choice Based Lettings Policy. 3.0 BACKGROUND

3.1 The Council works closely with Registered Providers (RP) to develop affordable housing in the Borough. When the affordable housing is built the housing is owned and managed by the RP with the Council being able to nominate people from its housing register to become tenants of the new affordable housing.

3.2 To help facilitate this process a nomination agreement between the Council and the RP is agreed. The agreement considers a number of practical matters including that of local connection criteria. The nomination agreement requires the RP to follow the Councils local connection criteria as contained in its Council Housing Allocation Scheme / Choice Based Lettings Policy.

3.3 The Councils Allocation / Choice Based Lettings policy gives preference to people who have a local connection to the areas shown below.

Area Altcar, , Banks, , , , , Newburgh, , Rufford, , , Westhead,

Aughton, , , /, Old Skelmersdale

3.4 Council nominations to RP’s take account of the above local connection areas. A definition of what constitutes local connection can be found at Appendix 1.

3.5 The following areas are not covered by a local connection policy and so that means households do not have to have a local connection to be considered for any vacant dwellings, including any new dwellings owned by RP’s that have yet to be allocated for the first time.

Area

Ashurst, Birch Green Central, Birch Green EMB, Clay Brow, Digmoor, Holland Moor, Little Digmoor, New Church Farm, Tanhouse 4 & 5, Tanhouse EMB, Yewdale

3.6 The Council accepts that there may be circumstances that warrant exceptions to the normal allocation policy. The Assistant Director Housing and Regeneration is therefore authorised to assess individual cases and where appropriate and reasonable to do so decide that an exception be made to the normal allocations policy. Therefore no specific change is required to the existing allocation policy. Such cases may include exceptions to:

x The application of the local lettings policy x The application of the local connections criteria x The priority band applied to an application x The offer of accommodation to an applicant

4.0 CURRENT POSITION

4.1 Cosmopolitan Housing Association has started work on a new affordable housing development that will create 45 affordable homes at Digmoor Rd in Skelmersdale, a location that is not covered by local connection or a local lettings policy.

4.2 The site will be developed over two phases and is currently programmed to be complete late in 2013.

4.3 It will be at least 10 months before the Council is asked to nominate applicants from its own housing list to these new dwellings, but it proposed that the first nominations to the newly built homes be undertaken outside the normal allocations policy using the local connection criteria as applicants living in Digmoor Ward in line with the existing approach to residency criteria as shown at Appendix 1.

4.4 The use of this exception in the initial allocation would enable properties to be offered to Council waiting list applicants with a local connection to the Digmoor area which would assist in:

x integrating and / or retaining those households into the local community x help the project be a success – gaining local support x keeping families and communities together

4.5 The Council adopted a similar approach in relation to the properties it built and recently allocated at Elmstead in Skelmersdale. The approach proved successful in relation to the above.

4.6 Should any properties remain unallocated having used the above criteria then they will be allocated in line with current arrangements.

4.7 It is also proposed that future Registered Provider schemes which are not covered by local connection criteria as contained in Council Housing Allocation Scheme / Choice Based Lettings Policy be considered on a case by case basis as to whether local connection criteria should be introduced for initial lettings. Such determination would be made by the Assistant Director of Housing & Regeneration in consultation with the Housing Portfolio Holder and would take account of the type of affordable housing scheme, the number of units available and any local consultation on the matter, with ward councillors and/ or tenants representatives in line with local tenant involvement procedures.

5.0 SUSTAINABILITY IMPLICATIONS/COMMUNITY STRATEGY

5.1 To provide more appropriate and affordable housing to meet the needs of local people, is a corporate priority. The use of a ‘local connection criteria’ for initial allocation of these properties would also support community sustainability in the area.

6.0 FINANCIAL AND RESOURCE IMPLICATIONS

6.1 As we have not previously collected local connection information for applicants requesting housing in the areas not currently covered by the local lettings policy we would need to undertake an exercise to update the housing register. It is anticipated that the cost of this would be in the region of £5000 and could be accommodated with existing budget.

7.0 RISK ASSESSMENT

7.1 There are no significant risks in exercising this arrangement as it will only apply on the first initial letting.

Background Documents

There are no background documents (as defined in Section 100D(5) of the Local Government Act 1972) to this Report.

Equality Impact Assessment

The decision does not have any direct impact on members of the public, employees, elected members and / or stakeholders. Therefore no Equality Impact Assessment is required.

Appendices 1. Local Connection Definition 2. Minute of Landlord Services Committee 6 June 2012 (to follow)