ENGLAND
Housing changes get green light
Controversial reforms aimed at helping more people to buy and getting homes built faster are set to go ahead in England after the Housing and Planning Act received Royal Assent.
An extended battle in the House of Lords saw the Conservative Westminster government suffer several defeats on the detail but the basic proposals survived intact. Key reforms include:
- Financing the extension of the Right to Buy to housing association tenants via a levy on sales of ‘higher value’ council housing as it falls vacant
- Mandatory higher ‘Pay to Stay’ rents on council tenants earning more than £31,000 (£40,000 in London)
- Compulsory fixed-term tenancies for new council tenants
- Changing the definition of ‘affordable housing’ to include starter homes sold at a 20 per cent discount, which local planning authorities will now have a duty to promote.
The reforms are set to accelerate the decline of social housing, with the Chartered Institute of Housing warning that 350,000 social homes could be lost by 2020.
Much of the detail will be spelled out in regulations in the next few months but the government was forced into some concessions in the Lords.
For example, there will be a 15p taper for Pay to Stay, so that tenants will pay an extra £150 a year in rent for each £1,000 they earn over the threshold. Councils will be able to extend five-year fixed-term tenancies to ten years for tenants with a disability and up to 19 years for those with children at school.
‘One for one’ replacement (two for one in London) is specified in the Act for homes sold off – but there is no stipulation that replacements should be ‘like for like’. Less controversially, there will also be:
- Reduced regulation on housing associations (part of the government’s response to reclassification)
- Measures to tackle rogue private landlords with more powers for local authorities
- Reforms to speed up and simplify neighbourhood planning and ensure that every local authority has a local plan.
Housing minister Brandon Lewis said:
‘Our landmark Housing and Planning Act will help anyone who aspires to own their own home achieve their dream. It will increase housing supply alongside home ownership building on the biggest affordable house building program since the 1970s.’
SCOTLAND
Sturgeon pledges 50,000 affordable homes
Nicola Sturgeon re-affirmed the SNP government’s commitments on social and affordable housing in her first speech to the new Scottish Parliament.
The May elections saw her returned as First Minister in a minority government. She told the new Scottish Parliament:
‘We will ensure that at least 50,000 affordable homes are delivered over this parliament – including at least 35,000 for social rent. If we can go further, we will. These new houses will help to ensure that individuals and families across the country have access to good affordable homes.
‘But they will also deliver economic benefits. Their construction will support around 14,000 full-time equivalent jobs a year and generate around £1.8 billion in economic activity.’
The new government’s plans also include a Warm Homes Bill, making use of existing powers to tackle fuel poverty and new powers on energy efficiency, and a Fairer Scotland Action Plan pledging action on poverty and inequality.
This parliamentary term will also see the Scottish Government gain new powers over social security. The First Minister said work would start on establishing a Scottish Social Security Agency and she promised:
‘We will abolish the bedroom tax, we will make changes to how universal credit can be paid, extend winter fuel payments to families with severely disabled children and we will restore entitlement to housing support for 18-21 year olds in our country.’
NORTHERN IRELAND
New government targets housing stress
The new administration at Stormont will work to improve the supply of suitable housing to cut ‘housing stress’ under a Draft Programme for Government Framework for 2016 to 2021.
Housing stress refers to applicants on the social housing waiting list who have 30 or more points under the common selection scheme. Latest statistics show 39,000 households on the Northern Ireland Housing Executive waiting list of whom 22,000 are in housing stress. Of those, 11,000 are statutorily homeless.
The Framework says that these indicators are important because:
‘A fair society with strong, resilient communities meets the housing needs of all its citizens including the most vulnerable. This means ensuring the supply of suitable housing by meeting housing growth indicators, improving the supply of social housing for those in greatest need and tackling housing unfitness. Failure to address these core problems impacts on the wider economy (construction, house prices, etc.) and on the most vulnerable. Those without settled accommodation are less able to contribute to the economy and to access opportunities for employment or training. They are also more likely to suffer poor health.’
WELSH GOVERNMENT
Carl Sargeant returns to housing brief
Former housing minister Carl Sargeant was appointed cabinet secretary for communities and children in the new Welsh Government following the Assembly elections.
The Alyn and Deeside AM was a popular minister for housing and regeneration from March 2013 to September 2014 before becoming minister for natural resources. He sets out his priorities in his new job on p15 of this issue.
Former communities and tackling poverty minister Lesley Griffiths became cabinet secretary for environment and rural affairs.
The appointments follow the Assembly elections in May and negotiations between the parties that saw Labour form a government with 29 of the 60 Assembly seats, down one from last time. Plaid Cymru won 12 seats (up one), the Conservatives 11 (down three), UKIP seven (up seven) and the Liberal Democrats one (down four).
Liberal Democrat AM Kirsty Williams joined the Labour adminstration as cabinet secretary for education following a Progressive Agreement between the two parties to work together in government. The agreement incudes two key Welsh Lib Dem priorities on housing: funding 20,000 affordable homes; and a new ‘Rent to Own’ housing model.
Carl Sargeant made an early pledge to deliver a further 20,000 affordable homes in this Assembly term during a visit to United Welsh’s Old Fire Station development in Bargoed in June.
Other Cabinet appointments made by First Minister Carwyn Jones are:
- Ken Skates –economy and infrastructure
- Vaughan Gething – health, wellbeing and sport
- Mark Drakeford – finance and local government
- Jane Hutt – leader of the house and chief whip
- Julie James – skills and science
- Alun Davies – lifelong learning and Welsh language
- Rebecca Evans – social services and public health.
Co-operative housing evaluation published
A Welsh Government evaluation has delivered a positive verdict on co- operative housing developments in Wales.
The evaluation published at the end of March looked at eight citizen- led schemes initiated by members of the public rather than an organisation and eight schemes led by housing associations. Two citizen-led and six RSL-led schemes should complete by the end of 2016.
Co-operative members in the research had come from both the social and private rented sectors.
The report recommends that Welsh Government should:
- Continue to encourage RSL-led schemes – a financial instrument such as a loan or grant to off-set short-term costs may encourage more associations to get involved
- Raise awareness of co-operative housing and understand the importance of ‘push factors’ – for example, the motivators for co- operative members to become involved
- Consider whether the support contract is offering citizen-led groups the skills they need – for example they may lack skills in collectively raising finance, acquiring land and administration
- Help citizen-led schemes to find partners –some of the issues they face may be best addressed through collaboration with developers or RSLs
- Continue to monitor schemes against the measures for success – some were still at an early stage and the Stakeholder Group should monitor progress.
The full report is available at gov.wales/statistics-and-research/evaluation-co-operative-housing-developments/?lang=en
Consultations
- Procurement Regulation in Wales gov.wales/consultations/finance/procurement-regulation-in-wales/?lang=en – closing date June 28
WALES
Spring brings changes for Welsh associations
The last three months have seen change at the top in Welsh housing associations.
In April the Pobl Group was launched, following the merger discussions between Seren and Gwalia covered in WHQ 100 with Amanda Davies as chief executive and Professor Andrew Davies as chair.
In the same month Tai Cantref announced that discussions were underway with Wales & West Housing Association over plans to merge. Cantref took the decision to find a merger partner following a review into its operations and governance undertaken in cooperation with Welsh Government. It said it had received calls from interested organisations across Wales but that Wales & West was its preferred partner.
May Day, appropriately enough, saw Merthyr Valleys Homes start work as the first tenant and employee mutual in Wales. As reported in WHQ 101, the move follows an historic Special General Meeting in November 2015. Also in May RCT Homes appointed Paul Davies as its new chief executive to start in the Autumn. Paul is director of property and assets at Tai Calon Community Housing and was previously chief executive of Cheltenham Borough Homes in England.
‘I know that I am joining the organisation at a very interesting time, both for RCT Homes, and for housing in Wales,’ he said. ‘I am looking forward to getting down to business and understanding the people, places and opportunities that make RCT Homes what it is today.’
In June Tai Calon appointed Joe Logan as its chief executive. Currently chief executive of Poole Housing Partnership, he will take up the post within the next few months. He said:
‘I intend using the experience I have gained in strategic area regeneration to work in partnership with stakeholders so that Tai Calon can play a key role in development of wider services, such as education, health and employment to ensure that the corporate vision of thriving neighbourhoods where people are proud to live is achieved.’
Change at the top is also underway at two other associations. At the end of May Paul Diggory stepped down as chief executive of North Wales Housing. He said:
‘I’ve planned for some time to make a change once I’m 60. I don’t intend to retire but will be working across the housing and social enterprise sectors on a freelance basis, keeping more time to pursue some of my other interests.’
Owen Ingram became interim chief executive pending recruitment of a new permanent boss who is expected to take up the post later this year.
Finally, Anthony Whittaker, chief executive of United Welsh, announced that he will be leaving towards the end of the year. After 40 years in housing, including 23 in the leadership role with United Welsh, he said he felt it was time for a change of pace.
Families celebrate new rural affordable homes
An initiative launched by a partnership of housing associations, local councils and a national park authority is helping to deliver affordable housing and tackle poverty in rural areas.
Rural housing enablers are helping families into good quality affordable housing and often helping them stay in the areas where they grew up.
Funding for the initiative comes from Grwˆp Cynefin, Cartrefi Conwy and North Wales Housing, Conwy, Gwynedd and Anglesey councils, Snowdonia National Park Authority and from Welsh Government.
One family to benefit are Catherine Jones, partner Tony Poulton and their three children. Catherine has spoken of her joy at settling into her dream Gwynedd home at the heart of the community where she grew up.
The couple moved into their three- bedroom home in Pant yr Eithin, Harlech last summer, ten days before the arrival of their third child.
Before that, they had been living in a damp, two-bedroom flat where their toddler daughter Yvonne, 2, had been suffering from asthma-like symptoms.
Catherine, 27, a shop assistant in Harlech, said:
‘Our home is absolutely brilliant and we couldn’t ask for better. I know lots of my neighbours as we all grew up in the area together, and they all have young families so we can help each other.
‘Our daughters love it as well because there’s so much space and they have a garden, which we didn’t have before. There is also a safe place for the children to all play together.
‘We also have much cheaper bills. In our flat we were paying £50 a week in electricity. Not long after we moved in here we got a bill for £40 for six weeks and thought there must have been a mistake!
‘Yvonne doesn’t have asthma now and I don’t think she ever did, I believe it was due to living in a damp property.’
The rural housing enabler worked with the local community council to identify a need for family homes through a survey sent to each household in the area. The Enabler then worked with Grwˆp Cynefin, Gwynedd Council and Harlech Town Council to develop the site.
Arfon Hughes, Senior Rural Housing Enabler, said:
‘We are really proud that by working together with partners, we’ve been able to secure a funding package that enables the Rural Housing Enablers’ service to be available for communities across North West Wales.
‘It’s our priority to ensure people in rural areas can access housing that allows them to remain in and contribute to communities like Harlech. This is important in ensuring the long-term future and sustainability of communities in rural areas across North Wales.’
Biometrics social enterprise signs up for growth
A Swansea-based biometric technology start up is the first social enterprise to join the Welsh Government’s Business Wales Accelerated Growth Programme (AGP),
The Alpha Trust (Global) Ltd is a not for profit organisation that is currently creating employment for a team of people with learning disabilities called The Assemblers. The team is building, testing and dispatching biometrics products, bringing fingerprint technology to the doors of homes across Wales. The programme will provide a support package to help the team engage with Welsh housing associations, social landlords and Welsh councils. They will be encouraging take- up of biometric technology that could improve security for tenants and save thousands of pounds every year.
The support will provide The Assemblers with access to professional advisory services to support the company’s growth and export potential. This advice is being provided by consultant Asiant Capital, which has experience in helping third sector companies grow and scale up their operations.
The Alpha Trust’s founder Devi Sohanta said:
‘I believe that this technology can change lives. Biometrics is simple to use and highly secure, making it ideal for use in care homes and in housing association properties. We trialled the technology with tenants of the Family Housing Association, Coastal Housing Group and Gwalia. We installed the Connective Touch Flexi unit and the tenants, who all had learning disabilities, found it very easy to use and felt safer with it on their door.
‘Every time a housing association tenant loses a key, or vacates a property, the security of the home is compromised. New building regulations and the police initiative Secured by Design, means that it’s no longer as simple as changing a lock. A new door and lock must be installed. Fingerprint technology changes all that. There’s no key to lose, and on departure, a tenant’s details are simply deleted, and the new tenant’s details are added. I believe that biometrics, using fingerprints to unlock doors, is a fast, highly secure and permanent solution that makes life easier for tenants and the housing associations.’
Cartrefi’s £20m vision for new homes
Cartrefi Conwy has unveiled ambitious plans to build more than 300 new homes across North Wales, supporting hundreds of jobs.
As well as providing social housing, Cartrefi Conwy is now also building ew and refurbishing affordable homes where the rents are 20 per cent less than the going market rate.
The news was revealed by David Kelsall (pictured), Cartrefi Conwy’s development and new business manager, speaking at the site of
its £3.4 million development in Llanfairfechan, where it is building 28 new homes, including houses and apartments, around a landscaped cul- de-sac in Penmaenmawr Road. Five of the properties will be available at an intermediate rent level which means rents will be 20 per cent cheaper than the current market rate in Conwy.
The employment opportunities are being supported in partnership with Conwy County Borough Council and Welsh Government, with part funding coming from the Social Housing Grant.
David Kelsall said:
‘The Llanfairfechan scheme is part of our ambitious plans for the future and we have recently secured an additional £5 million from our funders to make our vision become a reality.
‘We now have more than £20 million available for development as part of our five-year business plan. With additional grant funding this figure could virtually double and that could see us adding in excess of 300 new homes and housing nearly 1,000 people.’
Housing help? There’s an app for that
Shelter Cymru has launched a new app called Housing Help offering advice to people on all sorts of housing issues.
Free and available for download on Apple, Android and Windows phones and tablets, it offers information and advice on a whole range of housing and homelessness issues including mortgage and rent arrears, debt, disrepair and tenancy issues.
The app also contains information about all of Shelter Cymru’s surgeries across Wales and people can use the app to find out how to get in touch directly, whether by phone, face-to- face advice or by email.
John Puzey, director of Shelter Cymru said:
‘We are delighted that the Shelter Cymru Housing Help app is now available as a new information and advice resource. Many people have difficulties accessing free, independent advice on housing and homelessness issues and we are always looking at ways to improve our services. We hope also that the app will be a useful tool for people working in the housing sector – and all at their fingertips, free of charge and available to use offline.’
To download the app, go to the App Store and search for Shelter Cymru.
Over 120 RCT Homes staff plus supporters from local businesses took part in a one-day volunteering event in projects across Rhondda Cynon Taff. Business in the Community’s Give & Gain Day is a UK and international volunteering event. The aim is to make a tangible difference to the physical appearance of neighbourhoods and develop the relationship between staff from the housing organisation and local residents. Projects included improvements to sports facilities, green spaces and a school plus Food Revolution Day, a healthy eating initiative across five schools. Rhondda AM Leanne Wood (pictured) was at the event in Maerdy.