Transcript Housing Strategy 2013-2016 powerpoint presentation

Havering’s new
Housing Strategy
Our ambitious plans to
deal with housing pressures and
improve housing options
over the next three years
Background
• Our existing Housing Strategy is out-of-date
• At the same time, most of our housing related
Sub-strategies need updating
• So we have taken a new approach
to refreshing all of our housing
plans
• Now we have a complete series
of up-to-date strategies
that can be read as whole or separately
Over-arching
Housing
Strategy
Homelessness
Affordable
Housing
Older
People
Private
Sector
Housing
Supported
Housing
What has changed?
• There have been a number of national,
regional and local policy changes
• Localism Act has enabled:
– reforms to the way we allocate social housing
– changes to the way we use the private rented sector
• Welfare Reforms means a focus on new
homelessness prevention measures
• Reintegration of ALMO has brought the
completion of Decent Homes in sight
Some main housing pressures
• Largest proportion of older people in London
with high levels of under-occupation
• Stubbornly low average incomes with
increasingly unaffordable house prices
• A private rented sector that has
doubled but out of reach for
many households
• Welfare reforms leading to
potential homelessness and
possible in-migration
Homelessness
What we know
• Rising numbers of homelessness
• Parental evictions is still biggest
reason and rising
• Loss of private tenancies has
trebled over three years
• More-and-more young people
approaching the Council
• BME residents are
disproportionately affected
What we will do
• Continue to use the PHST to
prevent homelessness
• Review our approach to
parental evictions
• Introduce a Landlord and
Tenant Mediation Officer
• Offer more options for young
people
• More research and outreach
Affordable Housing
What we know
• We have built 1770 Affordable
Homes over the past 3 years
• But the HNS reported we need
1288 a year to meet demand
• 6650 people will need an
affordable housing option over
the next 3 years
• Over 1000 want a sharedownership
products
What we will do
• Will plan to build 750
affordable homes over 3 years
• Initially split 50:50 between
rental and share-ownership
• Use changes under the HRA to
build our own homes
• Build smaller homes, such as
bungalows, to encourage
downsizing
• Make sure our products are
actually affordable
Older People
What we know
• 18% of the population in
Havering are over 65
• This is set to rise to over 24%
over next 10 years
• 73% of older people have no
mortgage
• 85% have equity over £100k
• But 45% have less than 5k
savings
• Over half of people over 65
have a a long-term illness
What we will do
• Carry out specific, local
housing research
• Help older people remain living
at home through a range of
advice and support
• Enable downsizing across all
tenures
• Modernise the Council’s
Sheltered Housing schemes
and re-look at the demand for
Extra Care
• Build new
homes that
older
people want
Private Sector Housing
What we know
What we will do
• Private housing represents 86%
of the total stock
• The private rented sector has
doubled in last 10 years but we
lack any other accurate data
• The private rented sector is now
the main option to meet need
• We need to tackle rouge
landlords operating in Havering
• Many vulnerable homeowners
need help to remain living
independently
• Vastly improve our intelligence of
the private rented sector
• Use the PHST to continue to meet
housing demand
• Offer new advice packages and
possible accreditation
• Look at potential to develop new
private rented homes
• Link to the previous actions of
helping people remain at home
• Bring empty homes back into use
Supported Housing
What we will do
What we know
• The 2011 Census revealed
20% of residents have a
disability
• Over half are over 65 and most
have a walking disability
• Numbers with a learning
disability, particularly autism,
and 16/17 year olds are on the
rise
• There is often a mismatch
between supply and demand
• We need to know more about
the support needs of residents
• Work with ASC to develop upto-date evidence of need
• Set up a Supported
Housing Board
• Improve housing options for LD
including proposed Council-built
scheme and PHST
• Look at the feasibility of a 16/17
supported housing scheme