Transcript Document

going beyond: project management business consulting construction and property services
No Use Empty Initiative
Kent County Council
Andrew Lavender
Capital Project Consultancy
What we set out to achieve
•
To improve the physical environment in four coastal districts of Kent Dover, Shepway, Swale and Thanet by bringing empty properties
back into use. These districts contain 19 out of the 20 most deprived
wards in Kent and over 3,000 long term empty properties.
Agreed Performance Indicators (PSA Target – 3 Years)
•
Return 372 private sector long term empty or poorly used properties,
including HMO’s, into occupation as quality accommodation (100%
increase on performance)
•
Improve by 15% both residents’ perceptions of the physical
environment and business confidence
•
Scheme extended in 2009 to all Kent (12 Authorities)
going beyond: project management business consulting construction and property services
2
Our Approach
•
KCC appointed a project manager for the initiative
•
Undertook initial collection of evidence, including residents &
business survey, survey of empty properties, mapping exercise
(Empty Homes Agency)
•
Appointed “Tamesis” - a PR & media relations company to raise
and promote the profile of the initiative
•
Appointed “Capital Project Consultancy Ltd (CPC)” – to provide
professional and technical expertise
•
Provide financial & non financial support to the Districts
going beyond: project management business consulting construction and property services
3
CPC Role (Providing Guidance & Technical Support )
•
Provide professional and technical expertise, particularly in relation to
enforcement action and training
•
•
A floating resource to the district councils (virtual team)
Hands on approach to deal with the most difficult properties
Initiative three strands: £5 millon capital fund to support: (Revolving Fund)
•
•
•
Loan Scheme
Partnership Fund
KCC Direct Purchase
going beyond: project management business consulting construction and property services
4
Loan Scheme
•
Kent County Council – not a Housing Authority
•
Loans - £25,000 per unit, maximum of £175,000 per applicant.
•
Properties must be sold or let on completion (decent homes standard)
•
Do not offer loans where property will be occupied by applicant (FSA)
•
Secured as a financial charge against property
•
Maximum LTV 90%, independent valuation (charged to applicant)
•
100% of the funding provided upfront
•
Must comply with money laundering regulations
going beyond: project management business consulting construction and property services
5
Loan Scheme - Outcomes
•
Loans Approved to date
£1.6 million
£400k (Sell)
£1.2 million (Let)
•
Private Sector Leverage
£3.4 million
•
Number of units produced
99
•
KCC average investment per unit
£16,500
•
Actual cost to KCC (interest only @5%) £2,569 per unit
•
Loans paid back to date
£400K
•
Viable applications in system
£1.8 million
going beyond: project management business consulting construction and property services
6
Partnership Scheme
•
•
Provide funding to facilitate:
•
Compulsory Purchase Orders
•
•
•
Works in Default (Building Act, Housing Act, Town and Country Planning Act)
Empty Dwelling Management Orders
Direct Purchase (CPO or otherwise)
Supported by Consultant :
•
•
•
Identifying the most appropriate course of action for individual properties
Providing technical guidance on implementing their chosen course of action
Working with EPO to encourage other departments to become more actively
involved
going beyond: project management business consulting construction and property services
7
Direct Purchase
•
Looking to acquire key
properties to demonstrate
benefits of returning empty
properties back into use
•
Link with the wider
regeneration activities
•
Look for opportunities to link
with RSL’s
•
Link with construction training
initiatives.
going beyond: project management business consulting construction and property services
8
Informal Advice & Website www.no-useempty.org
Awareness
•
•
•
Quarterly newsletters, leaflets, mail outs
Developed databases for the authority
Estate agents / management agents, builders & developers
Advice & guidance always first course of action
•
•
•
•
•
•
•
•
Open day empty property owners, each area
Vat implications empty 10 years 0%, >2 years 5%
Capital Allowance Scheme (flats above shops etc)
Home improvement agency, list of builders etc
Advertise their property for sale for free
Advice on method of disposal or options if renting
Guidance on planning – maximise profit etc
FOI request, will act as a referral service for an interested party.
Website
•
•
One stop resource for empty property owners and practitioners
Hotline and web reporting of empties
going beyond: project management business consulting construction and property services
9
Training / Mentoring
•
Empty property officers are from a wide range of backgrounds and the level of
knowledge and experience varies considerably
Training courses (CPC & others): Low Cost
•
When negotiations fail (EHA, ODPM, Manchester, Newham)
•
Compulsory Purchase Orders
•
Enforced Sales Procedure
•
Empty Dwelling Management Orders
•
Rd SAP, Decent Homes, Residential Property Tribunals
•
HHSRS, Enforcement HA 2004, Part L Building Regulations
•
Tracing People, Asbestos, Electrical / Gas
•
Individual LA Training (in house)
•
In total, over 560 Officers have attended the courses
•
On the job training as cases progress
going beyond: project management business consulting construction and property services
10
When Negotiations Fail – Enforcement
Options
•
Councils have a range of powers at their disposal to secure the improvement of properties
•
To deal effectively with the problem takes a corporate approach and using the most
appropriate legislation to deal with the problem
•
Cannot secure the occupation of the property, but can make the owner take responsibility
for their property
•
•
•
•
•
•
•
Town & Country Planning Act 1990 (Section 215 adverse affecting amenity)
Building Act 1984 (Section 77-79, dangerous structures & ruinous and dilapidated)
Housing Act 1985 & 2004 (improvement notices, EDMO’s (24), demolition, CPO)
Environmental Protection Act 1990 (Section 79/80 statutory nuisance)
Prevention of Damage by Pests Act 1949 (Section 4 harbourage & treatment of pests)
Local Government (Miscellaneous Provisions) Act 1982 (section 29 boarding up)
Enforced sales procedure & compulsory purchase orders
•
Recovered £148,000 Works in Default & £37,000 Council Tax Debt
•
24 EDMOs Case (£65,000 Council Tax & £42,000 Section 106 Agreement Monies)
going beyond: project management business consulting construction and property services
11
Section 215: Town & Country Planning Act
1990
going beyond: project management business consulting construction and property services
12
Section 215: Town & Country Planning Act
1990
going beyond: project management business consulting construction and property services
13
77 Eastern Esplanade, Margate – Case Study
going beyond: project management business consulting construction and property services
14
77 Eastern Esplanade, Margate – Case Study
going beyond: project management business consulting construction and property services
15
Achievements to date
•
Strong partnership arrangements between KCC and the District
Councils
•
Increased output, knowledge, expertise of professional staff and
development and sharing of good practice.
•
487 Properties brought back into use during scheme, target 372.
•
2010 target – 650/850 achieved 803 to April 2009 (All Kent LA’s)
•
Initiative has been extended to all Authorities in Kent
going beyond: project management business consulting construction and property services
16
going beyond: project management business consulting construction and property services
Questions?
[email protected]
Contact No. 07867987550