At Home in Eastbourne - Eastbourne Borough Council
Transcription
At Home in Eastbourne - Eastbourne Borough Council
At Home in Eastbourne Eastbourne’s Housing Strategy 2013-2020 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 INTRODUCING AT HOME IN EASTBOURNE E astbourne Borough Council (EBC) has a clear vision of Eastbourne’s future. A better place to live with a future based on new high technology industry, improved holiday and leisure attractions, faster transport links and better homes. That means: Helping people to be safe and secure Making the town more prosperous and helping everyone share in that prosperity Thinking ahead by listening to what people want and don’t want and responding to their hopes and fears Supporting people to be at home in the town ‘At Home in Eastbourne’ – the Council’s housing strategy 2013 through 2020 – is our way of helping more people to find and keep a good home in Eastbourne. We want to make sure that the way we encourage investment in housing and homes supports a strong and prosperous future for Eastbourne. Many older houses in Eastbourne have been converted into flats, including these fine looking Victorian buildings sitting just off the seafront. Developing our strategy We have looked at the town’s economy and the people who live here We have talked with individuals and families, with business and estate agents, landlords and tenants, home buyers, those without a home, and financiers – and used what we learned to create this housing strategy We have reviewed national as well as local research to find out about aspirations and experiences We have considered all the resources we have available to us Pulling this together, we have identified four themes for our housing strategy: Providing homes that support prosperity and choice Finding and keeping a home Improving the quality of our homes Enjoying homes and neighbourhoods We have made a set of commitments, explored within each chapter, to deliver each of the four themes: Outcomes – what we want to see happen in Eastbourne TO HELP PEOPLE, BUSINESSES AND HOUSING PROVIDERS WORK TOGETHER, WE WILL: Tailor and shape our housing and economic interventions in the market place, bids for external funds and policies and services to support the four priorities Actions – what we will do and by when Focus our efforts and resources and encourage our partners to join us in bringing these outcomes to life Policies and Procedures – the day-to-day policies, procedures and guidance needed to make the ideas real Consider how our actions can increase the future capacity of the Council to help people to be at home in Eastbourne Resources – the money, skills and capabilities available in Eastbourne to bring each theme to life 2 Between April 2006 and March 2012 an average of 265 new homes were added per year to the town’s housing stock In March of each year the Council will publish an Action Plan. This will say what we will do over the following twelve months to bring to life the outcomes set out in this strategy. We will also report on what we have done in the previous year. 3 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 WE ASKED WHAT PEOPLE THOUGHT THE COUNCIL SHOULD BE DOING ABOUT HOUSING. THEY TOLD US WE SHOULD: WHERE ARE WE TODAY Work across all tenures to improve the quality, choice and management of homes Improve existing buildings Provide affordable and accessible housing Make sure privately owned properties are not left empty and are made available for use as homes The people Make sure the environment is protected We asked the community what should be priorities for Eastbourne’s housing market: Provide family accommodation Improve the infrastructure Please indicate if you think the following are high, medium or low priorites for the Eastbourne Borough Housing market. 120 22 26 66 27 28 38 69 53 50 53 40 53 81 35 32 10 10 36 Building affordable homes to rent Building affordable homes to buy (shared ownership, shared equity) 55 47 20 Building executive homes Building homes to buy on the open market A detailed review of the dynamics of the Eastbourne housing market showed that: Demand for homes is high – especially from families and retired people Estate agents emphasised the need for affordable homes and more pro-active lending practices, especially to help first time buyers and unlock the market for second time movers There is greater need for three bed room family homes but there is a sufficient number of two bedroom flats 31 Building properties designed for older people 33 18 Building properties designed for people with specialist needs 11 Improving the quality of existing stock Increasing the availability of the private rented sector The same review highlighted these factors to shape the Council’s housing and planning policies which: Respond to the impact of changes in the size and the nature of the population when deciding what homes to provide Recognise more affordable housing is needed with a wider range of options offering more choices for people wanting to buy a place to live Take account of the wider economic impact of different tenures when deciding how to support investment by both the Council itself and other organisations Take advantage of those national initiatives – such as HomeBuy and the Local Authority Mortgage Scheme – which support local aspirations 4 Encourage landlords to reduce rent charges Stylish yet discrete – one of many executive homes in Eastbourne. 60 0 Low Medium 4 100 80 High Government Finance In the past two years the Localism Act 2011 has introduced more options for the way social landlords can manage their homes, allowed local council landlords to manage their homes free from annual Government spending constraints and allow the Council to promote the interests of its area. Planning policy at a national level through the National Planning Policy Framework has been simplified. The Welfare Reform Act 2012 has changed the social security system, including help for low income households to meet their housing costs. Housing developers remain happy to develop new homes if they know they can sell them and they can get the financial support they need during the early stages of development. Social landlords are still able to provide new affordable homes for rent and sale but only if they can make developments financial viable. The financial sector has, since the economic downturn, adopted a risk-averse approach to lending, both to businesses and individuals. L LOOKING TO THE FUTURE ooking ahead when deciding how to shape and influence a local housing market is not easy. However over the lifetime of the strategy it is likely that: The population will continue to grow in number and the profile will shift towards a greater number and percentage of older people The national economy is likely to remain subdued with business investment being held back until economic prospects are seen to have improved Opportunities for well paid, full time employment may be less than in the past Changes to the social security system are may change the incomes of low and medium income households, whether they are in or out of work Incomes for the majority of people are unlikely to rise as quickly as the cost of accommodation or the overall cost of living There will be less public money to invest in housing Local councils may have fewer resources but they will have greater local ability to determine how they use and earn resources 5 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 THEME ONE: PROVIDING HOMES THAT SUPPORT PROSPERITY AND CHOICE The shape we’re in… M uch of Eastbourne’s economy is based on the service sector. High skilled businesses are few in number. Although the town has a small number of industrial estates with some manufacturing facilities, it remains true to its heritage as a seaside resort. In recent years, Eastbourne has developed its role as a centre for English language courses for overseas students and as a conference centre. How the town will continue to earn a living in the future is uncertain. The need to develop a strategy for taking forward Eastbourne’s economic development was highlighted in July 2012 in the Council’s Corporate Peer Challenge. What is currently known is that there may be growth potential in tourism, hospitality, care homes and retail. Listening to Eastbourne … “Eastbourne is a growing town and we need to ensure there are suitable properties available to younger people who are currently stuck at home with their parents. The cost of rental properties is currently far too high for many of the young people in the town as they tend to be in low paid jobs. I would like to see action taken to address this in some way.” 6 Eastbourne Household Age Profile – 2033 Age of head of household Predicted change to 2033 18-34 - 2.7% 35-64 + 19.5% 65+ + 66.7% Traditional house styles, like these in Hampden Park, are popular in Eastbourne. Average household income in Eastbourne in 2011 was £32,962 compared to the average for England as a whole at £35,992 and the south east of England £40,226. Average discretionary income in Eastbourne was £158.55 per week and £217.42 per week for England as a whole. This suggests that basic living costs, with housing being the largest element, in Eastbourne are higher even though incomes are lower. The unemployment rate for those aged 16-64 in Eastbourne for 2011/12 was 6.0%. It is therefore perhaps not surprising that Eastbourne households are feeling the pinch a little more than many others in the south east of England. Eastbourne in 2011 had 47,516 homes providing homes for 99,400 people. The town is expected to have by 2035 a population of 111,000 with households by 2033 expected to total 60,000. There is predicted to be an average annual increase between 2010 and 2033 of around 400 households. This would suggest that by 2020 Eastbourne will be home to at least 104,000 people. As well as an increase in total households their make-up is also likely to change, with a slight fall in younger households but growth in middle and older aged groups. The 35 to 64 year old group is most likely to be made up of families with children, young adults or other dependants living at home. There are an estimated 6,400 Eastbourne households (16.1%) where there is a resident with a disability. Nearly a tenth of the population belong to non-white minority ethnic groups. There has been since 2001 an increase in people coming to Eastbourne from Poland and Portugal. E Average household income in Eastbourne in 2011 was £32,962 compared to the average for England as a whole at £35,992 and the south east of England £40,226 astbourne has a strong university campus, part of Brighton University. We need to understand the student accommodation offer to support the sectors long term sustainability. We also know that many students who come to the town to study do not stay after graduation. This is primarily because the employment opportunities are limited while housing costs can be challenging for people at the start of their professional careers. Eastbourne will need to improve both the employment opportunities and the ability of people to start making headway in their housing aspirations if it is to increase the number of graduates who can contribute towards building a new economy for Eastbourne. In the future lower numbers of people will enjoy the secure and relatively generous pension provision that has been a feature of much of the post war era. This may mean less money to spend by older people on both general needs services and those specifically geared at an older client group. Future housing options for older people may therefore need to be more affordable in the future. There is also a need to consider the housing implications for today’s younger people as they get older. It is common for home buyers to enter retirement without a mortgage – their housing costs are less than those who rent, especially those whose landlord is private. There are long term implications for public spending and well being for tomorrow’s older people if their opportunities to buy a home, or rent from a social landlord, are limited. 7 AT HOME IN EASTBOURNE THEME ONE: PROVIDING HOMES THAT SUPPORT PROSPERITY AND CHOICE Eastbourne’s Housing Strategy 2013-2020 Between April 2006 and March 2012 an average of 265 new homes were added per year to the town’s housing stock. Of the total homes built over the period, 364 were affordable. The vacancy rate for empty homes at 3.5% is higher than the 2.2% recorded for the South East. Two thirds of people own or are buying their home while nearly a fifth rent accommodation from a private landlord. Social housing’s share of the housing market remains stable. Houses in Multiple Occupation (HMOs) account for approximately 1,300 properties in Eastbourne – 3.3% of Eastbourne’s housing. Just 230 are subject to the national licensing scheme. Total remaining land capacity in Eastbourne between 2011 and 2027 is enough for 2,243 new homes or 140 a year. There are few large developable sites in the town. Many of the sites that can be developed for housing are relatively small with a capacity of below twenty homes. Expanding beyond the boundaries of the town is not feasible. Eastbourne is bounded to the south by the English Channel and to the west by the South Downs National Park. Between April 2006 and March 2012 an average of 265 new homes were added per year to the town 8 To the north and east, the town is bounded by Wealden District Council which has in place its own planning and housing policies for developers and house builders. The Wealden areas of Wannock, Willingdon, Polegate and Stone Cross do still have some capacity for new homes. These areas could be said to serve the wider Eastbourne housing market. Between these areas and Hailsham there is a stretch of ‘green belt’, as there is to the east in the area between Pevensey and Bexhill. Land therefore is perhaps the most challenging constraint on Eastbourne’s ability to provide enough homes for its population. Making effective use of the properties we have – both residential and commercial, the empty or under used spaces above shops – could make a positive contribution towards providing more homes. For those buying a home, Eastbourne is slightly more affordable than its neighbours and other areas in the south east of England. That makes the town more attractive than many parts of the region for employers who want to locate somewhere that will give their employees the opportunity to be a home owner. This gives Eastbourne a positive edge when it comes to attracting inward investors. East Sussex Housing Affordability Area Lower Quartile House Price Lower Quartile Gross Income (Week) Gross Income (Annual) Lower Quartile Income to House Price Ratio Lewes £178,958 £365 £18,975 9.4 Wealden £173,083 £384 £19,963 8.7 Rother £146,792 £358 £18,626 7.9 Eastbourne £130,944 £321 £16,692 7.8 Hastings £110,317 £333 £17,321 6.4 East Sussex £145,000 £350 £18,200 8.0 South East £162,500 £385 £20,020 8.1 England £123,000 £360 £18,720 6.6 The normal lending criteria of between three and four times income suggests that based on single income, a house would have to cost no more than £67,848 to be affordable in Eastbourne. However, the situation improves if the household income increases, for example by virtue of having more than one working member. Average household income in Eastbourne in 2011 was £32,964, 90% of the national average. Using this as a guide, then a mortgage of around £131,856 would be the maximum that someone could safely secure. If a deposit of between ten and twenty per cent – between £15,000 and £30,000 – is factored in, an affordable home will need be priced at or below a figure in the region of £150,000. First time buyers and middle income households are not excluded from Eastbourne’s housing market. Rents outside of the social housing sector are high. Rising rent payments combined with lower property prices and mortgage rates now mean that on average, across England property owners pay 18 per cent or £132 a month less than those who rent. In Eastbourne, while the difference is not quite so marked, it is now not unusual for the cost of renting to be more than the mortgage cost for buying a similar home. Even after allowing for the additional costs faced by a home buyer such as buildings, life and mortgage repayment insurance over time the cost of buying is far less costly than renting privately. Housing is predicted to become more expensive in future years. Increases by 2017 are predicted in property prices of 22% and private sector rents of 55% for the south east as a whole, making owner occupation for those who can secure a mortgage arguably an even more viable option than it is now. The high cost of housing is having an increasingly negative impact upon the well being of households – a third of households now cite this as causing stress or anxiety in their family. OUTCOMES FOR PROVIDING HOMES THAT SUPPORT PROSPERITY AND CHOICE: Encourage the development and provision of homes that meet the needs and aspirations of Eastbourne’s growing population Support wider economic spending, reduce the risk of family poverty and encourage aspiration and economic activity – homes which are affordable to both rent and buy for people working and living in Eastbourne Encourage investment in homes in ways that contribute to and support the wider, long term prosperity of Eastbourne Help people have a better quality of life as they get older – more housing options for older people and long term sustainable housing options for younger people More housing options for people with disabilities and with special housing needs Support the development of the education economy – homes for students while they are studying and affordable homes for when they have graduated 9 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Planning Policy ACTIONS FOR 2013-14 Adopt the Core Strategy with provision for 228 new homes a year (Target – Spring 2013) Adopt an Affordable Housing Implementation Technical Note to influence and support housing developers and providers to develop new homes for owner occupation, including affordable homes, and social rent (Target – adopted by Spring 2013) Finance Review currently stalled sites capable of providing twenty or more homes and identify reasons for development not taking place (Target – review completed by Spring 2013; options appraised by Summer 2013; viable options prepared for appropriate interventions by Autumn 2013; options approved by the Council by Winter 2013) Consider financial support options, such as under-writing or joint ventures, for the Council and other public sector partners (for example the Homes and Communities Agency) to help developers bring forward new homes. Examples include underwriting early stage development costs or providing support for developer and mortgage access initiatives to help people buy a home of their own through Rent-to-Buy options, deposit guarantee schemes and shared equity purchase packages. (Developed in conjunction with Eastbourne Housing, Finance and Legal Specialists supported by the joint Eastbourne Borough Council and Eastbourne Homes Housing and Economic Development Project Board) In 2011-12, there were estimated to be 5,539 households – 12.5% of all families – in Eastbourne living in fuel poverty New Homes Have available a range of ‘off the shelf’ policies and support packages that both encourage developers build homes in Eastbourne and help them to support people to buy a home of their own (Target – ‘off the shelf’ incentive options available for use informed by national good practice– Winter 2013) Develop Council owned homes for affordable rent (Target – 20 homes started by Winter 2013) Famous comedian Tommy Cooper spent his summers in Eastbourne. This is his house in Motcombe Lane where a wall mural has been designed to celebrate one of the town’s most famous residents. Support housing associations to develop homes for affordable rent and home ownership (Target – fifty homes started by Spring 2014) Review options to provide purpose built student accommodation (Target – Summer 2013) 10 Sovereign Harbour has been developed over two decades and includes a variety of different and sometimes provocative building styles. Making good use of the homes and properties already built Eastbourne Asset Challenge – develop the opportunities for the Council to make the most effective use of its own asset base to improve the range of facilities available in the town to attract visitors and investors, provide more homes and earn money to invest in economic development projects. (Target – complete Eastbourne Asset Challenge Winter 2013-14) Seaside – consider how to exploit the Town Centre redevelopment to improve adjacent areas, including Seaside, which is the link between the retail parks located on and around Lottbridge Drove and the Town Centre itself. This could include improving the appearance of the area, focusing retail and commercial development in sustainable locations and exploiting the value-for-money housing offer to help home-seekers buy a home of their own (Target – intervention needs considered and agreed with local people – Autumn 2013; investment options to deliver agreed interventions agreed – Winter 2013-14) Bring empty homes back into use (Target – 100 homes each year) Consider conversions of redundant commercial properties to retail use Bring into use as homes commercial space in the Town Centre 11 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Economic Development LOOKING AHEAD – ACTIONS FOR 2014-15 THROUGH 2019-20 Finance Develop an Eastbourne Economic Development Strategy – to link past, current and potential economic and housing investment to bring inward commercial investors to Eastbourne Take forward agreed options for stalled sites capable of providing twenty or more (Target – development plans and agreements in place Summer 2014; start on site Winter 2014-15) Assess the viability and potential of Community Benefit and Local Employment Clauses for all local authority new build contracts; encourage housing associations and developers to take a similar approach (Target – for the Council Winter 2014; for housing associations and developers by Spring 2015) Prepare programme for submission to National Affordable Housing Programme (NAHP) 2015 onwards for at least 20 new affordable homes a year (Target agreed programme Autumn 2014; deliver homes Spring 2015 onwards) Select preferred affordable housing development partners – General Needs, Older Person’s Homes and Special Needs Housing (Target – preferred partners selected by Spring 2014) New Homes Prepare a programme for Housing Revenue Account (HRA) Borrowing supported programme of new Council owned homes for affordable rent (Target – prepare programme Summer 2016; deliver programme spring 2017 onwards) Develop family sized homes for households with a disabled family members (Target – develop proposals Autumn 2014; deliver homes Spring 2015 onwards) Secure additional affordable housing for older people, located in the central areas of Eastbourne, as part of wider private housing developments (Target – develop proposals Autumn 2014; deliver homes Spring 2015 onwards) (100 homes) Make sure that all large scale housing developments include homes designed to meet the needs of disabled people On 1st April 2012 there were 3,889 households on the Council’s Housing Register Making good use of the homes and properties already built Deliver the options agreed as part of the Eastbourne Asset Challenge Eastbourne’s tallest building is South Cliff Tower, built in 1966, and offers amazing views across the English Channel. Policies and Procedures to help provide homes that support Prosperity and Choice Core Strategy (Spring 2013) Planning Policy Technical Note (Spring 2013) Eastbourne Asset Challenge Process (Winter 2013-14) HRA Business Plan (in place – reviewed annually) Empty Homes Procedure (in place – to be reviewed 2014-15) Community Benefit Clauses Policy (to be developed 2014-15) Resources to help provide a choice of homes that improve the chances of everyone to enjoy and share in a more prosperous Eastbourne Private developer and housing association investment in new homes Promotion of Sovereign Harbour as an anchor location for inward investment for high tech scientific and IT development employment and business location Promotion of high speed internet connectivity across Eastbourne Activating Eastbourne to help people find and keep a job General Fund Investment Capacity for the Eastbourne Development Fund Commuted Sums Fund for affordable housing New Homes Bonus Housing Revenue Account Borrowing Capacity Council owned land – ideally suited for providing affordable homes HCA NAHP 2015 onwards Section 106 Contributions 12 13 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 THEME TWO: FINDING AND KEEPING A HOME IN EASTBOURNE The shape we’re in… H omelessness is perhaps the most acute expression of housing need. Preventing homelessness is therefore critical especially as one in five people say that if they were evicted from their home they would be sleeping rough that night. Year Decisions Acceptances 2010/11 97 12 2009/10 152 26 2008/09 335 125 IN EASTBOURNE, THE COUNCIL’S HOUSING SPECIALISTS HAVE OVER THE PAST THREE YEARS BEEN ABLE TO PREVENT AN INCREASING NUMBER OF PEOPLE WHO APPLY TO THE COUNCIL FOR HELP FROM BECOMING HOMELESS. WE OFFER A WIDE RANGE OF SERVICES: On-demand help to assist people in keeping their home, find a home if they need one or receive general advice and help about any issues to do with their housing Support for Brighton Housing Trust (BHT) to provide help and advice to people looking for a place to live, including those who are not statutory homeless A Landlord Liaison Specialist who works with wide range of helpful private landlords to find accommodation for households at risk of being on the streets Rent Deposit guarantees paid to help access privately rented accommodation A Rough Sleeper Co-ordinator, working across Sussex, to help people sleeping rough put a roof over their head Using the legal power to help those who are statutorily homeless by finding them a year long tenancy in the private rented sector while still retaining the right to offer priority to some types of homeless household for a social home A sanctuary scheme to protect people suffering domestic violence Tailored services for young people, including the YMCA’s provision of interim accommodation to help people ease into independent living, the Eastbourne Foyer and the East Sussex Supporting People scheme for young mothers 14 Demand for services to people who are homeless is expected to increase. In 2011-12, there were 300 repossession claims in Eastbourne – one for every 156 homes which is slightly lower than the national average of one in every 115. In winter 2012, Eastbourne found eleven rough sleepers on one night alone – the highest number ever recorded in the town. Changes to the social security system introduced by Welfare Reform Act 2012 are likely to affect the incomes of low and middle income people and will introduce direct payment of housing supplements to households rather than landlords. The number of people who may find their current housing situation difficult to sustain is predicted to increase. Homelessness is also expected to rise as a direct consequence of the changes. The Council clearly needs to maintain its past success in preventing homelessness and helping those who do lose their home find a new place to live. The preferred tenure, based upon satisfaction of residents, in Britain remains owner occupation, followed by social housing and then private rented housing. Social housing has high levels of satisfaction amongst tenants. Owner occupation remains the aspiration for more than three quarters of young people – indeed owner occupation is the ambition for 86% of the whole population. That is perhaps not surprising when research shows that people who own their home have the highest levels of life satisfaction. It also reflects a view recently revealed in national research that owning a home gives people: “a measure of security and control over where they lived… with a stake in their society”. Many small businesses start on the back of funds secured against the entrepreneur’s home. This is a resource and source of economic development that may be constrained if people are denied viable opportunities to buy a home. The primary barrier to home ownership for many people is not Listening to Eastbourne … “Security of housing for it to be a home is more important than owning a home.” necessarily the affordability of the monthly mortgage repayments but the ability to secure finance. There is a role for the Council to benefit Eastbourne by helping people fulfil home ownership aspirations. An increasing number of households are now renting accommodation. Apart from the long term cost of renting, of particular concern to young families is the lack of security and stability offered by private rented accommodation. More than a third of tenants worry about their landlord ending their contract before they are ready to move. The issue of security of home is equally important for people in Eastbourne. The average let lasts less than three years with these moves not always being at the choosing of the tenant. This has an impact on the quality of life of residents, may disrupt schooling and healthcare and can add to the cost of living of families unable to easily to cover home-move expenditure. Recent research shows that renters feel less attached to their local communities, are more likely to delay starting a family and building their careers because of the uncertainty around renting. Private landlords should be encouraged and supported to offer longer term tenancies, as is the case in much of Europe. Doing so will help reduce their turnover and costs from refitting properties between tenancies and losing rent while properties stand empty. 15 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Outcomes for Finding and Keeping a Home in Eastbourne THEME TWO: FINDING AND KEEPING A HOME IN EASTBOURNE Make sure that people can make quick and informed decisions about their housing choices – accurate and pragmatic advice and help for people who are homeless, right first time every time Help people who have fallen on hard times maintain their aspirations to remain home owners – practical support for people who are behind with their mortgage retain rather than lose their home Help people avoid loss of home through income reductions – prudent and practical advice and support for people with low incomes to help them manage their money so that they can make their housing costs Reduce the time people spend without a place to live or stay while they are looking for a home Recognise the high start up costs for private tenancies – practical help for people who need to rent have better access to such help as rent deposits Avoid unnecessary homelessness and costs and disruption to landlords – support people, including those with life-skill problems, maintain a tenancy where it is appropriate for them to live independently of family and friends Support rough sleepers to find a place to live Social landlords have since 2012 had the option of using short term tenancies. However, analysis by Eastbourne Borough Council, Housing Voice and Shelter suggests that the impacts of short term tenancies may be damaging both economically and socially. This view is reinforced by research undertaken by the Institute for Public Policy research into the social impact of private sector renting where short term tenancies are the norm. The Council has decided to make a strong commitment to support its own tenants’ security and stability with a Tenancy Policy that favours the use of secure tenancies. Housing associations, whose heritage in part was to address the insecurity of privately rented accommodation, can play a major role by offering assured periodic tenancies to Eastbourne households. This is the preferred option in the Council’s Tenancy Strategy. Listening to Eastbourne … “I think that more needs to be done for first time buyers and renters on low wages.” 16 The costs of ‘affordable housing’ are lower than average rents in the private market. Not surprisingly then, there is a high demand for affordable rented housing. On 1st April 2012 there were 3,889 households on the Council’s Housing Register while just 217 Council homes were let between 1st April 2010 and 31st March 2011. What this means is that at the current rates of lettings and assuming no-one else joined the Register, it would take the Council just under 18 years to house everyone who wants a Council home. A similar position is experienced by housing associations. There is then a clear need for more affordable housing in Eastbourne. Make provision for Gypsy and Traveller Sites Provide safe sanctuary-style accommodation and security works to their home for people who have suffered domestic violence Fulfil aspirations and support economic prosperity for both households and Eastbourne – help people who want to be home owners to buy a home The costs of ‘affordable housing’ are lower than average rents in the private market Provide stability and security for families in well kept, affordable and well managed homes and encourage private landlords to offer longer term tenancies for those who want or need to rent The Council will encourage development and provision of more homes in Eastbourne. Opportunities to use new investment to support a long term, wider view across the whole economy will be taken and supported. By encouraging investment to be made in way that supports the needs and aspirations of local people - and to be affordable to them now and in the future – developing homes can make a positive contribution to the sharing and spreading prosperity throughout Eastbourne. Modern family homes in Eastbourne can be found close to the town centre – these are in Upperton. 17 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Finding a home ACTIONS FOR 2013-14 Home Access Experience – to improve the homelessness, housing options and housing advice provision in Eastbourne by streamlining access for clients introducing ‘self service’ options, e-communication of options and advice and reducing the waiting times for clients (Target – new system in place by Summer 2013, approved as working towards meeting the Government’s Gold Standard by Autumn 2013) Introduce a Local Authority Mortgage Scheme to help first time buyers buy a home of their home (Target – introduced by Summer 2013 – 30 home buyers helped and supported) For young people, continue to support the YMCA in providing interim accommodation for young people, to better prepare them for living independently and work with East Sussex Supporting People Team to introduce a new service for Young Mothers target (Target – Spring 2013) Preventing homelessness Strengthen relationships with private landlords to provide accommodation needed to prevent homelessness (ongoing) Provided temporary accommodation for those statutory homeless households to help provide decent accommodation, readily available, when it is needed (Target – 13 units available by Summer 2013) Keeping a Home Provide support to develop and deliver the East Sussex Welfare Reform Action Plan (throughout 2013-14) Introduce the Preventing Repossession Fund (Target – policy agreed by Spring 2013 and in place by Summer 2013) Introduce a Transitional Housing Support scheme to help people have time to manage changes to their income arising from changes to the social security system (Summer 2013) Continue to support floating support schemes that help people who need help to live independently Introduce the Homelessness Change project to help provide short-life accommodation to help prepare vulnerable homeless people to live on their own (Target – open by Winter 2013) Finding a Home LOOKING AHEAD – ACTIONS FOR 2014-15 THROUGH 2019-20 Integrate the Home Access Experience into the Council’s new Customer First approach to service delivery (Target – Spring 2014) Review and if successful extend the Local Authority Mortgage Scheme to help first time buyers buy a home of their home (Target – extended by Spring 2014 – 30 home buyers helped and supported) Review the Council’s continued participation in East Sussex HomeMove (Target review completed by Autumn 2015) Preventing homelessness Review and if successful extend the Preventing Repossession Fund (Target – Spring 2014) Keeping a Home Continue to support the delivery of the East Sussex Welfare Reform Action Plan Develop rent and investment models that encourage private landlords to offer good quality, well managed, long term private tenancies Policies and Procedures to help people find and keep a home in Eastbourne Eastbourne Tenancy Policy (in place) East Sussex Tenancy Strategy Framework (in place) Eastbourne Allocations Policy (in place) Preventing Repossessions Policy (Summer 2013) Rent Deposit Policy (in place) Homelessness Discharge Policy (in place) Rough Sleepers Initiative including the ‘Reconnecting Rough Sleepers’ and ‘No Second Night Out’ (Spring 2013) Homelessness Strategy and Home Access Experience (Gold Standard service in place by Autumn 2013) Resources to help people find and keep a home in Eastbourne Local Authority Mortgage Scheme (Eastbourne Borough Council General Fund) Discretionary Housing Payments Scheme (Department for Work and Pensions and Eastbourne Borough Council General Fund) Preventing Repossessions Fund (DCLG) Rent Deposit Scheme Homelessness Prevention Grant Homelessness Change Programme (HCA and Eastbourne Borough Council) Rough Sleepers Initiative (DCLG) Eastbourne Private Landlords’ Forum On 1st April 2012 there were 3,889 households on the Council’s Housing Register 18 Eastbourne Housing Forum Eastbourne Housing Partnership 19 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 THEME THREE: IMPROVING THE QUALITY OF HOMES IN EASTBOURNE The shape we’re in… E Eastbourne has 47,516 homes. Each year, 265 new homes are added to the stock and less than 100 are demolished astbourne has 47,516 homes. Each year, 265 new homes are added to the stock less than 100 are demolished. On average a house in Eastbourne may have to last for around 500 years. That is why it is important that homes are maintained and kept in a good condition. Investment in homes has wider economic benefits – every £1 spent on construction generates a total of £2.84 in local economic activity. On average, a property owner should budget to spend at least 1.0% of the value of their property per year to keep it in good order. This is not always easy at a time of falling real incomes and cost of living increases that leave little money available for essential maintenance. Since 2010, no Government funding has been made available to the Council to cover the cost of providing grants or loans to private property owners to put right disrepair. Property owners are now expected to take financial responsibility for keeping their property in good repair. Fortunately, most properties in Eastbourne are in reasonable conditions, however, overall the stock is aging and there are pockets of poorer quality homes throughout the town, for example in the Devonshire Ward. Surveys undertaken in 2005 and 2008 found that the poorer housing conditions are most likely to be found in homes owned outright and in 20 There are major changes in the way public resources are to be made available to help people make their homes more fuel efficient. Green Deal, even with an Energy Company Obligation (ECO) subsidy for the fuel-poor, is based upon the household making some kind of financial contribution. Green Deal therefore represents a significant challenge to the psychology of how low-income households plan their finances. Experience to date in persuading people to improve their homes through taking out loans rather than receiving home improvement grants has resulted in fewer properties being improved and more time needed by Council officers to support each case. This has led to concerns over the ability of both Green Deal and ECO to impact upon families most suffering fuel poverty. accommodation rented from private landlords. Homes being bought with mortgages and Council-owned homes are usually in the best condition. By 2013, the vast majority of social housing will meet national Decent Homes Standard. The Council’s Housing Revenue Account Business Plan will keep Council homes decent for the next thirty years. Fuel poverty overall is expected to increase in the future.In 2011-12, there were estimated to be 5,539 households (12.5%) in Eastbourne living in fuel poverty. Thanks to the Decent Homes Programme, people living in social housing are better insulated against the risk of fuel poverty. The SAP rating of homes owned by Eastbourne Borough Council is 68.4. The most effective and sustainable means of making homes less expensive to heat (apart from keeping energy costs low) is to improve the energy efficiency of the home, such as installing central heating, or cavity wall and loft insulation – which may cut fuel bills by up to 35% and 20% respectively. However, care needs to be taken to make sure that any reductions in domestic energy bills that come from these ‘retro-fit’ measures are not outweighed by additional charges placed on fuel bills to cover the cost of the improvements. Reducing fuel poverty then can make a real contribution to increasing prosperity and making Eastbourne a better place to call home. The challenge is quite clear – on average, the fuel bill of each fuel poor household would need to be £415 less in order to take them out of fuel poverty. That represents potentially an additional £415 per year to be spent in the wider Eastbourne economy. Listening to Eastbourne … “Definitely support decent homes standards and energy efficiency grants.” Outcomes for improving the quality of homes in Eastbourne Use investment in properties to support investment in people – training and skills and local employment Make sure that properties can continue to provide homes for future generations – support and encourage property owners, private and social, to maintain their properties to a good standard Make sure that homes, including social housing, can remain in good condition for the lowest possible cost – encourage the use of designs, components and materials that have a long life and are easy to maintain Set a good standard for the town and other property owners – a high standard of property maintenance by the Council for its own homes Reduce fuel poverty, lower carbon emissions and create employment opportunities – encourage fuel efficient and environmentally friendly building and retro-fitting by the owners of existing properties 21 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Economic Development ACTIONS FOR 2013-14 Support local supply chains and support employment across all sectors of the employment market (blue and white collar) by researching the use of Community Benefit and Employment Clauses for Council maintenance contracts to support local supply chains and employment (Target – review options – Winter 2013-2014) Many homes in Eastbourne have green spaces around them, helping to give the town its refreshingly open atmosphere. Maintenance and Repair of Homes Complete Decent Homes Programme to all Council homes (Target – Summer 2013) Review future options to help homeowners maintain their homes through advice and supported loans (Target – review completed by Winter 2013) Fuel Poverty Review and agree investment programme to improve the thermal efficiency of the Council’s Pre-cast reinforced Concrete Properties (Target – review Summer 2013; programme agreed Autumn 2013; start on site Winter 2013-14) Introduce collective energy buying programme (Summer 2013) Support the Green Deal and ECO Economic Development Deliver the Warm Homes, Healthy People programme (Target – Winter 2013-14) LOOKING AHEAD – ACTIONS FOR 2014-15 THROUGH 2019-20 Introduce Community Benefit and Employment Clauses into Council maintenance contracts (Target – develop and legally validate options by Winter 2014-15; incorporate into all Council contracts let after Spring 2015) Policies and Procedures to improve the quality of homes in Eastbourne Housing Revenue Account Asset Management Plan 2013-2018 – reviewed and updated on an annual basis Housing Revenue Account Thirty Year Business Plan 2012 – 2032 – in place and reviewed and updated on an annual basis Private Housing Renewal Policy – in place but to be reviewed and re-launched as a Home Improvement Policy for 2014-15 Resources to improve the quality of homes in Eastbourne Property owners investing in their homes and properties Housing Revenue Account Investment by housing associations Green Deal (Private finance) Energy Company Obligations (Private finance) Warm Homes, Healthy People (Central Government) Parity Trust Eastbourne Loan Fund Housing Renewal Budget (Eastbourne Borough Council) 22 23 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 THEME FOUR: ENJOYING A HOME AND NEIGHBOURHOOD IN EASTBOURNE The shape we’re in… A good home is about more than just the home itself – it is as much about the neighbourhood and the wider environment. This was clear in the response to the Council’s consultation over the summer of 2012. We asked what made people happy with their current accommodation. This is what they told us: Good Location Good Property and Garden Good Neighbourhood Good Amenities The four main reasons for people not being happy were: Neighbour related issues Insufficient parking Home too small Desire to be an owner occupier The Council as part of its new approach to delivering services will during 2013 be introducing mobile Neighbourhood Advisors to take services to the streets. They will be able to provide on-the-spot help and advice on such things as noise pollution and fly tipping. This will allow the Council to tackle problems such as litter more quickly and be more able to understand what people want to make their neighbourhood a better place to live. We already have Neighbourhood Panels in place and a commitment to support community groups. Eastbourne has a very low crime rate and has no areas with severe or longstanding crime and disorder problems. However, anti-social behaviour, crime and the fear of crime causes distress to individuals and is destructive to communities. Eastbourne Borough Council is a member of the Community Safety Partnership which brings together different agencies and services to co-ordinate work to reduce crime. One the Partnership’s main priorities are to develop and deliver effective neighbourhood management in designated areas. Listening to Eastbourne … “I think more should be done to encourage people to take pride in their area and maintain their properties to a good standard and keep their gardens nicely and clear of rubbish.” 24 The Council’s own housing accounts for 3,800 homes across the borough, with the housing concentrated in Langney, Hampden Park and Old Town. Housing associations have 2,800 homes spread throughout Eastbourne. How these homes are managed and tenants given a good service has a major influence on how pleasant these neighbourhoods are for people living in them. Currently, the homes owned by the Council are managed on behalf of the Council by Eastbourne Homes Limited (EHL). The contract to manage the Council’s housing expires in March 2015 so over the next year the Council will decide the best way forward for its landlord service. The Council will consider the view of local people and tenants, value for money and the ability to manage homes in a way that provides strategic support for the Council’s wider objectives for Eastbourne. For people who rent accommodation from private landlords, the Council’s Housing Standards Specialists provide help and support to resolve problems between landlord and tenant. This includes visiting and inspecting properties that may not be to a good standard and taking any action – including legal enforcement if necessary – to bring them up to standard. We will soon be introducing spot checks of licensed HMOs to make sure that standards do not slip during the licence period. Landlords get the benefit of an independent check on their properties to help them keep up to date on health and safety matters and maintain high standards of property management. In the first six months of 2012-2013, Eastbourne Borough Council helped 40 people with Disabled Facilities Grants at an average cost of £6,000 per client. The Council’s landlord service helped our own tenants through the Aids and Adaptations programme. These are important programmes as they help avoid people having to move home and will remain a priority for future resourcing. One of the most important partnerships will be the Health and Well Being Board, which from April 2013 will have oversight over NHS and related services. The East Sussex Board has published its strategy ‘Healthy Lives, Healthy People’. Its priorities for 2013-2016 include: Safe, resilient, secure parenting for all children and young people Preventing and reducing falls, accidents and injuries Supporting those with special educational needs, disabilities and long term conditions A safe and secure home is essential to make these priorities a reality. Commitments made by Eastbourne Borough Council as part of ‘At Home in Eastbourne’ will help improve the health and well being of people living in the town. These include supporting secure tenancies in social housing to provide stable homes for families, practical support for private landlords and tenants to improve the condition and management of properties, priority for the provision of aids and adaptations for people with disabilities and the development of new homes designed for people with special housing needs. The Council as part of its new approach to delivering services will during 2013 be introducing mobile Neighbourhood Advisors to take services to the streets East Sussex County Council has the lead responsibility for directing the way supported homes are provided for many of the people with special housing needs including those who particularly vulnerable. These services are designed to help these people enjoy their homes by provided essential support and services. In 2012, East Sussex County Council published a strategy ‘Pathways to Independence – A strategy for supported housing and housing support’. This set out the commissioning intentions and priorities for a wide range of people with special housing needs. 25 AT HOME IN EASTBOURNE THEME FOUR: ENJOYING A HOME AND NEIGHBOURHOOD IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 Much of the County Council’s work for people with specialised housing needs is delivered through the Supporting People team, which is accountable to a Strategic Forum including Eastbourne Borough Council. People with special needs are also supported by services provided directly by Eastbourne Borough Council, including Disabled Facilities Grants, the Housing Solutions Service and the Council’s Housing Specialists who work closely with people who are homeless or face the prospect of having nowhere to live. The recent economic problems facing the British economy have left people on average experiencing incomes 6.4% lower now than they were in 2008. Eastbourne, together with East Sussex Supporting People team, is taking a lead on co-ordinating the advice and support that will be offered to help people in East Sussex manage the impact of changes being made to the social security system. The need for this work is clear when the possible impacts of such reductions are considered. Much of the Council’s work to improve neighbourhoods and help people better enjoy their homes will be done working with other organisations and agencies. It is critical for partnerships to be effective that they deliver value for money and contribute to the outcomes detailed in ‘At Home in Eastbourne’. This will need robust agreements between partners, with clearly defined expectations, responsibilities and obligations. Economic problems facing the British economy have left people on average experiencing incomes 6.4% lower now than they were in 2008 26 Outcomes for enjoying a home and neighbourhood in Eastbourne Support local communities to develop their own priorities for improvements to their neighbourhoods Create pleasant neighbourhoods to co-ordinate and improve services – maintain and develop partnership working between the Council’s Neighbourhood First Teams, community and residents groups, the Police, landlords and property owners Support the Eastbourne Community Safety Partnership Plan to reduce anti-social behaviour and crime Effective housing management by all types of landlord – to provide value for money for their tenants’ rent payments and deliver high standards of housing and neighbourhood services Help people move to the type of home best suited to their needs Make the best possible use of homes adapted for use by people with physical disabilities – to make sure that these special homes are prioritised for those can get the most benefit from them Deliver an effective and efficient service providing adaptations to help disabled people continue to be able to enjoy their home Support vulnerable people to have a home and home life that makes them less vulnerable – good working relationships with our partners including East Sussex County Council, especially Adult Social Care and Supporting People, and the Health and Wellbeing Board Coherent and co-ordinated services – to improve the overall offer of services across Eastbourne to local communities and to secure value for money for the Council in its partnership agreements with other agencies ACTIONS FOR 2013-14 Encourage communities and housing providers to work with Council’s new Neighbourhood Advisor teams to build close relationships with community leaders, organizations and residents in the areas they cover to improve the quality of neighbourhoods (Target – team in place Spring 2013) Lead the Neighbourhood Management initiative in Eastbourne and maintain support for the five current partnerships in Kingsmere, Willingdon Trees, Old Town, the Town Centre and Shinewater/North Langney Help and support residents in Devonshire West to exploit the opportunities offered by the Big Local funding award made in 2012 to improve their neighbourhood Explore opportunities for working with voluntary and community organizations to enhance current advice, financial inclusion and other community based services to support neighbourhoods and residents Support people who rent their home from the Council and want to move to one that is more manageable for their current needs and incomes Support people who own their home and want to move to one that is more manageable for their current needs and incomes Review all options for the future of the Council’s landlord role (Target – review to start Spring 2013 and preferred option agreed Winter 2013-14) Review the Council’s housing partnerships with other organisations, developing new agreements using the Council’s Budget and Service Assessment Matrix with shared performance indicators and outcomes (Target – all existing partnerships reviewed Spring 2013; new agreements in place Winter 2013-14) 27 AT HOME IN EASTBOURNE LOOKING AHEAD – ACTIONS FOR 2014-15 THROUGH 2019-20 Eastbourne’s Housing Strategy 2013-2020 Introduce an external environmental improvement programme for Council owned homes to improve the appearance and desirability of housing estates (Target – start on site by Spring 2015) (Eastbourne Homes Limited Asset Management Team supported by Eastbourne Housing Specialists) Review the options for introducing better building standards for homes for disabled people (e.g. wider doors to allow use of non-powered wheelchairs) (Target – review completed by winter 2014-15) (Eastbourne Housing and Planning Specialists supported by DIG) Have arrangements in place for the future of the Council’s landlord role (Target –preferred option in place by Spring 2015) Fund and support voluntary and community projects, including community development and community centres, which meet the Council’s corporate outcomes Work with the Eastbourne Youth Partnership to find out more about the housing aspirations of young people and how they can make those hopes a reality Relevant Policies and Procedures to help people enjoy a home and neighbourhood in Eastbourne Anti-Social Behaviour Policy (in place – Eastbourne Homes Limited) Aids and Adaptations Policy (in place – Eastbourne Homes Limited) Disabled Facilities Grants Policy (in place – Eastbourne Borough Council) Enforcement Policy (in place – Eastbourne Borough Council) Eastbourne Community Safety Partnership Plan (in place) Eastbourne Borough Council Community Grants Policy (in place) Eastbourne Youth Strategy (in place) Pathways to Independence – A strategy for supported housing and housing support’ Resources to help people enjoy homes and neighbourhoods in Eastbourne Terminus Road lies at the heart of Eastbourne’s town centre. It leads straight from the railway station to the seafront and many people live in flats above the restaurants and cafes that offer a choice of cuisine from around the world. Tenant Incentive Scheme (Eastbourne Borough Council) Housing Solutions Service (Eastbourne Borough Council and Supporting People) Disabled Facilities Grants programme (Eastbourne Borough Council and DCLG) Aids and Adaptations Service (Eastbourne Borough Council) Community Infrastructure Levy Community Safety Partnership Eastbourne Borough Council Neighbourhood First Service Eastbourne Borough Council Community Grants Programme Eastbourne Youth Bank Local Trust (supported by Big Local funding) to be invested by residents and stakeholders in Devonshire West to improve the area Supporting People services Disability Involvement Group In 2011-12, there were 300 repossession claims in Eastbourne – one for every 156 homes 28 29 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 GLOSSARY FOR AT HOME IN EASTBOURNE General Fund: the Council’s overall budget. It includes everything the Council does except for Council-housing. Funding comes from a mix of government grants, Council Tax payments and income earned by the Council from investments and services. Gold Standard: the standard for services for people who may be homeless set by the Government. Eastbourne’s Home Access Experience is the Council’s approach to meeting this standard, making greater use of information technology and streamlining the way services are provided to people. Green Deal: a new financing framework to encourage the provision of fixed improvements to the energy efficiency of households and non-domestic properties, funded by a charge on energy bills that avoids the need for consumers to pay upfront costs. Activating Eastbourne: the Regeneration and Economy sub-partnership of the Eastbourne Strategic Partnership. It works to support employment and growth in Eastbourne by better communication and coordination of support to job seekers and businesses and increase employment opportunities. Decent Homes Standard: introduced in 2000. All social housing by 2013 must meet Decent Homes Standard.This means each property must meet the current statutory minimum standard for housing, be in a reasonable state of repair, have reasonably modern facilities and services and provide a reasonable degree of thermal comfort. Affordable Housing Implementation Technical Note: provides detailed guidance for developers about the affordable housing conditions they will need to meet to get planning permission. Department for Communities and Local Government (DCLG): the Government ministry which oversees housing, planning and local government. Brighton Housing Trust: a Sussex wide charity that provides support, advice and help for homeless people. It is one of the leading partners of the Council, providing a complimentary service to that provided by the Council’s own Housing Options Specialists. Community Grants Programme: provides funding for voluntary and third sector groups to deliver services across Eastbourne. Current priorities include support for homeless people and rough sleepers and projects which address financial inclusion and which support unemployed people back into work. Examples of projects supported include an open access service providing comprehensive advice on welfare benefits, money and debt advice, housing and employment, community development and support services and youth engagement activities. Commuted Sums: these are made up of payments made by private developers to contribute towards providing social improvements to an area, including affordable homes. Core Strategy: a part of a local planning authority’s Local Development Framework for planning policy. It provides the clear policy framework of how an area will be developed. Customer First: this is the operating model being rolled out across Eastbourne Borough Council’s service from 2013 to 2016. It will introduce quicker, faster service responses by streamlining access to services by making greater use of information technology and giving team members higher skill levels. 30 Disability Involvement Group (DIG): represents the interests of disabled people throughout Eastbourne. Disabled Facilities Grants: mandatory grants to adapt homes of people with disabilities so that they have safe access into and around their home and are able to use the facilities within it. Discretionary Housing Payments: these are made to help people pay their rent if they have no alternatives to reduce their rental obligations. They are short term payments. Discretionary income: the income households have left over at the end of each week after spending on essential items such as housing, food and powe rfor ‘lifestyle’ type activities or for savings. East Sussex Welfare Reform Action Plan: a county wide project to better co-ordinate advice and practical help for people on low incomes to better manage their money. Eastbourne Rent Deposit Scheme: loans people money to cover the deposit they need to sign up for a tenancy with a private landlord. Energy Company Obligation: private energy companies have from the end of 2012 been expected to work alongside the Green Deal by targeting appropriate fuel efficiency measures at those households likely to need additional support. Homelessness Prevention Grant: an annual grant paid by the Government to local authorities to support the provision of services to homeless households. Homes and Communities Agency (HCA): the government body responsible for national public funding of housing projects. House in Multiple Occupation (HMO): a property in which a number of different households who are not related or otherwise linked to each other live together and who usually share facilities for cooking and bathing. HMOs with three or more storeys and five or more residents under the terms of Housing Act 2004 have to be licensed by the Council. Housing and Economic Development Project Board: a strategic body with representatives from Eastbourne Borough Council and Eastbourne Homes Limited, with a remit to consider and advise on. Housing Register: a combined list of people who are waiting to become tenants of the Council or a housing association or who want to move from one social housing property to another. Housing Revenue Account (HRA): the accounting system used to manage Council-owned homes, funded entirely by rents paid by tenants. Housing Solutions Service: a specialist service to assist vulnerable house holders access alternative accommodation rather than receive inappropriate adaptations. The relevant officer helps identify a property, be it one to buy or rent, arrange any necessary adaptations and support in a practical way the moving arrangements. The service is aimed at older people and those with physical disabilities. Local Authority Mortgage Scheme: helps people buy a home of their own by guaranteeing part of their mortgage, reducing the cash deposit they have to find to get a loan. National Affordable Housing Programme (NAHP): the HCA’s investment programme to increase the supply of affordable homes in England. New Homes Bonus: a grant paid by the Government to local councils for increasing the number of homes and their use. The grant is paid for six years for each new property built or long term empty home brought back into use. No Second Night Out: a Government funded initiative that aims to make sure that anyone who ends up on the streets gets helped quickly so they don’t spend a second night out. Parity Trust: provides low cost loans to people who can’t ordinarily access funds from private banks. The money is provided by local authorities and is only available for essential home improvements. Preventing Repossession Fund: offers people who have mortgage arrears a short term loan to clear their debt and give them time to negotiate a solution with their to remain in their home. Section 106 of the Town and Country Planning Act 1990: allows a Local Planning Authority to enter into a legally binding agreement or planning obligation with a landowner in association with the grant of planning permission. The obligation is called a Section 106 Agreement. Standard Assessment Procedure (SAP): the Government’s recommended system for assessing the energy rating of homes. Supporting People: a partnership between East Sussex County Council and district housing authorities to deliver housing related support services to help vulnerable people live independently in the community. Tenancy Policy: sets out the types of tenancy a social landlord offers its tenants. For Eastbourne, secure tenancies are offered to nearly all tenants except for those moving to properties expensively adapted to provide special facilities for disabled people. Tenancy Strategy: sets out the types of tenancy the Council expects housing associations to offer people. For Eastbourne, our preference is for all tenants, other than in the most exceptional of cases, to be offered the security of assured periodic tenancies. Warm Homes, Healthy People: a fund supported by the Department of Health and delivered by local councils. It provides money for energy efficiency and heating improvements to the most vulnerable people and provides fuel poverty/cold weather awareness training for volunteers and staff. 31 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 BIBLIOGRAPHY AND SOURCES FOR AT HOME IN EASTBOURNE A Better Deal (Shelter – September 2012) An unreported detail in Iain Duncan Smith’s welfare reforms could drive people to homelessness (Daily Telegraph – November 2012) Annual Report on Fuel Poverty Statistics (Department of Energy and Climate Change – May 2012) Annual Survey of Hours and Earnings 2011 Briefing Paper – Tenancy Policy (Eastbourne Borough Council – March 2012) British Social Attitudes Survey (National Centre for Social Research – 2011) Buying a home cheaper than renting (Channel Four News – September 2012) Buying home £120 cheaper a month than renting (Daily Telegraph – February 2013) Capital Economics Reports 2012 Construction in the UK (UK Construction Group – May 2012) Corporate Peer Challenge – EBC (Local Government Association – July 2012) DCLG House Price Statistics Q1-Q3 2011 Death of a Dream (Homeowners Alliancde – November 2012) Declining home ownership is a national crisis (Daily Telegraph – November 2012) Eastbourne Comparative Housing Costs Index (Eastbourne Borough Council – December 2012) Energy efficiency: Who pays and who benefits? (IPPR – December 2012) English Housing Survey 2010-11 (Department for Communities and Local Government – 2012) 32 Eric Pickles warns David Cameron of rise in homeless families risk (The Guardian – July 2011) More middle class families ‘will become homeless’ due to recession (Daily Telegraph – November 2011) Strategic Housing Land Availability Assessment – Eastbourne (Eastbourne Borough Council – 2012) First-time buyer shortage a concern, says Nationwide (BBC – January 2013) Nesting still trumps investing (Yorkshire Building Society – October 2012) Strategic Housing Market Analysis for Eastbourne (arc4 & Directions – 2012) Forty-six per cent of those buying a home for the first time are turning to shared ownership or shared equity (Daily Telegraph – November 2012) No place to call home: The social impacts of housing undersupply on young people (Institute of Public Policy Research – December 2012) The Future Costs of Housing Benefit for Older People (The Strategic Society – June 2012) Fuel Poverty & Health (Faculty of Public Health – May 2006) Office of National Statistics Reports (2011) Fuel Poverty Advisory Group Tenth Annual Report (December 2012) Out in the Cold (St Mungo’s – December 2012) Home ownership £200,000 cheaper than lifetime of renting, study finds (The Guardian – June 2012) Home Truths 2012 – South East (National Housing Federation – November 2012) Homelessness builds into a social crisis (The Guardian – July 2011) Homelessness Monitor Year Two (Heriot-Watt University & York University – December 2012) Household Projections (Department for Communities and Local Government – 2008) Private Sector House Condition Survey (EBC & CPC – February 2008) Private Sector House Condition Survey (EBC and CPC – 2008) Public Attitudes to Housing (Wallace, Joseph Rowntree Foundation – 2010) Renting costs up to £396,000 more than buying a house (New Statesman – June 2012) Repossession and Eviction Hotspots (Shelter – 2012) The Impact of Welfare Reform on Housing (Consortium of Associations South East – 2011) The people who can afford to buy but aren’t allowed to – thanks to the banks (Daily Mail – March 2012) To Have or Have Not (Housing Voice – September 2012) Welfare Reform Impact and Mitigation Proposal (East Sussex Supporting People Strategic Forum – October 2012) When young people buy their own homes, they feel like citizens with a stake in society (Nick Pearce – Director of the Institute of Public Policy Research in the Observer – December 2012) Solving Fuel Poverty – Opportunities from Green Deal and Localisation (Localise West Midlands – 2011) Housing costs cause stress and depression for millions (Shelter – January 2013) Housing costs force 1 in 10 back to Mum and Dad (You Gov & Shelter Survey – October 2012) Housing Needs Survey (Eastbourne Borough Council – 2005) Housing Options and Solutions for Young People in 2020 (Joseph Rowntree Foundation – 2012) Jilted Generation (Howker & Malik, Icon – 2010) Local Decisions on Tenure Reform (Shelter – July 2012) Measuring National Well-being – Life in the UK 2012 (Office of National Statistics – 2012) 33 AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020 WANT TO KNOW MORE ABOUT AT HOME IN EASTBOURNE? Please email the Housing Services Team at: [email protected] or write to us at: Housing Services Strategy Team Eastbourne Borough Council 1 Grove Road Eastbourne BN21 4TW or telephone us on: 01323 410000 or visit our website at: www.eastbourne.gov.uk If you are a member of a community group, for example a resident’s association or a charity working with local people, a member of our team would be pleased to meet with your group. They will be able to discuss our housing services and ‘At Home in Eastbourne’. If that would be useful to you and your group, please get in touch with us using the address, e-mail or telephone number shown. 34 35 Housing Services Strategy Team Eastbourne Borough Council 1 Grove Road Eastbourne BN21 4TW email [email protected] telephone 01323 410000 visit www.eastbourne.gov.uk