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Housing United housing united the final report of the lPPR Forum on the Future of Social Housing lnstitute for Public Policy Research 30-32 Southampton Street London WC2E 7RA Tel: 020 7470 6100 Fax: 020 7470 6111 [email protected] www.ippr.org.uk Registered Charity No. 800065 The lnstitute for Public Policy Research is an independent charity whose purpose is to contribute to public understanding of social, economic and political questions through research, discussion and publication. It was established in 1988 by leading figures in the academic, business and trade-union communities to provide an alternative to the free market think tanks. 1PPR's research agenda reflects the challenges facing Britain and Europe. Current programmes cover the areas of economic and industrial policy, Europe, governmental reform, human rights, defence, social policy, the environment and media issues. Besides its programme of research and publication, lPPR also provides a forum for political and trade union leaders, academic experts and those from business, finance, government and the media, to meet and discuss issues of common concern. trustees Lord Eatwell (Chairman] Professor Anthony Giddens Gail Rebuck (Secretary] Jeremy Hardie Lord Gavron (Treasurer] Lord Hollick Lord Alli Jane Humphries Professor Tony Atkinson Professor David Marquand Professor Kumar Bhattacharyya Frances O'Grady Rodney Bickerstaffe Chris Powell Lord Brooke Jan Royal1 John Edmonds Baroness Young of Old Scone production 8 design by EMPHASIS printed and bound in Great Britain by Direct lmage Limited, London lSBN 1 86030 132 0 @ lPPR 2000 housing united foreword preface acknowledgements executive summary introduction 1 meeting need, sustaining communities: 1 9 Summary lntroduction The need for community housing Breaking down tenure and sector boundaries The vision for Community Housing A range of options Access to Community Housing Building sustainable communities Fitting with wider housing objectives Conclusion Tenant's views 2 vision into practice - community housing organisa tions: 42 Summary lntroduction Common values and a focus on outcomes Size and diversity of providers Owning and managing Community Housing Wider roles for community housing organisations Conclusion 3 promoting sustainable policies: 60 Summary lntroduction Joining it up vertically Joining it up horizontally A stronger strategic role for local authorities The role of the planning process Future regulation and funding routes Conclusion housing united 4 community housing in a business framework: Summary Introduction The purpose of the housing finance system Investment New financial structures for council housing Social housing grant Availability of private finance Conclusion 5 reforming rents and benefits: Summary Introduction Problems with the current system A sustainable method of setting rents Achieving affordability Housing benefit - short to medium term Housing benefit - long-term reform Conclusion appendices: Written and oral evidence Forum publications Forum outreach visits Forum sub-group membership Forum biographies foreword I would like to dedicate this report to all those people who have been denied access to one of the most basic requirements of human life and the basis for civil society - decent housing. Too many people are living in conditions that are unacceptable and whose lives are blighted, not just by the conditions in which they live but by the fact that they have no choice over where they live. This leads to stigma and, in my view, it is this stigma which can and does drive the factors that lead to deprivation and social exclusion. My approach to taking on the chairing of the IPPR Forum was to start with a fundamental decision about what part Social Housing should play in the future of British society. The conclusion that I came to was that housing policy in this country can no longer be allowed to separate the haves from the have-nots. This report is based on an understanding that the future of Social Housing is linked to the future of society, and I believe that society will demand choices about where and how individuals will live and that communities will demand housing free from stigma. At the launch of the Forum, Baroness Dean, Chair of the Housing Corporation, drew our attention to the words of Lloyd George - he wanted 'homes fit for heroes'. This was a post-War vision designed to capture and respond to the demands of society at that time. The Forum's vision aims to respond to the needs of the 21st century - a society much changed but still facing the challenges of poverty and homelessness. And as I witness every day, it is a society still failing to meet the demands of young people to a secure home in a stable community. I expect that the Forum's work will be reviewed critically and so it should be. However the costs of debating without doing will be high. Our recommendations are firmly based on many excellent and inspiring examples of current housing policy and practice throughout the country. We have no excuse not to start making these pioneeriqg developments widespread. The report's timing could not be better. The Housing Green Paper has established the need for a future vision of Social Housing. The National Strategy for Neighbourhood Renewal has illuminated the multi-faceted problems and outlined proposals to turn around our most deprived neighborhoods. I hope this report takes this agenda forward and provides a link between housing and successful neighbourhoods and communities. Indeed, I believe we will have failed in our task if this report does not establish the need to put housing at the heart of the debate about the future of our society. Housing is critical to wider social and economic outcomes, and critical to how our communities develop and are sustained. Public policy on housing must no longer be viewed as an add- on to support the homeless and hopeless - but as core to the development of community. Our vision for social housing is about a united approach - housing unitedacross tenure, landlord, individual and community. The vision incorporated in the name 'Community Housing' describes what we as the Forum are passionate about creating for, and with, future generations. Victor Adebowale CBE Chair of the IPPR Forum on the Future of Social Housing Chief Executive of Centrepoint housing united preface IPPR established the Forum on the Future of Social Housing in July 1999. The Forum's task was to carry out an independent inquiry into the future of social housing, to promote an open and inclusive debate and to develop a consensus on the way forward for social housing. 'The Forum aimed to describe a vision for social housing in the future which will act as a guide for the development of housing policy and practice. This publication is a report of the Forum's findings. It sets out a long-term vision for social housing, together with detailed proposals for who it should be for, how it should be financed, and how it should be owned and run. The vision also describes the contribution that housing can make to the success of local economies and communities, and in ensuring everyone has a decent home in a safe and pleasant environment. The work of the Forum took many forms. There was an enormous amount of interest in the project and many people took time and trouble to contribute to the debate. Our contributors showed a tremendous capacity to think long term and with passion beyond the immediate concerns. A consultation paper was issued at the launch of the Forum and a wide range of responses were received from people working and living in social housing, from representative bodies, from local and national organisations, and from individuals.'rhe responses were invaluable in developing the vision described here. Four working groups were established, which included Forum members but also individuals with additional expertise. The themes and membership of the working groups are set out on page 106. The Forum undertook ten outreach visits around England and details of these visits can be found on page 105. An extensive series of meetings and seminars were also held around the country to discuss specific issues, and a joint conference was held with the Tenant Participation Advisory Service. Informal discussions on emerging issues took place with Nick Raynsford MP, the Minister for Housing and Planning, and with officials from the Treasury, the Department of Social Security, the Department of the Environment, Transport and the Regions and the Housing Corporation. Many organisations and individuals have also contributed to the body of existing research and practice on which the Forum has built its recommendations. MORl were commissioned to undertake a poll at the start of the Forum to gauge people's housing aspirations and views on social housing. Four focus groups were carried out by the Office of Public Management on behalf of IPPR to gain a better understanding of people's attitudes and housing aspirations. Summary findings are set out on page 23. The Forum's emerging findings were discussed at four tenant workshops. Their comments fed into the final recommendations and will be very useful in further policy development. See page 41. preface The Forum also published five discussion papers. These were very important in helping us develop our ideas and to stimulate debate. We are grateful for the time and effort put in by individuals who wrote these papers; the full list of authors and titles is on page 104. The Forum itself met six times and held an awayday to pull together all of the evidence into a core set of conclusions. In addition, individual members took part in and spoke at many events throughout the year, opening up the debate and collecting ideas. All Forum members served in a personal and unpaid capacity; the full membership is listed below. The Forum was serviced by an IPPR Secretariat which included Carey Oppenheim (Director of Research until December 1999), Sue Regan (Senior Research Fellow), Helen Graham (Researcher) and Sophie Atkinson (Administrator).
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