Vale of Glamorgan Council Local Housing

Transcription

1 Appendix 2 Vale of Glamorgan Council Local Housing

2 FOREWORD I am proud to present to you the new Local Housing Strategy for the Vale of Glamorgan. In the last few years changes to the welfare system, the lack of growth in wages, unemployment and the rising cost of living has made life harder for some people in the Vale. We have seen an increasing demand for housing, housing advice and support services as people seek help to find suitable homes, manage their finances and maintain their independence. Against a backdrop of a recession and cuts to public funding, our ability to deliver much needed new homes and keep up with the demand for services has presented many challenges. I am pleased to say the Vale of Glamorgan has embraced these challenges. Since the previous Strategy capital investment in housing has exceeded 117 million, the number of people becoming homeless has reduced and over 3000 homes have been brought up to the Welsh Housing Quality Standard. The Council and partners have developed strong, effective partnerships and worked together with stakeholders and residents to plan and develop solutions specifically for the Vale. Achieving the aims of the strategy won t be an easy task. Continued strong strategic leadership and stakeholder engagement is vital to future success. Councillor Bronwen Brooks, Cabinet Member for Housing, Building Maintenance and Community Safety Vale of Glamorgan Council Local Housing Strategy І Page 2

3 The Local Housing Strategy sets out the long term strategic vision for housing in the Vale. That; All residents in the Vale of Glamorgan have access to good quality, suitable housing and are able to live happily and independently in vibrant, sustainable communities. In developing the strategy we have drawn upon the views of key partners and residents to help shape and drive the priorities and make sure we are addressing the issues that matter most. Public spending cuts are going to have a significant impact on our ability to provide housing services. But we are ready to rise to the challenge and through this strategy we can make a real difference to people s lives. In partnership, we can build more homes, drive up standards in the private-rented sector and make homes cheaper to run. We can stimulate the economy; create apprenticeships, training and employment opportunities for local people. Reduce homelessness and help people maintain their accommodation. In the Councils role as a landlord we will develop a programme of Council house building, the first time since the 1990 s. The Council and its partners recognise that we have to develop more innovative and flexible ways of working. The development of a Housing Solutions Service will enable all residents to access housing advice, not just at the point of crisis, but throughout their lives as their housing needs change. With determination, commitment, support from those we work with and the involvement of residents, together we will seek to make the vision of the strategy a reality. Hayley Selway, Head of Housing and Building Services, Vale of Glamorgan Council Vale of Glamorgan Council Local Housing Strategy І Page 3

4 CONTENTS FOREWORD... 2 CONTENTS... 4 INTRODUCTION... 5 CONTEXT... 6 WHAT HAVE WE ACHIEVED LIVING IN THE VALE AIMS AND OBJECTIVES AIM1 - MORE HOMES, MORE CHOICE AIM 2 - IMPROVED HOMES AND COMMUNITIES AIM 3 - BETTER HOUSING ADVICE AND SUPPORT AIM 4 - EQUALITY OF ACCESS TO HOUSING AND HOUSING SERVICES CONSULTATION AND FEEDBACK IMPLEMENTATION AND MONITORING APPENDICES Note to the Reader: The Local Housing Strategy refers to the deposit Local Development plan for the Vale of Glamorgan. The status of the Deposit LDP will change during the period of this strategy. It is recommended that you refer to the most up-to-date version of the Deposit LDP and the current status of the document which can be found on the Council s website under Planning. Vale of Glamorgan Council Local Housing Strategy І Page 4

5 INTRODUCTION It is widely accepted that housing is more than simply bricks and mortar; houses are homes, they are about the people that live in them and the communities that they are located within. Home is a vital part of people s lives; it affects their health, well-being, quality of life and the opportunities available to them 1. Without a settled home people may have difficulties accessing employment, education, training and health services. A poor quality or unaffordable home can cause feelings of uncertainty and a lack of control, and have a detrimental impact on physical and mental health and wellbeing. The importance of a safe and secure home cannot be underestimated. Housing is also the bedrock of communities; it drives the demand for local services, shops and facilities. People s homes are the setting and focus for the delivery of many services, such as health and care services 1. A good quality, affordable and suitable home can be the catalyst a household needs to prosper; gain employment, ensure children have a settled education, have access to services and support networks. The contribution that housing makes towards supporting educational attainment, employment and skills, improving health and wellbeing and increasing life chances is key to achieving a wide range of cross-cutting strategic objectives. Access to housing is dependent on the housing market, the demand for and supply of housing in a defined area. Housing markets are complex and dynamic, the housing available at a local level is diverse and different micro housing markets exist side by side 2. The Council has a statutory role to play in the functioning of the housing market, for the purposes of the strategy, we would draw your attention to the following 2 : S8 Housing Act requiring local authorities to consider housing conditions/needs in their locality; S3 Housing Act requiring local authorities to keep housing conditions in their area under review and to identify any action that may need to be taken by them; S87 Local Government Act requiring local authorities to produce local housing strategies. The intention is for local authorities to play a lead role in developing an approach to housing across all tenures and ensure the delivery of more integrated housing and related services to meet local need. The strategic housing function incorporates an enabling role, with the local authority working in partnership with other public, private and third sector organisations to deliver suitable housing opportunities and to develop innovative solutions to address local housing needs. There are a range of policy tools available to the local authority and their partners to shape the local housing market which are central to the delivery of more sustainable local communities. Vale of Glamorgan Council Local Housing Strategy І Page 5

6 CONTEXT LEGISLATION AND GUIDANCE Local authorities have a legal duty to develop a Local Housing Strategy under section 87 of the Local Government Act The primary purpose of a Local Housing Strategy is to articulate a locally agreed direction for addressing the housing requirements, problems and opportunities of an area, taking into account national policies and priorities. The Local Housing Strategy should demonstrate evidencebased decision making; explaining how the aims and objectives are derived from local evidence bases. Local authorities lead on the strategic housing function and the planning and delivery of housing services, as enablers, commissioners and often as direct providers. The local authority is required to plan for improved housing and housing services across all tenures, with a wide range of partners to ensure that within the defined area there is a sustainable owner occupied sector, a well-managed private rented sector and good quality social housing sector that is managed efficiently and effectively. As well as the strategic housing responsibility, the local authority has additional statutory obligations which cover a number of housing functions, these include: Assessing housing stock condition, particularly in the private sector and in the Vale of Glamorgan Local Authority owned housing stock. Improving housing standards, identifying poor quality housing and tackling significant hazards. Consider and issue licenses for Houses in Multiple Occupation and Mobile Home Sites, enforcing conditions where required. Dealing with overcrowding, deprivation and tackling poverty Addressing homelessness and the causes, such as domestic violence. Developing housing options, providing housing information and advice. Managing the Supporting People Programme. Working with the Police and partners to address anti-social behaviour. Administering Housing Benefit. ECONOMIC CLIMATE In 2008 Britain officially entered recession for the first time since ; the economy shrank at the fastest pace in 30 years as the UK moved into the longest and deepest post-war recession on record 4. Although official records suggest we are now moving out of recession, the negative impact on people and their families continues; long-term unemployment has hit a 17-year high, and workers are continuing to feel the pinch as wages are failing to keep up with the increasing cost of living 5. In real terms households have less money now than they did in In terms of housing; house prices have continued to increase, as have private rents, whilst household incomes have remained largely the same. This means that households are now spending a larger percentage of their income on their housing costs. Many people are now struggling or unable to access the private rented sector and home ownership. Whilst at the same time social housing stock is declining and house building across all tenures is failing to meet demand. The economic situation also has an impact on owner s ability to afford repairs to their home as the cost of living increases and credit becomes harder to access. Vale of Glamorgan Council Local Husing Strategy І Page 6

7 The UK Government s comprehensive spending review means that a further 11.5 billion of cuts will be made to UK public spending, continuing the austerity measures into the next UK parliament. The Welsh Government faces the prospect of a 2% reduction in its funding from 2015 onwards. Austerity measures will be with us for many years to come 7 and spending cuts in the public sector are inevitable 8. This will have a profound impact on public services in Wales 7, including the housing sector, with cuts to capital funding for new homes, housing regeneration and home adaptations and revenue budgets for housing related support. Alongside these financial constraints, the housing sector faces significant challenges posed by the UK government s introduction of the Welfare Reform Act. Welfare Reform In 2010 the UK Government published its Programme for Government which included an intention to simplify the welfare system and make sure that work pays. Changes to the welfare system began in April 2011 when Tax Credit entitlements were amended, a number of Incapacity Benefits were transferred to Employment Support Allowance (ESA) or Job Seekers Allowance (JSA) and the Housing Benefit (HB) entitlement for private tenants was changed to the Local Housing Allowance (LHA). The Welfare Reform Act received royal assent on 8th March 2012 and introduced a range of additional changes, those most relevant to housing organisations and tenants 9 are: 1. The Household Benefit Cap limits the amount of benefits a household can receive to 26,000 per year. 2. Removal of the Spare Room Subsidy, commonly referred to as the bedroom tax, reduces the amount of benefits that tenants in social housing receive if they are out of work and deemed to have a spare bedroom. 3. Universal Credit combines six main out-of-work benefits into a single monthly payment. 4. Removal of Direct Housing Payments means that tenants will receive all of their benefits directly, without the option to have the Housing Benefit element paid directly to their landlord. 5. Discretionary Housing Payment can provide financial assistance to tenants when the local authority decides the household need additional help with their housing costs. Changes to the welfare system have and will continue to have an impact on tenants, landlords and local authorities, summarised in the table below: Vale of Glamorgan Council Local Husing Strategy І Page 7

8 Table 1 - Impact of Welfare Reform Changes on Tenants, Landlords and the Council Impact on Tenants Impact on Social Landlords Impact on the Council The introduction of the household benefit cap and the bedroom tax will result in many households seeing a reduction in their income. Households may need support to budget effectively. Tenants who choose to remain in their home may struggle financially. Moving to a smaller home may be difficult or impossible due to the shortage of smaller homes. Under Universal Credit households will receive one single monthly payment which may be more difficult to manage. Direct rent payments to landlords, which gave many tenants reassurance, will be removed. There is likely to be a need to increase the training available in financial and digital inclusion. Universal Credit will be administered online by the DWP, reducing the availability of face to face advice and assistance. In Universal Credit pilot areas landlords have seen significant increases in rent arrears 10. Landlords received around 50% of their rental income from direct payments, providing a guaranteed element of income to fund essential services 11. Direct payments will be removed, putting income at risk. Maintaining core business (collecting rent, arrears) will be increasingly important. Providing additional services to support tenants12 will increase landlord costs. Landlords are likely to see an increase in demand for smaller properties from new and existing tenants in order to downsize 13. Conversely it may also make some properties hard to let, increasing void times and loss of rent. Landlords may need to consider the use of their stock, reconfiguration and changing allocations policies. Due to a lack of smaller properties being available, it is increasingly difficult to find suitably sized accommodation for households in receipt of HB who are homeless, or threatened with homelessness or in temporary accommodation. There is a lack of shared accommodation for young people in need of accommodation who are reliant on the single room rent rate of Housing Benefit. There is increased demand from people in need of specialist advice; finance, debt, benefits and legal advice. Households are going to need additional support to access and use computers to complete online benefit claims. The Council will need to consider facilitating access to secure IT services and additional support and training. Vale of Glamorgan Council Local Husing Strategy І Page 8

9 WELSH POLICY CONTEXT The National Housing Strategy for Wales: Improving Lives and Communities: Homes in Wales 2010 The national Housing Strategy for Wales sets out the substantial challenges in meeting Wales housing needs, the priorities, and the action that will be taken. The challenges Wales faces are substantial; The demand for housing continues to outstrip supply. The credit crunch has increased the demand for affordable housing. The ageing population has implications for the design of houses and support available. The age and quality of current social housing stock means that improvements are required. There is increased demand on housing and housing-related support services, including those that deal with homelessness. The Welsh Government aims to provide more housing of the right type and offer more choice; improve homes and communities, including the energy efficiency of new and existing homes and improve housing-related services and support particularly for vulnerable people and minority groups. The Vale of Glamorgan local housing strategy will broadly follow the objectives and ethos set out in the Welsh Government s housing strategy; ensuring that the actions and objectives identified locally contribute to meeting national targets. In addition to the national housing strategy there are a number of relevant Welsh Government strategies and documents which have informed the development of the local housing strategy: Ten Year Homelessness Plan for Wales This plan is intended to drive forward a focus on the prevention and the reduction of homelessness to a minimum by Prevention will be improved through early intervention, as well as universal access to services. Vibrant and Viable Places: New Regeneration Framework 2013 This framework sets out the vision that everybody in Wales should live in well-connected vibrant, viable and sustainable communities with a strong local economy and good quality of life. The framework will operate from and local authorities will share a fund of more than 100m for projects aimed at achieving longlasting economic and social change through investing in people and places. Empty Homes Best Practice Guidance 2010 This guide aims to assist local authorities to develop effective strategies and approaches to tackling empty homes. It identifies good practice, effective strategies and the powers available to deal with these issues. Supporting People Grant Guidance 2013 The Supporting People Programme plans, commissions and monitors housing related support services. Following the Aylward Review in 2010, the programme is going through a process of change. The guidance outlines a new delivery structure for the programme in Wales, which as well as improving planning, governance and collaboration, aims to improve housing related support services and the outcomes achieved by the end user. Vale of Glamorgan Council Local Husing Strategy І Page 9

10 Planning Policy Wales Planning Policy Wales (PPW) sets out the land use planning policies of the Welsh Government, it is led by the Wales Spatial Plan which sets a strategic framework to guide future development and integrates the spatial aspects of national strategies and translating the Welsh Government s sustainable development duty into practice. PPW sets out the Welsh Government s requirements for local planning systems, for example how local authorities will manage their land supply and ensure there is an adequate supply of land, available to meet society s needs. PPW also details the requirement for local planning authorities to have a Local Development Plan (LDP) in place. Technical Advice Notes (TAN) should be read along with the PPW and taken into account by local planning authorities when they are preparing development plans. TANs provide detailed planning advice on a different subject, for example TAN 2: Planning and Affordable Housing (2006) provides practical guidance on the role of the planning system in delivering such housing. In addition, the Vale of Glamorgan Council has adopted Supplementary Planning Guidance which provides additional policy advice for the county. These include policies relating to amenity standards, public art and sustainable development. In terms of housing, PPW is led by the National Housing Strategy; to support the aims of providing more homes of the right type and improving homes and communities in Wales. The Welsh Government guide local authorities to achieve these aims by seeking appropriate housing development which: Meets local needs; Using predominantly brown field sites, Promoting the development of well designed, quality homes with a mix of tenures, In communities which are sustainable. A community s need for affordable housing is a material planning consideration which must be taken into account in formulating development plan policies. Programme for Government 2011 The Programme for Government sets out the aims of the Welsh Government during the current Assembly term. The document sets out how the Welsh Government aims to move towards a commitment to delivery, evidenced through the real differences made to people s lives. The intended outcomes are; healthy people living productive lives in a more prosperous and innovative economy; safer and more cohesive communities, with lower levels of poverty and greater equality; a resilient environment with more sustainable use of our natural resources and a society with a vital sense of its own culture and heritage Vale of Glamorgan Council Local Husing Strategy І Page 10

11 Housing is a recurring theme in the document and there are a number of housing-related aims, including; To ensure that people have a high-quality, warm, secure and energy-efficient home to live in. High quality, integrated, sustainable, safe and effective people-centred services that build on people s strengths and promote their well-being. To become a one planet nation, putting sustainable development at the heart of government. The actions the Welsh Government will take to achieve the stated aims include the introduction of new legislative Bills which will provide the government and local authorities with the tools to develop appropriate local solutions. Housing and Health Housing and health are intrinsically linked; not only in terms of the physical nature of a property but also in relation to the space in which we live and less tangible issues such as sense of place, identity and community. All of these factors are aspects of housing which are associated with contributing to good physical and mental health. There are a number of health strategies which are particularly relavant to the Local Housing Strategy, these include but are not limited to: Cardiff and Vale University Health Board, Meaningful and Purposeful Lives, A Framework for Older People in Cardiff and the Vale of Glamorgan for This framework highlights the challenges of responding to an ageing population and the importance of a continued focus on integrating health and social care services, alongside appropriate housing and support options. The provision of suitable housing, across all tenures and the ability to access appropriate aids and adaptations are key to the delivery of services which support older people to remain independent. It is also recognised that for some, continuing to live independently may mean a move to more suitable housing. The aims of the framework feed through to the Local Housing Strategy through the promotion of independent living and approriate housing options. Welsh Government, Prevention through Early Intervention: Helping People with Mental Health Problems to Find and Keep a Home 2014 The prevalence of mental health problems among the population is increasing; one in four adults will experience mental health problems or illness at some point in their lifetime and the effect of mental health problems can be far ranging and far reaching. There is growing recognition of the need to help people so that problems, if they occur, can be prevented from becoming more complex and more costly in terms of treatment and impact. Housing is a core element of everyone s life. The report identifies both strategic actions and practical matters to improve the ways in which people with a mental illness can be helped to find and maintain their accommodation and to live as independently as possible. The Local Housing Strategy supports the aims of this report by considering the housing and housing support needs of people with mental health issues and promoting greater interaction between housing and health workers. Vale of Glamorgan Council Local Husing Strategy І Page 11

12 WELSH LEGISLATIVE CHANGES In 2011 people in Wales voted in favour of changing the devolved law-making system to give the National Assembly for Wales s primary law-making powers, in a number of areas including housing. This represents a step away from policies made in Westminster towards solutions made in Wales for the challenges faced in Wales. New Legislation Housing (Wales) Act 2014 The Housing (Wales) Bill was introduced in November The Bill set out a programme of actions to tackle homelessness, return empty homes to use, improve the private rented sector and increase the supply and quality of housing available. The changes included: Reforming homelessness law, including placing a stronger duty on local authorities to prevent homelessness and allowing the use of suitable accommodation in the private sector. The power to charge 200% of Council tax on homes that have been empty for a year or more. A compulsory registration and licensing scheme for private rented sector landlords and letting agents. A duty on local authorities to provide sites for Gypsies and Travellers where a need has been identified. Introducing standards for local authorities on rents, service charges and quality of accommodation. Reforming the Housing Revenue Account Subsidy system. On 8th July 2014, the National Assembly for Wales passed the Housing (Wales) Bill, it received Royal Assent on 17th September 2014 and formally became the Housing (Wales) Act The provisions of the Housing (Wales) Act 2014 will have a phased implementation. Many of the objectives and actions identified in this strategy will focus on ensuring the Council and its partners are ready for the new statutory duties and responsibilities. Social Services and Well-being (Wales) Act 2014 The Social Services and Well-being (Wales) Bill was introduced in January The Bill set out a programme of change to reform and integrate social services law for people and make provision for improving the well-being outcomes for people who need care and support, and carers who need support. Along with changes to give citizens a stronger voice and real control and ensure there is strong national direction and local accountability for delivery. The Bill will have implications for local authorities, private and third sector organisations involved in the delivery of housing, care and support services. On 18 th March 2014, the National Assembly for Wales passed the Social Services and Well-being (Wales) Bill, it received Royal Assent on 1 st May 2014 and formally became the Social Services and Well-being (Wales) Act The provisions of the Housing (Wales) Act 2014 will have a phased implementation. Vale of Glamorgan Council Local Husing Strategy І Page 12

13 Mobile Homes (Wales) Act 2013 The Regulated Mobile Home Sites (Wales) Bill was introduced in November The Bill set out to establish a licensing regime for mobile home sites in Wales and to make further provision in relation to the management of sites. During Stage 2 proceedings in June 2013 the title of the Bill was changed to the Mobile Homes (Wales) Bill. The Bill was passed by the National Assembly for Wales on 25th September 2013 and received Royal Assent on 4th November 2013 to formally become the Mobile Homes (Wales) Act Assembly Bills Renting Homes Bill The Renting Homes (Wales) Bill is designed to provide clarity of rights and responsibilities for both the tenant and landlord. The changes will have implications for the Council, partner housing associations and tenants in the Vale of Glamorgan. The key elements of the proposals include; Changing the legal framework for renting a home by creating two model tenancy agreements. Better tenancy management; addressing anti-social behaviour and flexible approaches to joint tenancies. Standardised responses to property abandonment, succession rights, arrears and evictions. Additional responsibilities for landlords under the Housing Health & Safety Rating System; it will become a condition of the contract between tenant and landlord for the landlord to ensure there are no serious health and safety hazards at the property. The Renting Homes (Wales) Bill is expected to be considered by the National Assembly for Wales in If passed by the Welsh Assembly, the changes may take effect in late 2015 or early Planning (Wales) Bill The Planning (Wales) Bill aims to modernise the planning system in Wales through changes to primary legislation, policy and guidance. The Bill identifies the need for a culture change, a change away from regulation towards encouraging and supporting development. Planning legislation will be more transparent and help to deliver the homes, jobs and infrastructure that current and future generations need. The Planning (Wales) Bill was introduced by the National Assembly for Wales in October Stage one of the passages through the National Assembly for Wales began in September 2014, a date for stage 2 had not been set at the time of writing this strategy. Wellbeing of Future Generations (Wales) Bill The Wellbeing of Future Generations (Wales) Bill aims to ensure that public services make key decisions with the long term well-being of Wales in mind. The Bill includes new legislation to put sustainable development at the core of the public sector and create an independent body which oversees sustainable development Wales. Local authorities and housing associations are included in the organisations proposed to be subject to the duty. The Wellbeing of Future Generations (Wales) Bill was introduced by the National Assembly for Wales in July Stage one of the passages through the National Assembly for Wales took place between September and November 2014, a date for stage 2 had not been set at the time of writing this strategy. Vale of Glamorgan Council Local Husing Strategy І Page 13

14 LOCAL CONTEXT Council Strategic Planning The Community Strategy , the Corporate Plan and the Improvement Plan are the Council's key strategic documents; they establish a shared vision. The aims and objectives of the Community Strategy are continued through the Council s strategic documents and action plans to ensure joined-up delivery: Community Strategy The Community Strategy was developed by the Local Service Board (LSB) to provide long-term service planning and a clear shared vision of the priorities for the Vale. The Community Strategy was developed by a range of partners to ensure the right priorities for the Vale were identified. The strategy represents a more coordinated approach to improving the quality of life in the Vale by ensuring all partners are working towards the same vision, aims and objectives. Corporate Plan This plan sets out how the Council for its part will deliver the aims of the Community Strategy in the medium term. The plan is structured around eight priority outcomes, one of which is housing. Improvement Plan This annual plan details how the Council will work towards achieving the objectives of the Corporate Plan by identifying eight improvement objectives. The plan also identifies how Council services are performing and improvements required. Service Plans Council service areas each have a service plan providing medium term service planning. The plans details the specific actions required to deliver the identified objectives. The strategic housing function is included in the Housing and Building Services Service Plan. The housing service takes its direction from the Community Strategy and the vision for housing in the Vale of Glamorgan is detailed here in the Local Housing Strategy. The Service Plan in turn informs Team Plans; which direct the work of each individual team within the housing department. Vale of Glamorgan Council Local Husing Strategy І Page 14

15 Local Development Plan In addition to the corporate plans previously detailed, the Deposit Local Development Plan is the key document in terms of delivering new homes and infrastructure in the Vale of Glamorgan. The Vale of Glamorgan Council is preparing a new Local Development Plan (LDP), which will set out how land within the Vale is used between 2011 and The LDP is critical to the delivery of housing in the Vale, including the delivery of affordable housing. In the deposit LDP there are 46 sites allocated for housing across the Vale. It is key that the Local Housing Strategy works with the LDP to achieve the affordable housing target. The deposit LDP is in the advance stages of preparation and is due to go to public examination in Housing Strategies and Related Policies The Local Housing Strategy provides the vision for housing in the Vale of Glamorgan; the strategy is supported by a number of related strategies and policies which provide greater detail on the importance of objectives and how they will be achieved. The relevant Council led strategies and polices are detailed overleaf: Vale of Glamorgan Council Local Housing Strategy І Page 15

16 Housing Renewal Policy 2014 This policy details the Council s response to improving housing quality across all tenures and details the approach to area renewal and energy efficiency. The policy acknowledges that some homeowners do not have the necessary resources to keep their homes in good repair and explains the assistance available in these cases. The Council has a statutory duty to review the condition of housing stock; the policy details the powers to intervene where it considers housing conditions are unacceptable, including formal enforcement action. Empty Homes Strategy This strategy sets out the Council s plans to reduce the number of empty homes in the Vale over a five year period. It outlines a coordinated, proactive approach to tackling empty homes, including advice and assistance to owners, in partnership with relevant Council departments and stakeholders. Enforcement action is also included as an option when it is the most appropriate option. Bringing empty homes back into use is a priority for the Council; contributing to additional good quality housing stock being available to residents as well as reducing the negative impact that empty homes have on neighbours and communities. Gypsy and Traveller Accommodation Needs Assessment 2013 The main objective of the Gypsy and Traveller Accommodation Needs Assessment is to assess the need for authorised site provision within the Vale of Glamorgan. The key outcome of the assessment is the identified need for 18 permanent pitches to be provided in the Vale. There is also evidence of a gap in provision for a transit site in the South East Wales region, which could be provided regionally Social Services Accommodations Plans and Strategies The Social Services Directorate has a wide range of statutory duties and responsibilities; its primary aim is to protect, support and meet the social care needs of vulnerable adults and children, helping them achieve the best quality of life possible14. The department provides services to adults who are vulnerable due to their age, learning disability, physical disability, mental illness, sensory impairment or issues arising from drug or alcohol use and children and young people who are disabled, looked after, leaving care, involved in offending or at risk of homelessness. Planning for suitable accommodation is planned through partnerships, including those with Housing and various strategies and plans, including the Market Position Statement for Older People and the Residential Care Strategy (currently draft). Supporting People Local Commissioning Plan The Supporting People (SP) Programme plans, commissions and monitors housing related support services in the Vale. This plan outlines the supply of and need for housing related support funded by SP in the Vale of Glamorgan. The services include supported housing, sheltered housing, women s refuge, alarm services and floating support delivered to individuals in their own home. The continuing aim of the SP Programme in the Vale is for people to be: more independent; therefore less dependent on institutions and likely to stay in their own homes. Vale of Glamorgan Council Local Housing Strategy І Page 16

17 Supporting People Regional Commissioning Plan The Welsh Government Guidance on the management of the SP Programme in Wales provides a mandatory planning and governance structure. The local authority s delivery of SP is overseen by a multi-sectoral Regional Collaborative Committee (RCC), which itself is overseen by the Welsh Government led SP National Advisory Board. The Vale and Cardiff RCC is responsible for the production of a Regional Commissioning Plan (RCP). The RCP determines the priorities for SP services and provides an overview of commissioning intentions across the region. Local Housing Market Assessment 2010 Local Housing Market Assessments (LHMA s) enable local authorities to develop an understanding of the nature and level of housing demand and need in their local housing markets. LHMA s are a crucial part of the evidence base for preparing the Local Development Plans and Local Housing Strategy; they inform housing development and land use policies, as well as informing specific polices such as social housing allocations, private sector renewal options and access to low cost home ownership units. The LHMA 2010 provides an update to the original LHMA published in 2008 to reflect the impact of the economic downturn and identify the appropriate policy responses. The key outcome of the LHMA is the identified need for 915 additional units of affordable housing per year, which was calculated in accordance with Welsh Government guidance. Rural Affordable Housing Need Report 2010 The LHMA 2010 considered housing using four sub-areas, but it was acknowledged that the assessment provided insufficient data to examine the housing market at an individual community level. This is particularly relevant given the number of small villages and communities located in the rural Vale. In response the Council commissioned a Rural Affordable Housing Need (RAHN) Report. The RAHN Report provides localised housing needs information for the 25 communities in the rural Vale, which for the purposes of the report are considered to be outside of Barry and Penarth. The RAHN Report identified that the rural Vale has higher housing costs and as such affordability issues which related specifically to rural areas. A key outcome of the assessment was the identified need for 250 additional units of affordable housing per year to meet demand. A key action identified in the Local Housing Strategy action plan is to provide an updated LHMA to reflect the changes to the housing market and the impact on housing need in the Vale of Glamorgan. The LHMA is due to be updated in Vale of Glamorgan Council Local Housing Strategy І Page 17

18 KEY PARTNERSHIPS The Council works in partnership to plan and deliver housing and housing related services; a diagram showing the links to local, regional and national partnerships can be found on the opposite page. Local Partnerships The key local housing forum is the Overarching Housing Forum (OHF); the OHF is chaired by the local authority and attended by a wide range of partners, including RSL s, Health, the National Landlord Association, Welsh Government and Council officers from housing, planning, environmental health, regeneration and social services. This forum monitors the progress of the Local Housing Strategy and the related action plan. The OHF is informed by a number of other local forums which concentrate on specific areas of housing, including empty homes, Homes4U, strategic housing, homelessness and Supporting People. In turn the OHF reports to the Local Service Board. Representatives from the public, private and third sectors play a key role in achieving the aims of the strategy. It is also acknowledged that volunteers make a significant contribution to many of the relevant areas of work which achieve the positive outcomes identified in the strategy. Regional The Vale of Glamorgan works regionally across south east Wales and more locally with Cardiff Council. Partnerships include those which promote information sharing, fostering closer collaboration across a range of housing activities and provide a platform for the development of cross boundary initiatives. The Vale and Cardiff Councils have a joint empty homes forum which shares information, good practice and also monitors the use of the regional Houses to Homes Loan Scheme. The Supporting People Regional Collaborative Committee (RCC) oversees the delivery of the Supporting People Programme and is required by the Welsh Government. The Vale of Glamorgan are also members of a joint Health and Housing Forum with Cardiff Council which works with the Local Health Board to improve the links between services and better outcomes for service users. The Commission on Public Service Governance The Williams Commission was set up by the First Minister to assess whether the current arrangements for public services in Wales meet the needs and aspirations of citizens and to propose an optimal model of public service governance and delivery for Wales. The report was published in January 2014 and included 62 recommendations, a number of which relate to reducing the number of local authorities in Wales to between 10 and 12. The proposals suggest that the Vale of Glamorgan Council should merge with Cardiff Council. Discussions are ongoing between the Council, Welsh Government and Welsh Local Government Association. National In relation to housing, the Welsh Government manages the following national groups: Supporting People Advisory Board which oversees each of the six regional SP RCC s and the Gypsy and Traveller Network which promotes partnership working and information sharing. Vale of Glamorgan Council Local Housing Strategy І Page 18

19 The Welsh Local Government Association supports Housing Leadership Cymru which brings together local authority housing leads to promote innovation and partnership working. There are also national housing partnerships which address specific areas of housing, including strategic housing functions, homelessness, rural housing and private sector housing enforcement. Developing Key Partnerships There are a number of key strategies and action plans relevant to achieving the aims of the Local Housing Strategy, for example the Empty Homes and Homelessness Strategies. There is a need to ensure there are robust partnerships in place which are able to monitor the progress of these action plans and report progress to the Overarching Housing Forum. The local partnership structure and governance arrangements for monitoring the Local Housing Strategy need to be reviewed. There are also a number of gaps within the existing local partnerships, for example around the development of the private rented sector and gypsy traveller provision which need to be addressed as part of the review. Vale of Glamorgan Council Local Housing Strategy І Page 19

20 WHAT HAVE WE ACHIEVED The previous Local Housing Strategy for the Vale of Glamorgan was published in 2007 and set out a number of aims to be achieved over the period of the strategy. The aims were: To develop good quality, affordable and appropriate accommodation to meet identified housing need To ensure existing housing is maintained and fit for purpose and neighbourhoods benefit from renewal schemes To eradicate homelessness and ensure the public have accessible, high quality advice and information on housing matters To develop appropriate housing and support solutions to meet specific needs within the community. To work in partnership to make the Vale a safe and healthy place for residents of all ages. The aims and related action plan were monitored by the Council s Overarching Housing Forum and the corporate service planning and performance management frameworks. The objectives were also included within the relevant Service Plans and monitored through the Council s internal scrutiny arrangements through the provision of six monthly reports to the relevant Scrutiny Committee. During the seven 15 years of the previous strategy there have been many achievements and a significant amount of investment has been made in terms of new housing supply, housing improvements and area renewal and regeneration activities. Local partners have added value by levering additional funding and investment from external funding sources, match funding and private borrowing; for example the level of investment in new affordable housing in the Vale equals 60 million, of which 28 million was public funding and 32.5 million was private investment and reserves provided by RSL s. Capital Investment in Housing in the Vale Investment in Private Housing Regeneration, Area Renewal, Empty Homes and Disabled Facility Grants 20.7m Investment in Social Housing Welsh Housing Quality Standard & Physical Adaptation Grants 35.8 million Total Investment million Affordable Housing Development Public Funding and RSL/Private Investment 60.5 million

21 OUR KEY ACHIEVEMENTS Housing Advice and Homelessness The response to people experiencing domestic abuse has improved with the creation of the Sanctuary Scheme and the Cadoxton House one-stop-shop, a new refuge and move on accommodation. The front line Housing Reception in the Civic Office deals with over 16,000 enquiries per year, including enquires which were signposted to partner organisations. The homelessness service is one of the most improved in Wales and is increasingly focused on prevention. The use of B&B accommodation for families has been eradicated and more suitable and cost effective options sourced. Significant savings have been achieved, from 500,000 in to 50,000 in The Ty Iolo hostel received a 260k refurbishment to create modern en-suite rooms and disabled facilities. Supporting People 3.6 million of grant is administered annually, supporting 2500 people each week. Service users are involved in improving, reviewing and commissioning of services. A Framework Agreement for approved service provider was established and new services tendered. A new refuge and move-on accommodation for women experiencing domestic abuse has been developed, as well as a supported housing scheme for care leavers and young people aged Service providers are providing excellent services; 100% of service users supported made progress in at least one of their support priorities and 95% of service users were happy with the support that they received 16 Access to Housing The Council and local Housing Associations are all now part of the Homes4U choice based lettings scheme. Between 300 and 350 properties are advertised and allocated to households every year. The Accessible Homes Register was developed to manage allocations of adapted and level access housing. An Occupational Therapist has been employed to ensure timely assessments of housing needs. Aspire2Own was developed to provide first time buyers with a helping hand onto the property ladder. Strategic Housing Commissioning the Local Housing Market Assessment and Rural Affordable Housing Need Report to provide a robust evidence base for housing development in the urban and rural areas of the Vale. A Rural Housing Enabler has been employed in partnership with RSL s and the Welsh Government to improve the development of housing in the rural Vale. Vale of Glamorgan Council Local Housing Strategy І Page 21

22 Supply and Management of Affordable Housing 409 new affordable homes have been delivered in partnership with RSL s. The Vales first ExtraCare housing scheme, Golau Caredig managed by Hafod HA opened in Over 3000 social rented properties have been brought up to WHQS. 330 Physical Adaptation Grants have been administered by RSL s to provide adaptations to existing social housing stock. Social housing providers in the Vale have contributed to community investment by creating jobs, apprenticeships, training, workshops and investing in the local economy. Tenants are engaged, informed and are involved in driving forward improved housing services. 65% of Hafod HA tenant s are satisfied with the involvement opportunities available to them. (STAR Survey 2013) 85% of United Welsh HA tenant s agree they are provided with opportunities to take an active part in shaping the services they provide. (Tenant Survey 2013) 76% of Newydd HA tenant s are satisfied that they are able to make their views know and 72% are satisfied that their views are listened to and acted upon. (Community Partnership Survey 2013) 74% of residents were satisfied that Wales and West HA listens to their views and acts upon them. 84% of residents were satisfied that they are kept informed. (Tenant Survey 2014) Private Sector Housing and Regeneration Public and Private Sector Housing Condition Surveys have been completed. Castleland in Barry was declared a renewal area in 2010, receiving investment of over 5 million to date. Implementation of the mandatory HMO Licensing Scheme was developed, along with additional HMO licensing in the Castleland Renewal Area to secure the improvement the quality of the PRS. Five Houses to Homes loans have been approved, worth over 260,000 to assist in bringing back five properties into use, creating 19 new units of accommodation. 763 Disabled Facility Grants delivered 17. An overview of what was achieved against the action plan is provided in the Appendices. Vale of Glamorgan Council Local Housing Strategy І Page 22

23 LIVING IN THE VALE SETTING THE SCENE The Vale of Glamorgan is Wales most southerly Unitary Authority, located west of Cardiff between the M4 and Severn Estuary. The county s neighbouring authorities are Rhondda Cynon Taff County Borough Council to the north, Cardiff Council to the east and Bridgend County Borough Council to the west. We have a natural environment of outstanding quality and the Vale remains one of the best places to live in Wales. The Vale of Glamorgan covers an area of 33,097 hectares of which 85% is agricultural land. It is a county of great contrasts, with both urban and rural areas and communities that range from considerably affluent to some of the most deprived in Wales. The main population centres are Barry, Cowbridge, Llantwit Major and Penarth, along with a number of smaller and minor rural settlements. POPULATION The total population of the Vale of Glamorgan at the time of the 2011 Census was 126,336, an increase of 5.9% compared to the previous Census ten years prior. The majority of the population are of working age. When compared to Wales as a whole the Census indicates that the Vale of Glamorgan: Contains a lower proportion of the population that are working age than is found nationally and regionally, 62.9% in the Vale of Glamorgan compared to 63.5% across Wales. Has a higher proportion of children than is found nationally, 18.9% in the Vale of Glamorgan compared to 18.2% across Wales. Has a population of people aged 65 and over that is representative of Wales as a whole. Most households in the Vale of Glamorgan are single person households without children, closely followed by single people over the age of 65 and couples with either no children or no dependent children living with them. Table 2 - Age profile of the Vale of Glamorgan Age Profile Age 0-15 Age Age 65+ The Vale of Glamorgan 18.9% 62.9% 18.3% Wales 18.2% 63.5% 18.4% Vale of Glamorgan Council Local Housing Strategy І Page 23

24 Table 3 - Household Composition of the Vale of Glamorgan Household Composition Vale of Glamorgan Wales Single Person No Children / No Dependent Children 24.4% 24.0% Households (Single People and Couples) Aged % 22.9% Couples - No Children / No Dependent Children 22.1% 20.6% Couples With Dependent Children 20.0% 20.9% Lone Parents With Dependent Children 7.5% 7.5% Other Households (Inc. Students) 3.1% 3.9% EMPLOYMENT AND INCOME The Vale of Glamorgan exhibits considerable socio-economic diversity, containing some of the most affluent and the most deprived communities in Wales. Wales as a whole has the lowest level of disposable income in the UK; however the level of disposable income in Cardiff and the Vale of Glamorgan is above the Welsh average which suggests that the county is relatively prosperous 18. The Index of Multiple Deprivation (2011) shows that of the 78 lower super output areas (LSOA) in the Vale of Glamorgan, 72 are in the top 10% of least deprived areas in Wales 19. The Vale of Glamorgan has a higher rate of economic activity than the Welsh average; 77.9% or working age people are economically active compared to 74.5% across Wales 20. This means that a high proportion of the Vale of Glamorgan citizens are working or are available for work or training. However there are also pockets of deprivation, with 5 LSOAs in Barry falling within the top 10% of most deprived areas in Wales. Whilst the areas of deprivation in the Vale of Glamorgan are concentrated in Barry, it is acknowledged that smaller pockets of deprivation also exist within the rural and south eastern corner of the Vale. Job Seekers Allowance (JSA) is payable to the working age population (aged 16-64) who are available for and actively seeking work. The rate of people claiming JSA in the Vale of Glamorgan in February 2014 was 2.9%, compared to 3.5% across Wales 21. However again this varies considerably, highlighting pockets of deprivation; the highest rates were found in the Barry wards of Cadoc, Gibbonsdown, Castleland and Buttrils. HEALTH AND WELLBEING Health generally in the Vale of Glamorgan is fairly good with life expectancy similar to or better than the Welsh average. However this above average life expectancy is not experienced equally across all areas; other areas of England and Wales also have a higher life expectancy 22. The Vale of Glamorgan s Unified Needs Assessment 2013 identifies a clear association with deprivation and poor health, as there are substantial gaps in healthy life expectancy between people living in the most and least deprived areas of the Vale and this gap is widening. Census and demographic predictions suggest that the rise in the number of older people is set to continue; the numbers of those aged 65 and older is predicted to increase by more than half between 2013 and 2036 in the Vale of Glamorgan. The proportion of people with a long-term limiting illness or disability increases with age 23. Therefore the population changes are likely to have a large impact on the demand for health and social care 22. Vale of Glamorgan Council Local Housing Strategy І Page 24

25 HOUSING IN THE VALE Housing Stock The Vale has an estimated 53,505 dwellings 24. The majority of households, 72.5%, own their own home, 11.9% rent from a social landlord and 15.7% from a private landlord 24. The percentage of households who own their own home (with or without a mortgage) in the Vale is higher than the Welsh average, whilst the percentage of households living in the private rented and social rented sectors are lower than the Welsh average. Most properties in the Vale of Glamorgan are houses, 84.2% of which the majority are semi-detached properties. 15.2% of properties are flats, including maisonettes and those in both purpose built and converted blocks. There are also a small percentage, 0.6% of residential caravans and mobile homes. Figure 1 Tenure of Properties in the Vale of Glamorgan Figure 2 Property Types in the Vale of Glamorgan Owner Occupiers, 72.5% Private Rented or Rent Free, 15.7% Social Rented, 11.9% Terraced, 26.9% Semi Detached 6% Flats, 15.2% Caravan / Mobile Home, 0.6% Detached 7% House Prices and Rental Costs The average house price in the Vale of Glamorgan is one of the highest in Wales (Figure 3). However there are also significant differences between areas within the Vale, in particular between Barry, Penarth and rural communities; for example the average price of a two bedroom house in Castleland in Barry costs on average 108,742 compared to a two bedroom house in Cowbridge which costs on average 273,143. Rental prices vary similarly; the average rent for a two bedroom house in Castleland in Barry is 546 per calendar month, compared to 693 per month in St Brides Major in the rural Vale (Figure 4). Household incomes vary across the Vale, with higher incomes evident in the rural Vale and the lowest incomes present in Barry. However income levels do not vary as much as house prices, meaning that affordability is considerably different depending on where a household need or want to live (Table 4). Figure 3 - Average House Price by Local Authority Area , , ,000 50, , ,801 Vale of Glamorgan Council Local Housing Strategy І Page 25

26 Figure 4 - Average House Prices and Household Incomes in the Vale of Glamorgan 300, , , , ,000 50,000 0 Average House Price - 2 Bed Average Household Income 146, , , , , ,143 22,757 31,499 27,738 36,789 33,633 35,096 Castleland, Barry Baruc, Barry Cornerswell, Penarth St Brides Major Plymouth, Penarth Cowbridge Table 4 - Average Rental Prices in the Vale of Glamorgan for a 2-bedroom House Ward Castleland, Barry Baruc, Barry St Brides Major Cowbridge Plymouth, Penarth Cornerswell, Penarth Average Monthly Rent Housing Supply House building in the Vale of Glamorgan has declined steadily, falling from a high of 713 new dwellings completed in to a low of 65 in Whilst most new homes are built by private house builders, the numbers being built have decreased, whilst the number of homes built by RSL s has remained relatively steady. Notably in % of new homes were built by RSL s. The type and size of new dwellings built differs between private sector developers and Registered Social Landlords; between 2007 and 2013: 60% of the properties built by private developers were houses and 40% are flats. 4-bed houses and 2-bed flats were the most common property type. 64% of the properties built by RSL s were flats and 36% were houses. 2-bed flats were the most common property type, followed by 1-bed flats and 3-bed houses. Figure 5 - Completions of New Dwellings Vale of Glamorgan Council Local Housing Strategy І Page 26

27 AIMS AND OBJECTIVES OUR VISION All residents in the Vale of Glamorgan have access to good quality, suitable housing and are able to live happily and independently in vibrant, sustainable communities. AIMS In order to achieve the vision for housing in the Vale four key aims have been identified: To provide more homes and more choice; ensuring that all residents have access to suitable and affordable accommodation. To improve homes and communities; by ensuring housing is maintained and fit for purpose, increasing the supply of good quality, energy efficient homes in vibrant and sustainable communities. To provide better housing advice and support; ensuring that residents have access to the housing and services they need to live independently and plan their housing futures. To promote equality of access to housing and housing services. The aims are supported by a number of objectives which will form the basis of the actions identified in action plan for implementation. OUR APPROACH The Local Housing Strategy sets out the locally agreed, long term vision for housing; it provides a statement of local strategic housing-related objectives and target outcomes. The strategy covers a period of five years, however the vision is viewed over a longer period of time within the context of the Community Strategy. The wording of the aims and objectives of future strategies may vary, but the intentions remain the same, to contribute to the Vale being a place that is: safe, clean and attractive, where individuals and communities have sustainable opportunities to improve their health, learning and skills, prosperity and wellbeing, and where there is a strong sense of community in which local groups and individuals have the capacity and incentive to make an effective contribution to the future sustainability of the area. This strategy does not detail all the activities being undertaken to improve services and the quality of life in the Vale. It does however provide a vision and a framework for the next five years and highlights the key issues being addressed. The approach adopted locally follows the national approach taken by the Welsh Government, that the aims and objectives of the strategy are designed to improve people s lives, it will: Provide more housing of the right type and offer more choice. Improve homes and communities, including the energy efficiency of new and existing homes. Improve housing-related services and support, particularly for vulnerable people and people from minority groups. Vale of Glamorgan Council Local Housing Strategy І Page 27

28 Focus on Outcomes The strategy is outcome focused; outcomes show what has changed or happened as a result of the actions taken. Outcomes are important because: They provide partners with a shared purpose and an understanding of how they contribute to achieving the wider aims and objectives Monitoring outcomes provides evidence of improvement. They identify areas of weakness and gaps in services which then inform future improvements. In addition, outcomes form part of a much wider process of strategic planning; outcomes are linked to the aims and objectives of the strategy and they feed through to one another. This can be described as the links of purpose or golden thread, which can be seen in the illustration below: Vision The vision communicates what the community would experience if all issues were perfectly addresed. All residents in the Vale of Glamorgan have access to good quality, suitable housing and are able to live happily and independently in vibrant, sustainable communities. Aims A long term broad goal for a specific period. To provide more homes and more choice; ensuring that all residents have access to suitable and affordable accommodation. Objective An Objective is a sub-aim; It is something you are trying to achieve, improve or change. Increase housing supply. Intended Outcomes An Outcome is the change or result of activities, along with success criteria which provides an output. Residents are able to access housing which is affordable and meets their needs. Actions Actions are simply the tasks or activities that you do to achieve your outcomes. Use housing need information to inform the provision of affordable housing. The approach taken in the Vale of Glamorgan recognises the challenges it will face in achieving the aims of the strategy, most notably the financial situation. The public funding available for nonstatutory functions is reducing and the money available will need to be spent wisely. In some cases this will require the spending to achieve the biggest impact for as many people as possible, but it also recognised that in some cases there will still be a requirement for high costs services to be provided to meet the needs of small populations where there is an evidence high level of needs. New and more efficient ways of planning and running services need to be found. Vale of Glamorgan Council Local Housing Strategy І Page 28

29 AIMS OF THE STRATEGY 1. To provide more homes and more choice; ensuring that all residents have access to suitable and affordable accommodation. 2. To improve homes and communities; by ensuring housing is maintained and fit for purpose, increasing the supply of good quality, energy efficient homes in vibrant and sustainable communities. 3. To provide better housing advice and support; ensuring that residents have access to the housing and services they need to live independently and plan their housing futures. 4. To promote equality of access to housing and housing services.

30 1. MORE HOMES, MORE CHOICE Aim 1 To provide more homes and more choice; ensuring that all residents have access to suitable and affordable accommodation. Why is this important? It is widely accepted that housing is more than simply bricks and mortar; houses are homes, they are about the people that live in them and the communities that they are located within. Home is a vital part of people s lives; it affects their health, well-being, quality of life and the opportunities available to them 1. Housing is the bedrock of communities; it drives the demand for local services, shops and facilities 1. A good quality, affordable and suitable home can be the catalyst a household needs to prosper. The contribution that housing makes towards happy, healthy, prosperous communities is undoubtable. Wales has an acute shortage of homes 27, there is a need for 14,200 new dwellings per year, and there is also a considerable backlog of unmet housing need due to not meeting these building requirements. In the Vale of Glamorgan the Local Housing Market Assessment 2010 identifies the need for 915 new affordable homes per year for five years. There is a need for a significant increase in affordable housing development; the Local Housing Market Assessment suggests that in order to correct this imbalance, up to 45% of all new homes should be affordable. In it is anticipated that 204 units of affordable housing will be developed and whilst this is a significant improvement on previous years, there is still a need for increased housing development. It is the Welsh Government s intention to increase the number of new homes built through more open market housing, affordable housing development and direct development by local authorities. The Vale of Glamorgan Deposit LDP is seeking to redress some of this im balance through the provision of 9,950 new dwellings over 15 years, of which 2,694 will be affordable housing. One of the impacts of the lack of new homes being built is the rise in private renting, particularly amongst younger people. The ageing population also has significant implications for the types of home needed in order to enable people to live as independently for as long as possible. There is a need to help people to find homes that suit their income and their needs at different stages of their lives, which can be a particular problem in rural areas. This forms the basis of the Vale of Glamorgan s aim to provide more homes and more choice. This aim will be achieved by working towards a number of key objectives; 1.1 Enable a functioning housing market. 1.2 Increase housing supply. 1.3 Develop the supply of good quality and well managed private rented accommodation and improve access. 1.4 Provide housing solutions for the rural Vale. 1.5 Develop appropriate housing to meet specific needs with the community.

31 1.1. ENABLE A FUNCTIONING HOUSING MARKET The housing market refers to the demand for and supply of housing in a defined area. The housing market can be affected by a number of factors, including; House prices Population and demographic changes The buy-to-let investment market and demand from tenants The mortgage industry and interest rates Government intervention Economic factors such as income and employment rates A functioning housing market is defined as one where all residents can access suitable and affordable housing, regardless of their income. The Vale of Glamorgan Council has an enabling role in ensuring that the housing market is functioning well; without intervention it is likely that many households would find housing inaccessible as the market house prices and rents would be unaffordable to them. The Council has a number of levers available to it which can be used to influence and shape the housing market, these include: Information on housing need and demand Orchestration of the views of tenants and communities Finance in the form of grants, e.g. to subsidise housing development, provide welfare assistance and housing support services Planning powers to oversee and influence land usage Facilitating more land to come forward for development Legal and regulatory powers, e.g. environmental health Statutory responsibilities, e.g. in relation to homelessness The Council s strategic housing function needs to maintain a sound knowledge of the local housing market to ensure that the development of the housing market and housing supply meets the locally identified needs. The Council gains a significant amount of information about the local housing market from the Local Housing Market Assessment, the last of which was conducted in There have been significant changes to the housing market since the assessment was conducted; house prices have remained high relative to incomes not keeping pace, meaning the affordability of housing is a growing concern and welfare reform changes are likely to have increased demand for small 1 and 2 bedroom properties. Whilst the overall demand for housing is not likely to have decreased, an updated market assessment is necessary to ensure that the supply of housing continues to meet the identified need in terms of tenure and property size. The Council s Housing and Planning departments work closely with market housing developers and Registered Social Landlords to enable housing development in the public and private sectors. A strategic approach will be taken to meet local housing need and the Housing Department will continue to provide responses to planning consultations based on local housing need data. There is a need to establish a shared vision for housing in the Vale; through the adoption of the new Local Housing Strategy, by maintaining strong housing partnership, promoting a corporate understanding of housing and by developing greater links to the Local Service Board. Vale of Glamorgan Council Local Housing Strategy І Page 31

32 1.2. INCREASE HOUSING SUPPLY There is a significant demand for additional housing in the Vale of Glamorgan. Projections suggest that the population is expected to grow by 19% by 2026, the second highest level of population increase in SE Wales, just behind Cardiff 28. There are also demographic changes; A notable ageing population. A large increase in the number of single people and lone parent households. Decreasing average household sizes. These factors, along with inward migration provide the basis for housing demand in the Vale of Glamorgan. The Vale of Glamorgan Council s Deposit Local Development Plan (LDP) sets out the Council s 15 year strategic land use plan and makes provision for the use of land for housing. A key objective of the LDP is to provide the opportunity for people in the Vale of Glamorgan to meet their housing needs. The LDP identifies land for the delivery of 9,950 new dwellings and as part of the overall housing provision identified. The Deposit LDP contributes to meeting the demand for affordable housing by providing 2,694 dwellings to be secured through contributions from the development of market housing sites via legal agreement (section 106 contributions), rural affordable exception housing, and the development of sites by Registered Social Landlords. The number of homes required is based on Welsh Government population projections. In response to updated population projections, the Local Planning Authority are preparing an revised background paper with updated analysis which will be considered as part of the consultation on the Deposit LDP prior to the submission for examination, which is currently timetabled for May The Local Housing Market Assessment calculates the need for 915 additional affordable homes per year, for five years. This represents a significant need for additional affordable housing, as demand continues to outstrip supply. In order to meet affordable housing need in the county the number of affordable homes available needs to increase significantly. It is the Welsh Government s intention to increase the number of homes built through more; Open market housing development, Affordable housing development and Direct development by local authorities Figure 6 - Population Projections for the Vale of Glamorgan , , , , , , , , , , Vale of Glamorgan Council Local Housing Strategy І Page 32

33 Table 5 - Percentage of the Total Population of the Vale of Glamorgan Aged 60/65 and Over Age 60/65* % 14% 14% 14% 15% Age % 6% 7% 8% 9% Age 85+ 3% 3% 3% 4% 5% Table 6 - Average Household Size in the Vale of Glamorgan 28 Average Household Size In order to support an increased housing supply we will look to support innovative housing solutions, including but not limited to: Co-Operative Housing Housing co-operatives are formed by groups of people who wish to live in and collectively manage their accommodation. There are a number of different types of co-operative housing, either for rent or for sale, but in common they aim to promote democracy and community responsibility amongst residents. Housing co-operatives are common in many parts of the world, but have never really taken off in the UK. The Wales Co-operative Centre is a key partner in the delivery of co-operative housing and is working with the Vale of Glamorgan Council and RSL partners to look at bringing alternative housing options forward. There are a small number of co-operatives active in the Vale which are looking to progress live-work accommodation and older persons housing. There are a number of challenges faced by these groups, including the availability of sites and funding. The Council and RSL partners will continue to support these groups. There is also more work to be done in mapping the need for co-operative housing and publicising the support that can be provided to groups looking to pursue these housing options. Self-Build Opportunities There are opportunities for self-build housing in the Vale which are already provided for in local and national Planning Policy. Although the Welsh Government acknowledges that there is a need to work with the private sector to provide and promote alternative housing options, including self-build 29. In terms of affordable self-build housing, this is not currently a means of providing more affordable housing promoted by the Welsh Government. A pilot project was funded by the Welsh Government as part of the Rural Housing Project in North Wales, whereby the cost of the land for each self-build plot was subsidised, however this ran into a number of problems, particularly access to mortgages for the future occupiers. Given the right circumstances, including the availability of land and financing, self-build is an option that could be considered for affordable housing, particularly in rural communities. Vale of Glamorgan Council Local Housing Strategy І Page 33

34 Promoting the Benefits of Building More Homes Whilst many people appreciate the value of housing and home, housing development is often controversial. Local communities may object to housing development, the impact they perceive new homes to have, on transport links, local services and the outlook from their homes. Indeed some of these views are very valid and often form good reasons under Planning Policy for housing developments not to be suitable and not approved. But housing need cannot be ignored. Where housing developments meet housing needs and meet Planning Policy requirements they need to be supported. As well as meeting housing need, there are additional benefits and added value to building new homes; House building contributes to the economy; research shows that for every 1 invested in construction 2.84 of economic activity is created in the wider economy 30. House builders and the construction industry are a key source of employment 31, it is estimated that 21 annual jobs are created for 1 million spend 32. Through targeted recruitment and training this can be concentrated in the local economy and additional community benefits can be a major factor in helping to tackle poverty and create jobs and training opportunities in the poorest communities 33. Housing development makes a significant contribution to the regeneration of areas; contributing to reversing economic, social, environmental and physical decline to achieve lasting improvement in areas 34. Building additional homes can improve the sustainability of small settlements, shops, facilities, transport links and provide improved infrastructure. In order to ensure the housing market flourishes in the Vale the benefits of new homes need to be promoted. Communities should be involved in the planning of housing; informing local housing need information and allocation policies, ensuring housing is prioritised for local people. Added Value Achieved on the Magistrates Court Site, Barry - Newydd Housing Association The redevelopment of the former Magistrates Court site in Barry will provide 52 affordable houses and flats, as well as retail units. The locally based contractor the Jehu Group were appointed by Newydd HA to undertake the 6.3 million redevelopment in October 2013 with the aim of moving tenants into completed homes in spring A number of added value clauses were included in the contract agreed by Newydd HA and Jehu, including; The appointment of an Apprentice Coordinator and 5 apprentices (centre picture); one role for every 1 million investment. Work experience placements for local school and college students. Engagement with the community; visits for schools children, Women and Construction Taster Day. Vale of Glamorgan Council Local Housing Strategy І Page 34

35 Open Market Housing Development The provision of housing is increasingly reliant on the private sector and most housing developments in the Vale of Glamorgan are undertaken by the volume market house builders. However the current build rates are too low, an average of 468 new homes are built each year. A significant increase in house building will be required to meet the Deposit LDP target, of an average of 633 per year. In the Vale of Glamorgan the Local Housing Market Assessment 2010 identifies the need for 915 new affordable homes per year for five years. This figure is considerably higher than the house building targets set in the Deposit LDP, this reflects the current imbalance in the housing market. The current housing stock does not meet local need, in particular there is an under supply of affordable housing. Increased housing development will enable a functioning housing market, increase supply to meet demand, contributing to reducing housing costs and provide additional choice in the housing market. Affordable Housing Contribution Market house building contributes to the development of affordable housing; an affordable housing contribution is required on all sites which meet the Supplementary Planning Guidance (SPG) thresholds (Table 7). The SPG sets out the percentage of affordable housing required on housing sites of a given size. It is important that the SPG continues to take account of housing need and reflect the tenure requirements of local communities. The contributions to affordable housing through Section 106 agreements will make a significant contribution to increasing the supply of affordable housing, which is a priority for the Vale of Glamorgan. The Local Housing Market Assessment suggests that in order to develop a balanced housing market, up to 45% of all new homes should be affordable. The affordable housing contributions are currently set at between 30-35% and achieving these percentages can be challenging, as they often affect the financial viability of sites. However, given the considerable need for affordable housing, the percentage of affordable housing made available through S106 agreements should be maximised at all opportunities. As a minimum the affordable housing contribution should achieve the provision specified in the SPG. Onsite provision of affordable housing is a priority. The development of housing in areas where there is an identified need and which meet Planning Policy should be supported in order to maximise development and increase the supply of affordable housing. Working in Partnership The Housing and Planning Department s works in partnership with volume house builders to support housing development; providing housing need information to inform development and ensure the provision of affordable housing through RSL s meets local housing need. The Overarching Housing Forum promotes a cross-tenure approach to the strategic planning of housing in the Vale. Table 7 - Supplementary Planning Guidance Unitary Development Plan (UDP) Supplementary Planning Guidance An affordable housing contribution of 20% was required on all sites which could accommodate 50 dwellings or more. The Affordable Housing Delivery Statement (2009) which superseded the UDP required a contribution of 30% on all sites 10 units or more or on sites of 0.3 hectares or larger. Deposit Local Development Plan (LDP) PROPOSED Supplementary Planning Guidance The provision of a minimum of 30% affordable housing will be required on all sites of 5 or more units in: Barry, Llantwit Major, Rhoose and St Athan. 35% affordable housing is required on all residential developments of one dwelling or more, or the conversion of an existing building resulting in a net gain of two or more dwellings in all other areas.

36 Affordable Housing Need The Vale of Glamorgan Council s Local Housing Market Assessment (LHMA) 2010 calculates the need for affordable housing. Households considered to be in housing need are those who are lacking their own housing, living in housing which is inadequate or unsuitable and who are unlikely to be able to meet their needs in the housing market without some financial assistance 35. The LHMA examines factors which affect housing need, notably in the Vale of Glamorgan: 25.6% of households are unable to afford market accommodation of an appropriate size. The households most likely to find market housing unaffordable are lone parents, single people and single pensioners. Although in the rural Vale families with children are most likely to be priced out of the market. 7.2% of all households are living in unsuitable housing. In April households were residing in temporary accommodation. There is also a backlog of housing need due to not building the 652 affordable homes per year it was calculated were required in The LHMA examines the types of homes needed to meet housing need; this includes the tenure of the properties. Affordable housing is provided to those whose needs are not met by the open market 35 and can be grouped into two broad categories; social rented housing and intermediate products. Intermediate housing can include intermediate rented properties as well as home ownership products such as shared ownership, shared equity and HomeBuy 35. The key outcome of the LHMA is the identified need for 915 additional units of affordable housing per year. In order to meet housing need it is suggested that: Most of these homes are needed in Barry and Penarth sub market areas (including Dinas Powys and Sully). 80% of new affordable homes should be social rented. One fifth of new affordable homes could be intermediate housing. The majority of new intermediate housing should have one, two or three bedrooms. Around 70% of new social rented accommodation should have one and two bedrooms. Since the LHMA was published in 2010 the impact of the economic downturn has had an impact on houses prices, mortgage availability and household incomes which has a significant impact on the affordability of housing relative to income. In addition, welfare reform changes have increased the demand for small properties in the social rented sector. These changes have affected the type and size of properties needed in the Vale of Glamorgan. In order to ensure accurate housing need information is used to inform housing development the information from the LHMA is complemented by the use of live waiting list data from Homes4U. Conducting an updated LHMA is a priority of the Local Housing Strategy. Vale of Glamorgan Council Local Housing Strategy І Page 36

37 Table 8 - Affordable Housing Need in the Vale of Glamorgan Sub-Area Housing Need Requirement Total % of Shortfall Barry % Coastal (Inc. Llantwit & St Athan) % Penarth % Rural % East Vale % Total % Affordable Housing Development Affordable housing is developed in a number of ways, through planning contributions from market house builders, by Housing Associations using public subsidy and private finance, and using new and innovative forms of housing. The Welsh Government intend to increase the delivery of housing through increasing land supply and maximising the potential for local authority building and enabling. Planning Contributions from Market House Builders Market house building contributes to the development of affordable housing through planning contributions; where developments are required to provide affordable homes as part of their planning permission (see Table 7 - Supplementary Planning Guidance). The Supplementary Planning Guidance for affordable housing development needs to take account of local housing needs and reflect the tenure requirements of the county. The Deposit LDP identifies that 2,694 units of affordable housing will be delivered through planning obligations during the life of the plan, an average of 180 units per year. This falls significantly short of the 915 units per year needed; therefore market development alone cannot be relied upon to meet the identified housing need. The provision of affordable housing will principally be delivered through the Council s statutory function. Vale of Glamorgan Council Local Housing Strategy І Page 37

38 Housing Associations and the Use of Public Subsidy Nearly all new social housing is provided by Registered Social Landlords (RSL s), they fund development from a combination of public subsidy (primarily Social Housing Grant), private borrowing and reserves 36. The Welsh Government makes Social Housing Grant (SHG) available to RSL s to provide housing that meets local needs and priorities identified by local authorities. The level of SHG available is directly related to the number of affordable homes delivered; as the SHG budget reduces, so does the number of new affordable homes 36. The Welsh Government intends to maximise the use of public subsidy in a number of ways: Financial contributions such as the Welsh Housing Partnership and Housing Finance Grant have brought in additional resources and will add to delivery. New and innovative forms of housing such as housing cooperatives. There are also proposals to increase the proportion of SHG used to subsidise intermediate housing products; currently 20% of SHG is used for this purpose, it is proposed that this could be increased to 50% 36. It is crucial that the SHG made available in the Vale is spent in full, used effectively and innovatively to maximise the number of affordable homes delivered. The Vale of Glamorgan must embrace new models of funding affordable housing developments to maximise the number of affordable homes developed at every opportunity. The Welsh Government may increase the SHG available to develop intermediate housing and this should be considered by the Vale of Glamorgan in order to continue to maximise the SHG allocated to the Vale of Glamorgan. However the increased development of intermediate housing products must be considered with caution and not come at the detriment of social housing. The LHMA identifies that the Vale of Glamorgan s greatest need is for social rented accommodation, reducing the supply of social rented accommodation with intermediate rented housing could create a poverty trap for households. The development of social housing must remain a priority, particularly in relation to the affordable housing contribution on market housing developments. Land Supply The Welsh Government s Housing Supply Task Force identifies that the availability of land is fundamental to housing supply, but the lack of incentives for both private and public land holders to dispose of land reduces supply. It is suggested that that improving the supply of public land would be beneficial. The use of public owned land is often constrained by the expectation of maximising capital receipts and competing policy objectives. There needs to be more recognition that land value is a resource that can be traded for policy objectives in the same way that cash can, for example land can be sold at less than market value in order to gain additional affordable housing with no or less public subsidy. Vale of Glamorgan Council Local Housing Strategy І Page 38

39 The Vale of Glamorgan Council owns parcels of land across the county. The Housing Department specifically owns a number of pieces of land of varying sizes. The benefits of releasing parcels of land should be considered and where it is considered beneficial the Council should look to make land available to increase the supply of affordable housing. The Council will work in partnership with other public sector bodies, such as Health, Social Care and the Police, to identify other opportunities to utilise publically owned land to maximise the development of affordable housing. Local Authority Build Programmes Wales has not built homes at a rate approaching the overall level of demand since there was last a significant local authority build programme. The last Council owned home built in the Vale of Glamorgan was constructed in The development of Council homes ended when borrowing caps were applied to local authority Housing Revenue Accounts (HRA) by HM Treasury. The Vale of Glamorgan Council, along with the ten other stock-retaining local authorities will exit the HRA system in March Whilst a borrowing cap will be maintained in order to continue to meet the Welsh Housing Quality Standard (WHQS), there is also capacity within the Council s Business Plan to consider the development of new Council owned homes. There are a number of options for both financing and managing new Council homes. A range of financial models can be considered to fund the building of new Council houses; these options are being explored by a Welsh Government Working Group on which the Vale of Glamorgan Council is represented. In terms of managing new Council homes, this role could be undertaken by the existing Housing Management function within the Housing Department. There is also potential for the homes to be owned and managed by a third party, for example a partnership with an existing RSL or by creating a new arm s length organisation. The potential for the Council to have its own house building programme to increase the supply of affordable housing should be considered. Hafod Housing Association and the Welsh Housing Partnership The Welsh Housing Partnership (WHP) was launched in 2011 with the aim of buying additional affordable housing. It is a partnership funded by Welsh Government grant funding, loan finance from the Principality and equity finance from the four Housing Association investors. The Hendre Group, which includes Hafod Housing Association, is the local WHP partner. Since the first phase in Hendre have purchased 31 properties in the Vale, primarily located in Barry. The properties offer good quality and affordable accommodation on a medium term tenancy arrangement (6-10 years). The properties are rented at Local Housing Allowance and are utilised by the Council to meet local housing need. Applications are prioritised for households who are homeless or at risk of being homeless. To date the Housing Advice and Homelessness Team have successfully nominated households for 100% of the properties available; enabling households to avoid becoming homeless, move to more suitable accommodation and move out of temporary accommodation. Vale of Glamorgan Council Local Housing Strategy І Page 39

40 Develop the Supply of Good Quality, Well Managed Private Rented Accommodation and Improve Access Homes which are owned, managed or let out by a private landlord are part of the private rented sector. The landlord could be an individual or a company. Sometimes, management companies or estate agents will manage and let out a property on behalf of the owner. In the Vale of Glamorgan 16,758 households live in the private rented sector. The sector is diverse, catering for many sections of the housing market. It varies considerably between the extremes; very poor at one end and luxurious at the other, for example at the extreme ends of the private rented sector in the Vale of Glamorgan you can rent a: 1-bed studio flat above a shop in Barry for 325 pcm -- A 6-bed house in Penarth for 2950 pcm 37 The private rented sector provides homes to a range of households including students, families, single people and those looking for short-term housing. In the Vale most households who rent privately are single people. Table 9 - Household Types Living in the Private Rented Sector in the Vale of Glamorgan Household Types 2011 One Person Household 33.8% Couple: No Dependent Children 19.9% Couple: With Dependent Children 19.8% Lone Parent Household: With Dependent Children 19.2% Multi-Person Household: All 4.5% Lone Parent Household: No Dependent Children 2.9% Percentage of Households in the PRS % % % Historically there has been a perception that the private rented sector is not a desirable tenure 38, this perception was based on a number of factors: Properties may be poorly managed by the landlords who own them 1. Most properties are let out at market rates, meaning they are unaffordable to some households. They re also likely to be let out on short term contracts of 6-12 months, with the landlord able to evict a tenant with only two months notice. Renting privately may be considered undesirable as most people in Wales still want to own their own home 1. In reality the private rented sector is a desirable option for many people and the majority of private rented properties are well managed. Across Wales private landlords own an average of 4 properties each, most (78% own just one property and only 8% of landlords manage properties full time. The satisfaction rating for the PRS in Wales is over 85%, on a par with the social rented sector and only 9% of tenancies are terminated by the landlord. In the past ten years, the private rented sector has grown both in terms of numbers and proportionately. In the Vale 14.6% from a private landlord 24, this has increased significantly from 6.4% in 2001 and this trend is set to continue, it is anticipated to reach 20% of the total stock by The Vale of Glamorgan Council will work with landlords and tenants to ensure a sufficient supply of good quality, well managed private rented properties. The Council will also work with landlords and tenants to promote a positive image of the sector. Vale of Glamorgan Council Local Housing Strategy І Page 40

41 Improving Access to the Private Rented Sector Since the economic downturn in 2008 the private rented sector is increasingly being used as a longer term housing option, this is due to a number of factors: New homes in the social housing sector are not keeping up with demand and high house prices and the financial costs of raising a mortgage 40. These factors mean more people aged will be pushed towards living in the private rented sector, in particular young families, those on low incomes and vulnerable people are increasingly likely to be reliant on the sector 40. In addition, legislative changes in Wales will increase the reliance on the private rented even further as the Housing (Wales) Act 2014 will enable local authorities to discharge their housing duty through the offer of suitable private rented sector accommodation. The Council works with landlords and letting agents by: Providing advice and assistance. Facilitating the Landlord and Letting Agent Forum. Maintaining the Vale Housing website where landlords can advertise properties available, although maintenance of the website needs improving. Many households are able to access the private rented sector independently; however some households need assistance accessing and affording private rented accommodation and this will increasingly be the case when the changes to homeless legislation are made. The Council s Housing Advice and Homelessness team are able to offer households assistance, including: Advice, information and sign posting towards landlords, letting and management agencies. The Council run Vale Assisted Tenancy Scheme which works with landlords and letting agents to secure properties to be let to households threatened with homelessness. Bond Guarantee Scheme for people on low incomes who can't afford to pay a deposit. Referrals to CanDo Lettings, a social lettings agency run by Cadwyn Housing Association. In order to meet the growing demand for private rented accommodation the Vale of Glamorgan needs to work in partnership with landlords, letting and management agents and wider partners to facilitate greater access to the PRS. In particular there is a need for good quality, affordable properties for households on low incomes, opportunities for longer term tenancies and to rent a single room in a shared property or as a lodger with a landlord also living in the property. Increased access to the private rented sector will be supported by: Partnership working with letting and management agents. Supporting social lettings agencies and letting agencies run in association with RSL s. The continued development of the Vale Assisted Tenancy Scheme and provision of financial support to enable access to bonds, deposits and rent in advance. The development of a Council led Private Rented Sector Access Scheme, including; a package of incentives for landlords and a staff team to source properties and to support tenants and landlords in the tenancies created. This will build upon the successes of the existing Vale Assisted Tenancy Scheme. Actions which aim to develop the supply and quality of and access to the private rented sector are included in a number of sections within the Local Housing Strategy. In order to pull together all of the actions in relation to this tenure a dedicated Private Rented Sector Action Plan will be developed. Vale of Glamorgan Council Local Housing Strategy І Page 41

42 1.3. PROVIDE HOUSING SOLUTIONS FOR THE RURAL VALE As has been discussed, the Vale of Glamorgan is a county of great contrasts; although within commutable distance to Cardiff and Bridgend, 85% of the county is considered to be rural. Whilst poverty and housing need is concentrated in the urban areas, pockets of deprivation and the high house prices in the rural Vale create their own set of housing pressures. Rural Housing Pressures On average rural house prices are 40% higher than urban areas 41 and whilst household earnings are also higher, many households are still unable to afford a home of their own on the open market. As a result in the rural Vale, households with children are most likely to be in housing need, in contrast to the urban Vale where the households most likely to be in housing need are pensioners and lone parents. Rural housing problems are often unrecognised because many people in rural areas are used to finding their own solutions, so need is often hidden or shifted outside the area. Households that are unable to afford market housing in the rural Vale could move to more affordable areas, however there are also benefits to enabling people who grew up, work in and contribute to rural communities to remain part of these communities: People working in rural areas often have to move away to find a family home. As they have to commute back to the area for work, the next generation of children grow up away from their roots and heritage. People commuting from urban to rural areas for work is also less sustainable than and convenient to employers than people living locally. Communities are affected as they no longer retain younger people and young families. Schools may be threatened with closure, services may be withdrawn, businesses may close, and employers may have difficulty finding reliable long term workers. Enabling people to remain or return to living where they grew up, where they have family and a connection too enables communities to support each other by providing care, support and childcare to family members Vale of Glamorgan Council Local Housing Strategy І Page 42

43 Developing Affordable Homes in the Rural Vale There are obstacles to developing new housing in the rural Vale, including a lack of understanding, funding, land availability and land suitability. The deposit LDP is attempting to re-address the imbalance by making housing allocations with affordable housing requirements in the rural Vale. The Rural Exception Site policy supports the development of affordable housing in rural areas where there is evidence of housing need. There continues to be a need for sensitive affordable development to keep our rural communities vibrant and sustainable. Developing affordable housing in the rural Vale will be based on a number of good practice principles: Building to meet identified need; demand must be established through housing needs surveys and by working with communities to identify exactly what type of housing they need, and where. Close community engagement; from initial consultation, through to design, planning and lifetime management of the homes. We will develop strong relationships with our communities to inform development and gain continued support for future housing developments. Sympathetic design and materials to fit in with the surrounding area; schemes need to complement the surrounding architecture, they should also be sensitive to environmental and conservation issues. Recognising local connection; affordable housing should meet the area's needs and lettings may be restricted to people with a local connection. Local Lettings Policies Social Housing in the Vale of Glamorgan is allocated via the Homes4U lettings scheme. Homes4U bands applicants according to their housing need and members are then able to bid for properties they wish to live in. There are a number of limitations to this system when considering properties and applicants in the rural Vale: Homes4U does not take local connection into account when giving housing priority, which has meant that in the past properties in the rural Vale have not been prioritised for local people. Households who cannot afford market housing in the rural Vale may not be considered to be in housing need because they could afford market housing in more urban areas of the Vale. The Council and the Homes4U partners recognise that a different approach to identifying housing need and allocating properties is required in the rural Vale. A level of priority for housing should and will be given to enable people to live in the communities they have a local connection to and where they make a positive contribution to. Local Lettings Policies are used for new housing developments in the rural Vale; they are developed in partnership between the Council, RSL and the local Community Council. The Community Council are involved in deciding what priority should be given to local connection and what qualifies as a local connection. Local lettings policies will apply to all new affordable housing, including social housing and low cost home ownership properties developed in the rural Vale. Vale of Glamorgan Council Local Housing Strategy І Page 43

44 Rural Housing Enabler The Council is part of the Welsh Government s Rural Housing project and in partnership with the local RSL s a full time Rural Housing Enabler (RHE) is employed. The RHE works proactively to identify housing need in rural areas and engage with communities to develop housing solutions designed specifically with rural communities in mind. The RHE develops local lettings policies with RSL s and Community Council s to ensuring new affordable homes are prioritised for local people and awareness of rural housing issues is increasing. But there is still work to be done; the RAHN identifies the need for 250 new affordable homes in the rural Vale per year, an ambitious target. Innovative solutions are required to increase rural housing development. Rural exception sites are likely to be a key delivery mechanism; these are small scale affordable housing sites, within or adjoining existing rural settlements which meet local housing needs. Planning gain from market housing developments is also expected to contribute to meeting housing need. This work and the role of the RHE are essential; the Council needs to continue to work with communities, Community Councils, landowners, RSL s and the Council s Planning Department to develop new ways of facilitating housing development in the rural Vale to ensure that the specific housing needs of rural communities are met and promoted. Rural Housing Development: Thaw Close, Llanfair developed by Newydd Housing Association The village of Llanfair (St Marys Church) is located within the Cowbridge ward. Housing in the village is expensive, with properties for rent costing around 900 per calendar month. Housing need in the area was identified in the Rural Affordable Housing Need Survey 2010 which highlighted a requirement for four new affordable homes per year. Early engagement with the community allowed the RHE to address concerns of residents and also to give a voice to local people who were in housing need but were afraid to speak up in front of the local community. Newydd Housing Association developed eight new affordable homes at Thaw Close: Two homes for low cost home ownership and six for social rent. One of the homes was a purpose built accessible home and another home included minor adaptations. Construction began in March 2012 and residents moved in from January Construction was undertaken by a regional contractor. The development included a community garden and improved pedestrian access. By developing and agreeing a Local Lettings Policy with the Community Council, the homes were allocated to people with a genuine local connection to the village. Vale of Glamorgan Council Local Housing Strategy І Page 44

45 1.4. DEVELOP APPROPRIATE HOUSING TO MEET SPECIFIC NEEDS WITH THE COMMUNITY The need for additional housing is clear and whilst the majority of the new homes required are for general needs purposes, there is also a need for appropriate housing which is designed to meet the needs of specific groups within the community. This section will consider the need for: Housing for older people. Specialist and supported housing. Accessible and adapted housing. Older Persons Accommodation The Vale of Glamorgan has an ageing population; the population change in the county between 2001 and 2011 was similar to the Wales and UK averages for most age-groups. However, the 45 to 64, 75 to 84, and 85+ categories all expanded at a faster than average rate, while the 65 to 74 group saw a 3.5% increase in the Vale of Glamorgan whereas both Wales and the UK experienced contractions. Within the Vale of Glamorgan, information regarding demographic trends indicates that there will be a considerable increase in the number of people aged 65 and the proportion of people aged 85 and over, see Table 10. Vale of Glamorgan Council Local Housing Strategy І Page 45

46 Table 10 - Predicted Population Changes Table 11 - Tenure of People Aged 65+ The quality, suitability, adaptability and affordability of housing for older people are recognised as crucial factors which enable individuals to continue to live independently for as long as possible. The majority of households over the age of 65 in the Vale of Glamorgan are owner occupiers (82%) or living in social housing (11.9%), a minority of people aged over 65 live in the private rented sector (4.1%) see Table 11. Most older people live in ordinary accommodation, a minority live in specialist forms of housing such as sheltered housing, retirement housing or age exclusive housing available to older people. The Vale of Glamorgan has a small supply of specialist housing located across the county, although the provision in Barry is considerably larger. Most of these housing schemes are managed by RSL s and are available for rent (86.5%), there is a limited supply of older persons housing available to own or part own (13.5%). The limited supply of older person s specialist housing available to privately rent or own falls noticeably short, especially considering the percentage of older people who rent privately or own their own home. This shortfall is reflected in the profile of older people who apply for social housing; over 50% of Homes4U applicants over the age of 50 do not currently live in the social rented sector and 15% are homeowners. Vale of Glamorgan Council Local Housing Strategy І Page 46

47 Table 10 - Predicted Population Changes Table 11 - Tenure of People Aged 65+ Age Range 2011 Census Population % increase by 2020 Tenure Percentage ,824 8,060 7,610 12% Owner Occupiers 82.4% ,543 6,410 7,650 38% Social Rented 11.9% ,260 4,940 5,830 37% Private Rented 4.1% ,275 3,500 4,190 28% 85+ 3,153 3,700 4,300 36% Total 23,055 26,610 29,580 28% Affordable Housing Options for Older People The development of affordable housing options for older people is considered as part of the Council Strategic Housing Function and delivered on affordable housing developments and through using the S106 contributions of market housing developments. Market Housing for Older People The development of market housing for older people is outside of the Council s influence, affected by market conditions and the development aspirations of market house builders. The profit margins required by market house builders may deter them from developing the types of accommodation desired by older people, for example bungalows and supported housing options. In terms of Planning Policy, the Vale of Glamorgan Council does not require volume house builders to consider the housing needs of older people and there is no current local planning policy to promote the supply of housing for older people. The development of housing options for older people who wish to remain homeowners needs to be promoted. The requirement for volume house builders to provide market housing for older people should be considered, through the interpretation on national Planning Policy, as a way of securing home ownership options for the rapidly expanding older person s population as part of the S106 requirements for larger scheme developments. In addition, Registered Social Landlords should be supported to develop housing for sale which is designed to meet the needs housing needs of older people. Support to Remain at Home Ageing in place and remaining at home are often stated as being the best solution for remaining independent and whilst many people will wish to remain at home, there are also factors which motivate an older person to move home, for example; moving to a more manageable, smaller or supported property may improve a person s ability to live independently. There is a need to develop advice services to assist older people to proactively plan for their future housing needs. Vale of Glamorgan Council Local Housing Strategy І Page 47

48 A Social Care Perspective It is well documented that with increased age there is an increased prevalence of ill health and dementia. Despite the Council providing more support to enable older people to live in their own homes for longer, in recent years the Vale has experienced a significant increase in the number of care home placements made, with the biggest increases in older people s nursing home care and EMI residential care. Considering the ageing population in the Vale of Glamorgan, inevitably, demand for social care services will continue to increase at an unprecedented rate between 2015 and The Council wishes to ensure that there are services in place to meet such demands and that older people can access good quality social care when they need it, underpinned by policies which promote healthy living and wellbeing. It has been identified that there is a particular need to develop reablement services, consider the need for additional ExtraCare housing and the demand for Telecare solutions for people in their own homes. The demand for social care services and their link to the demand for certain types of housing and housing options will inform the development of a comprehensive Accommodation with Care Strategy. The Council s Housing Department and partners will continue to work with the Adult Services Department and care providers to identify the need for accommodation with care and plan to meet this need. Priorities for Housing for Older People In order to best meet the housing needs of the ageing population there is a need to: Encourage older people to consider their housing needs earlier and promote sensible change as desirable. Provide housing advice to older people as part of a wider housing options service. Ensure the existing supply of older person s accommodation is desirable and fit for purpose. Identify and monitor the housing needs of older people. Plan and develop housing options for older people, considering the demand for general needs properties, sheltered housing, ExtraCare, co-operative solutions and the opportunity for self-build in the rural Vale. Consider different tenure options for older people, including shared ownership properties. Work in partnership with the planning Department to consider how market housing provision can deliver home ownership options for older people. Vale of Glamorgan Council Local Housing Strategy І Page 48

49 Specialist and Supported Housing Specialist and supported housing schemes are designed to meet the needs of vulnerable people in the community who may need support to live independently either in the short or long term. People who may need support can include: Older people. People with a physical disability. People with a sensory impairment. People with development disorders. People with a learning disability. People with a long term condition. People with mental health issues. Care leavers and young people aged years olds with support needs. People with substance misuse issues. People experiencing domestic abuse. Ex-offenders and those at risk of offending. People who are homeless The housing needs of vulnerable people can be met in a variety of settings, such as: Shared and self-contained specialist supported housing with support provided on-site. Temporary accommodation, such as hostels, shared properties and self-contained accommodation. Refuges for people experiencing domestic abuse. ExtraCare and sheltered housing for older people. Specialist accommodation is required within the county to meet the needs of vulnerable people and enable people to develop and maintain their independence. Developing a sufficient supply of specialist accommodation for client groups involved with statutory social services also helps to minimise the use of expensive residential and out of county placements. The need for specialist housing is planned in a number of ways; via planning groups such as those for the Supporting People Programme and from forward planning by the Social Services department in partnership with the Housing department. Vale of Glamorgan Council Local Housing Strategy І Page 49

50 The Supporting People Programme maps the need for housing related support services, including those which are accommodation based. Priorities are published in the Local and Regional Commissioning Plans. The priorities for supported housing development identified by the Supporting People Programme include: 6 Units of 24 hour supported housing for people with Personality Disorders 6 Units of supported housing for people experiencing domestic abuse with learning & apprenticeship opportunities, with support staff on site during office hours 6 Units of fully wheelchair accessible accommodation with floating support for people with physical mobility issues. 10 additional units of Adult Placements for people with learning difficulties of mental health issues. An additional 60 Unit ExtraCare Scheme for clients who require additional support and care but wish to live independently. In order to best meet the need for specialist and supported housing the Council will work with partners and service users to identify and forward plan for the need for specialist and supported housing. The funding available to develop specialist and supported housing will be maximised, aiming to develop as many of the priority schemes as is possible. The Council will also aim to make the best use of properties which are already used as specialist and supported housing; if a property is no longer fit for purpose the property should be considered for the provision of alternative specialist housing, re-using the property when this is possible, practical and supported by the support provider. The Council will ensure that specialist and supported housing remain strategically relevant, offer value for money and achieve positive outcomes for service users. Specialist Older Persons Housing: Golau Caredig ExtraCare Scheme, Barry developed by Hafod Housing Association The need for an ExtraCare housing scheme in the Vale of Glamorgan was identified as a key a priority by Supporting People to meet the housing and support needs of older people aged 55 and over. ExtraCare housing includes self-contained properties with different levels of care and support available on site. Hafod Housing Association, in partnership with the Council and with funding from the Welsh Government developed the Golau Caredig ExtraCare scheme in Barry. The development includes; 42 self-contained one and two bedroom flats, a roof top dining room, communal areas, a hairdressers and community café. Care services are available onsite and a support service is available to residents and older people in the community. On the site of the former Theatre Royal, construction began in 2011 and residents began to move in in September Allocations to properties were considered by a Project Group made up of Housing and Social Services; a balanced community was achieved by ensuring a mix of residents based on their, support and care needs of residents. Vale of Glamorgan Council Local Housing Strategy І Page 50

51 Accessible and Adapted Housing Individuals may require accessible, level access or adapted properties for a number of reasons, including physical disability, mobility issues and illness. Households can access assistance to have changes made to their home: Private households are able to access support to have adaptations made to their homes from the Council s Private Sector Housing Team, including assistance from the local Care and Repair agency and financial assistance in terms of grants. The Welsh Government fund Physical Adaptations Grants (PAG) to enable Registered Social Landlords (RSL s) to adapt homes for RSL tenants in Wales with an identified need. The Council funds DFG adaptions to Council properties when there is an identified need and when the works are reasonable and practical. Otherwise assistance can be provided to identify an alternative suitable home. The Council s Accessible Homes Register records households in need of accessible and adapted properties who are not able to access or afford suitable market accommodation. In April 2014 there were 241 households registered: Most applicants, 70% were aged 55 and over and 8% were under the age of 18. Most households, 82% were couples and families, a minority, 18% were single people. 11% of applicants require a property which is purpose built to meet their needs. The Council in its strategic enabling role works with RSL s and private house builders to develop a supply of new adapted, accessible and purpose built homes: Affordable housing funded by Social Housing Grant is required to meet the Lifetime Homes Standard which includes 16 design criteria which support the changing needs of households at different stages of life. The Council and partner RSL s aim to provide at least one adapted or purpose built property on each development of affordable housing. Ground floor accommodation is also prioritised for adapted and level access accommodation. The development of adapted, level access and purpose built accommodation for people needs to continue to be a priority on all housing developments where there is an identified needs. There needs to be greater consideration of the tenure options available for adapted and particularly purpose built properties; there is scope to develop shared ownership options for households who wish to remain homeowners but are unable to afford or access a suitable property on the open market. There is also a gap in the market for households in need of an accessible home, who could afford owner occupation if the right property was available. There is an opportunity for the Council to facilitate engagement between housing developers and households in need of accessible homes to include suitable housing options on new housing developments. Vale of Glamorgan Council Local Housing Strategy І Page 51

52 More Homes, More Choice Key Actions Aim 1. To provide more homes and more choice; ensuring that all residents have access to suitable and affordable accommodation. Objectives 1.1 Enable a functioning housing market. 1.2 Increase housing supply. 1.3 Develop the supply of private rented accommodation and improve access. 1.4 Provide housing solutions for the rural Vale. 1.5 Develop appropriate housing to meet specific needs with the community. Actions Maintain a good understanding of the local housing market. Conduct or commission an updated Local Housing Market Assessment. Adopt and monitor the new Local Housing Strategy. Review the existing housing forums to ensure they are fit for purpose and provide a robust governance structure. Involve communities in identifying housing need and planning to meet this need. Work with the local Planning Authority to deliver the LDP. Work with the local Planning Authority to negotiate S106 agreements for the provision of affordable housing. Increase the supply of new affordable housing. Maximise the use of public funding to develop affordable housing and encourage development without grant funding. Ensure new affordable homes meet local housing need. Engage with the Welsh Government to negotiate exit from the HRA. Increase the supply of PRS properties by working with landlords to provide information on type of properties needed. Work with private landlords to increase the supply of small one and two bed properties, shared accommodation and rooms for rent/lodgings. Develop a dedicated Private Rented Sector Action Plan to increase supply of and access to the PRS. Understand the particular housing issues experienced in rural areas of the Vale of Glamorgan. Develop appropriate housing and tenure options. Engage with rural communities to plan for the design and management of affordable homes in the rural Vale. Develop the Rural Housing Pledge in partnership with RSL s. Promote the use of Rural Exception Sites. Ensure there are mechanisms in place to identify the need for specialist and supported accommodation. Develop additional specialist and supported accommodation that is a strategic priority for the Council and that meets local need. Ensure residents are aware of how they can access specialist and supported housing. All new affordable housing to meet the Lifetime Homes and WHQ Standards as a minimum. Sharing of information between Housing and Social Care. Establishing the implications of the Social Services and Well-being (Wales) Bill 2014 on housing providers and partners.

53 2. IMPROVED HOMES AND COMMUNITIES Aim To improve homes and communities; by ensuring housing is maintained and fit for purpose, increasing the supply of good quality, energy efficient homes in vibrant and sustainable communities. Why is this important? Individuals and households circumstances and needs change throughout their lives, but the need for a safe, secure home is a constant. The quality and design of homes, their warmth and facilities are particularly important. Health and housing are intrinsically linked, poor housing can cause or exacerbate health issues; problems such as damp, excess cold and structural defects increase the risk of accidents and present hazards to health 43. Housing is particularly relevant to the ageing population, as good quality, suitable housing for older people are often considered to be part of the solution to health and social care issues, for example; suitable homes are considered to reduce risks of falls, protect against fuel poverty and enable earlier discharge from hospital 44. There is an uneven distribution of physical housing problems and hazards across the housing stock with above average rates of unsatisfactory housing conditions in: Vacant dwellings The private rented sector Converted flats Houses in Multiple Occupation The pre-1919 housing stock Terraced housing Significant ongoing investment is required to continue improving housing stock across all tenures. Homes may not always be a poor quality to be unsuitable. In some cases, an adapted home may be needed to meet someone s needs and enable them to continue living in their home independently. The support to access adaptations, including advice, signposting and grants are an important source of help to residents. The Council and its partners are committed to sustaining vibrant communities and breaking the cycle of deprivation 45. Housing is an important aspect of regeneration and area renewal; investing in housing is an investment in communities. Maximising and making the best use of investment in housing will offer broader benefits to communities as a whole, contributing to sustainable, vibrant and prosperous communities. This forms the basis of the Vale of Glamorgan s aim to improve homes and communities. This aim will be achieved by working towards a number of key objectives; 2.1 Improve the quality of housing across all tenures. 2.2 Enable access to repairs, improvements and housing adaptations 2.3 Return empty homes to use. 2.4 Promote the role of housing in regeneration and area renewal projects. 2.5 Increase the energy efficiency of homes and reduce fuel poverty. 2.6 Investing in Communities

54 2.1. IMPROVE THE QUALITY OF HOUSING ACROSS ALL TENURES Area based renewal, regeneration and the introduction of the Welsh Housing Quality Standard have contributed to improving the quality of housing in the Vale; in the last ten years the levels of unsatisfactory properties have reduced from 6% in 2001 to 1.8% in However the quality of some housing remains a challenge, specifically: The pre-1919 housing stock remains in need of improvement to ensure it is fit for the future. Flats in converted buildings, often have unsafe access and have been converted poorly. The cost of living rises are also pushing more households into fuel poverty. Empty homes continue to represent a wasted resource. Significant ongoing investment is required to continue improving housing stock across all tenures. Achieve and Maintain the Welsh Housing Quality Standard in Social Housing In the Vale of Glamorgan 11.9% of properties are owned and managed by social landlords. The Welsh Housing Quality Standard was introduced in 2002 to provide a minimum standard that all social housing should meet, it aims to ensure that all homes provided by local authorities and housing associations have modern amenities. The standard requires all social landlords to improve their housing stock to the WHQS as soon as possible, the original target date was for all homes to be improved by 2012, this has since been extended to Significant progress has been made bringing properties up to the WHQS in the Vale of Glamorgan: There are 6,353 homes owned by social landlords in the Vale of Glamorgan; to date 3,018 homes (47.5%) achieved the Welsh Housing Quality Standard. WHQS has resulted in investment of over 34 million in housing improvements in the Vale of Glamorgan. Achievement of WHQS is variable across the social landlords in the Vale of Glamorgan, most notably a higher percentage of RSL owned properties meet the standard compared to Council owned housing stock. All RSL owned housing stock is due to be brought up to WHQS by Council housing stock is due to be brought up to standard by 2017; the delay is primarily due to the improvement programme in Council owned homes starting later. Ensuring all social housing in the Vale of Glamorgan is brought up to the WHQS and that robust plans are in place to maintain the standard of these homes are in place is a priority. Vale of Glamorgan Council Local Housing Strategy І Page 54

55 Table 12 - RSL s and Progress Achieving WHQS in the Vale of Glamorgan Social Landlords No. of Social Rented Properties % Achieving WHQS In April 2014 Date for Completion Hafod Housing Association % 2014 Newydd Housing Association 1,386 88% 2015 United Welsh Housing Association % 2012 Vale of Glamorgan Council 3,911 19% 2017 Wales and West Housing Association % 2012 WHQS Plus The concept of WHQS plus is based on getting the maximum added value from WHQS. The added value of investment can bring environmental, economic and social benefits and thereby contributing to the long term sustainability of communities. Examples include: Community control and ownership of housing. Targeted recruitment and training contributes to tackling economic inactivity; providing new entrant training and employment opportunities and additional local jobs. Empowered tenants, involved in the regeneration and development of their communities. WHQS plus should be seen as part of a wider ambition to maximise the sustainable regeneration benefits that improving the quality of housing and building new homes and communities could bring. There is great potential to lever in added investment into communities as a result of WHQS. Maximising investment in communities, in terms of improving homes, creating jobs, training opportunities and positive economic impact is a priority. Vale of Glamorgan Council Local Housing Strategy І Page 55

56 Improve the Quality of Private Sector Housing In the Vale of Glamorgan 88.1% of properties are privately owned, of these 82.2% are resided in by owner occupiers and 17.8% are privately rented. Figure 7 - Private Housing by Tenure % 41.8% Owned Occupiers Private Rented or Rent Free % 14.4% 2.2% 1.2% Owned Outright With Mortgage Shared Ownership Landlord/Letti ng Agent Other Rent Free Figure 8 - Housing Stock by Construction Date Pre 1919, 29% Post 1965, 48% , 9% , 14% Much of the private housing stock can be considered to be relatively young with nearly half of dwellings being constructed since The older pre 1919 housing presents 29% of the private sector housing stock 46. The older pre 1919 housing is predominantly terraced housing (65%). It is also worth noting that the majority of converted flats are also found in the older pre 1919 housing stock. The oldest stock is more likely to be rented than owned 46. Policies for improving housing in the private sector should be prioritised for housing stock with the highest levels of disrepair. The housing stocks with the highest levels of disrepair are concentrated amongst the oldest stock, flats and, in particular, long-term vacant properties. The incidence of disrepair is more likely in the privately rented sector. Vale of Glamorgan Council Local Housing Strategy І Page 56

57 Improving the Private Rented Sector As has been discussed the private rented sector is growing and more people are going to be reliant on the sector. Section 1.2 concentrated on developing the private rented sector and improving access to it. This section will focus on improving the quality of housing available from private landlords. Poor quality properties in the Vale of Glamorgan are concentrated in the private rented sector. The private rented sector has historically had a poor reputation, or there has been a perception that it offers poor quality accommodation, in part this is attributed to landlords having little incentive to improve their homes and many tenants being afraid of complaining of poor standards for fear of losing their home 39. In reality, poor quality and badly managed private rented homes are the minority and there is work to do on promoting a more positive image of the sector. The Council has extensive powers to intervene where housing conditions are unsafe or unacceptable. Enforcement activity is used to improve the standard of housing in the private rented sector, including: A reactive Private Sector Housing Service Empty homes enforcement. Licensing of Houses in Multiple Occupation Selective licensing of private rented housing, for example in Castleland ward Nationally there is a renewed focus on improving the supply, quality and stability of housing in both the private rented sectors. The Housing (Wales) Act 2014 includes a number of changes aimed at improving the sector: A national, mandatory registration and licensing scheme for landlords, letting and management agents. A standard assured short-hold tenancy, with consistent arrangements for starting and ending a tenancy. A clear definition of unacceptable behaviour in all tenancies, which could trigger possession proceedings. The changes aim to enable the local authorities to more effectively map private rented homes in their area and to improve the management of the sector. The changes to tenancies aim to create a simpler, more logical and clearer legal framework, which balances tenant and landlord s rights and responsibilities, and maximises consumer flexibility, protection and choice. The Council works to support and provide advice to private landlords, including; running a biannual Landlords and Letting Agents Forum, supporting the Landlord Accreditation Wales Scheme by hosting local courses and providing appropriate incentives and reductions for accredited landlords. Work to engage with and support landlords will continue; improving communication with landlords is a priority. The Council will work to ensure landlords are informed about the changes required of them in the Housing (Wales) Act 2014 and assist them through the transition phase by providing information and advice. Vale of Glamorgan Council Local Housing Strategy І Page 57

58 2.2. ENABLE ACCESS TO REPAIRS, IMPROVEMENTS AND HOUSING ADAPTATIONS Repairs and Improvements It is the responsibility of homeowners to maintain their own property. However, the Council is committed to improving housing quality across all tenures, including the owner-occupied sector, and fully accepts that some homeowners, particularly the elderly and most vulnerable, do not have the necessary resources to keep their homes in good repair. The Council has a role to provide assistance in these cases. In the past people living in the private sector are able to access assistance from the Council to undertake repairs and improvements to their homes. However due to funding restrictions there has been no capital funding available for this purpose for a number of years and in the current financial climate funding is unlikely to change unless alternative funding options become available. Funding for repairs is available through area regeneration and renewal programmes, which has meant that financial support for undertaking repairs has been targeted at these geographical areas and also prioritised for people who are socially or economically disadvantaged and least likely to be able to undertake repair without assistance. Housing Adaptations In addition to the need for repairs and household improvements, some homes may need to be adapted to meet people s changing physical needs and to enable them to remain living as independently as possible in their own home for as long as possible. Adaptations may be required due to an individual s physical mobility reducing with age or through medical conditions. These are often minor works, such as grab rails, but can be more substantial and include major adaptations. Whilst adaptations are not only required by older people, the demand for major adaptation to peoples' homes is likely to increase as the population of older people increases and medical advances improves life chances. People who are struggling to live independently can contact the Council to request assistance. Occupational Therapists carry out assessments on these people to determine need, and where appropriate assist meeting that need by providing equipment, installing minor adaptations to the their home or refer the case to the Disabled Facilities Team for a major adaptation which are dealt with through the Councils Housing Renewal Policy. Help for people to live independently in their own homes is currently provided through a range of capital grant programmes, these include the: Mandatory Disabled Facilities Grant (DFG) Major Adaptations Grant Relocation Assistance With the growing demand for adaptations, it is primarily the DFG service which supports people to remain in their homes by providing individualised adaptations to their home. This programme assists with the growing demand for NHS and Social Services resources, by reducing the need for care packages, enabling community rehabilitation and reducing the likelihood of admissions to hospital. Vale of Glamorgan Council Local Housing Strategy І Page 58

59 The DFG service is a priority for the Welsh Government and the Older Persons Commissioner for Wales. Over the last 5 years the Council has invested 6.5 million adapting private sector homes, and have assisted approximately 650 residents. The capital budget available to assist private sector residents to adapt their homes is becoming more pressurised as the demand for service increases and the amount of funding available reduces. In order to continue to support as many private sector residents as possible in a climate of reducing finance, the Council must prioritise funding to the most vulnerable residents and seek to implement delivery methods that manage down adaptation costs to ensure funding available is maximised. Care and Repair The service provided by Care and Repair in the Vale complements the work of the Council to help residents repair and improve their home and to adapt their home to enable them to remain as independent as possible at home for as long as possible. Care and Repair in the Vale are able to offer assistance to elderly and disabled households to repair, adapt and maintain their homes. They help identify the repairs or adaptations needed, the possible solutions, the likely costs and sources of funding. Care and Repair in the Vale also administer the Rapid Response Adaptations Programme. This programme using Welsh Government grant funded to undertake small adaptation works to help support or prevent hospital discharge. This service is invaluable to residents and the health services to support residents maintain their independence at home Vale of Glamorgan Council Local Housing Strategy І Page 59

60 2.3. PROMOTE THE ROLE OF HOUSING IN REGENERATION AND AREA RENEWAL PROJECTS Regeneration and Area Renewal The Council and its partners are committed to sustaining vibrant communities and breaking the cycle of deprivation 45. Key to delivering this objective is the use of targeted regeneration and area renewal; driving investment in communities, improving the way they look, their safety, and helping people feel good about where they live. Regeneration during the period of the previous Local Housing Strategy have been delivered by Renewal Areas in Penarth Central and Castleland in Barry and the Regeneration initiatives in the rural and urban Vale. Renewal Areas The Penarth Central Renewal Areas was a ten year project which was completed on the 31 March The project was successful in reversing the decline of the area; over 15 million was invested in Group Repair Schemes improving 438 properties, housing unfitness reduced from 76% to 0% and energy efficiency improvements were carried out on 370 homes 47. The Castleland Renewal Area was declared in April The aim is to reverse the decline of Barry town centre and the surrounding residential area. The total investment in the Castleland Area to date is 5.1 million. The continued delivery of Renewal Area is supported as the objectives are in line with those of the Local Housing Strategy, contributing to improving the quality of housing stock in the area which is predominantly pre 1919 terraced housing. The focus of the work in Castleland is moving towards supporting improvements to the housing s energy efficiency in addition to improvements to the upper section of Holton Rd which includes commercial properties. Opportunities to improve the local housing stock will continue to be identified and maximised, as well as opportunities to return properties to use and develop additional housing stock through the conversion of commercial properties. The Renewal Area is due to continue until 2022, however the funding available from the Welsh Government is only ring fenced until , from onwards the Council will have to bid for funding to support the renewal area. Vale of Glamorgan Council Local Housing Strategy І Page 60

61 Regeneration Regeneration in the Vale of Glamorgan is split into Urban Regeneration (Barry and Penarth) and Rural Regeneration (covering the rest of the Vale). The Barry Regeneration Area (BRA) started in March 2010 and ran until March 2014, bringing investment of 9.8 million to the area to support the development of Barry as an attractive place to live and the development of Barry Island as a destination. Projects included the improvement of local parks, a community centre, street scenes and the development of offices and workshop units for new local businesses. In terms of housing improvement, BRA funding contributed to the development of 11 units of new affordable housing in partnership with Newydd Housing Association and a new women s refuge in partnership with United Welsh Housing Association. Regeneration Areas in Wales have drawn to a close, future targeted regeneration investment will be through the Vibrant and Viable Places framework. This framework prioritises the role of housing in regeneration projects. An initial bid for funding under the new framework by the Council was unsuccessful; however there is a continued commitment to regeneration in Barry. Housing and regeneration are intrinsically linked; increasingly the Welsh Government is looking to prioritise regeneration projects which contribute to housing supply and build upon and complement the regeneration work undertaken through the Houses into Homes Loan and Social Housing Grant schemes 48. The Council and partners will continue to promote the role of housing in regeneration projects and proactively promote the inclusion of housing-led regeneration. Improvements to Privately Owned Homes: Castleland Renewal Area The Castleland Renewal Area is a comprehensive regeneration scheme, providing long-term investment in housing, community and environmental improvements. The Area was declared in April 2010 with the aim of reversing the decline of the area by improving housing, improving general amenities and the local environment, developing partnerships, increasing community and market confidence and maximising external investment in to the area. The total investment in the Castleland Area to date is 5.1 million, in terms of housing, improvements to date have included: A face-lifting scheme to improve the external appearance of properties and their energy efficiency. Utilising ARBED funding to provide energy saving home improvements. Free Energy Performance Certificates for residents. Free Landlord Accreditation Wales training. Additional HMO licensing scheme Focused support to owners of empty properties in the area After Before Vale of Glamorgan Council Local Housing Strategy І Page 61

62 2.4. RETURN EMPTY HOMES TO USE Empty homes represent a wasted resource and a lost opportunity. The Vale of Glamorgan has a significant need for additional market and affordable housing and yet there are 1,070 empty homes across the county that could be brought back into use. Empty homes pose problems for the Council, the owner, neighbours, the emergency services and the environment. They are often a blemish on an area and can be subject to vandalism and graffiti. The Council receives service requests and complaints about these properties and has to deal with pests, dilapidation, damage to neighbouring properties and hazards to the public. More importantly, an empty home is one less home for someone who needs it. Having regard to the identified housing need in the Vale of Glamorgan (see section 1.2) and the problems caused by long term empty homes, it was recognised that a proactive and corporate approach to tackling empty homes is required. The Council adopted the Empty Homes Strategy in 2012, this sets out the Council s aim to reduce the number of long-term empty properties within the Vale. Returning empty homes to use is supported by: Advice and assistance to owners. Appropriate enforcement action where necessary. The Houses to Homes loan scheme The appointment of a dedicated Empty Homes Officer. Returning empty homes to use is a Welsh Government priority and in February 2012 the national Houses into Homes scheme was introduced. The Council s Housing Renewal Policy supports the Empty Property Strategy by making the loan available to assist owners to return empty properties back into residential use. The Vale of Glamorgan Council is working in partnership with Cardiff Council to implement this scheme across the region. The Council s Empty Homes Officer, employed within the Environmental Health (Housing) Team, works with property owners and Registered Social Landlords to bring properties back into use. A dedicated post has driven forward the work to bring empty homes back into use; the numbers of empty homes returned to use as a result of direct action from the Local Authority increased significantly during , see the table below. Empty Homes 09/10 10/11 11/12 12/13 13/14 Total Number Number Returned to Occupation Percentage Returned to Occupation 0.38% 0.67% 1.35% 1.02% 49.15% Vale of Glamorgan Council Local Housing Strategy І Page 62

63 There are plans in place to create a shared Regulatory Service between Bridgend, Cardiff and the Vale of Glamorgan, combining the Environmental Health functions of each Council 49. This change may provide an opportunity to increase the work done to bring empty homes back into use; however the change may also present a risk and reduce the work undertaken. In order to continue the momentum of the work on empty homes the Council must continue to recognise empty homes as a priority, retain a dedicated staff resource, work in partnership with owners and RSL s to develop solutions for specific empty properties and maximise the use of funding available to return properties to use. Returning an Empty Home to Use as Affordable Housing: In Partnership with United Welsh housing Association The property located in Barry had been empty for 3 years. The property was broken into on several occasions, vandalised and the gardens were subject to regular fly tipping. The owner installed metal shutters on all windows and doors to secure the property, but this did little to reduce issues and enforcement action was taken on several occasions to address the ongoing problems. The property was identified as a priority empty home by the Council Empty Homes Officer (EHO). The EHO worked closely with the owner and a number of options were explored to bring this property back into use. Following considerable negotiations with the owner, it was agreed that they would enter into an agreement with United Welsh Housing Association (UWHA) who would then fund the total cost of the renovation, in exchange for a 5 year lease of the property. UWHA employed SMK, a local contractor, to bring the property up to a habitable standard. The property once renovated will be let by UWHA at an affordable rent. Partnership working between the Council, property owner and UWHA has averted the need for further enforcement action, returned a property to use and provided a home for a family. Vale of Glamorgan Council Local Housing Strategy І Page 63 After Before

64 2.5. INCREASE THE ENERGY EFFICIENCY OF HOMES AND REDUCE FUEL POVERTY Wales is not immune from the effects of climate change and must play its part in tackling it. Housing is a significant source of CO2 emissions but many other elements of housing can impact on the environment, including the materials used to build homes and the transport involved. New housing stock is developed to specific energy efficiency standards; market housing is required to meet Building Regulations and level 3 of the Code for Sustainable homes. New building regulations are due to be implemented by the Welsh Government during which will include a higher level of energy efficiency for new homes. New affordable housing is expected to be constructed to Welsh Quality Housing Standard as a minimum and include measures for managing the reduction of energy use through construction and occupation 19. Existing older housing stock is more likely to experience poor energy efficiency; in the Vale of Glamorgan 12.3% of the existing housing stock is considered to be unfit or be in disrepair, which is a significant contributor to poor energy efficiency. 19% of properties in the Vale of Glamorgan have a poor energy rating (SAP under 39 Band F&G) and 57% of unfit properties experience a category 1 hazard for excess cold 46. Excess cold is predominantly with older harder to heat dwellings. Disrepair and Unfitness 2009 Total Unfit Housing Stock 1.8% Seriously Defective 10.5% Combined (Unfit/Defective) 12.3% Unfitness Rate - Owner Occupied 1.2% Unfitness Rate - Private Rented 4.6% Unfitness Rate - Pre 1919 Stock 4.9% Poor energy efficiency and excess cold contribute to fuel poverty; fuel poverty is when a household spend 10% or more of their income on energy costs. 33.3% of households in the Vale of Glamorgan are at risk of fuel povertyand they are often the most vulnerable people in our communities 46. Since the previous Local Housing Strategy there has been significant investment to improve the energy efficiency of the private housing stock. The approaches taken by the Council to improve the energy efficiency of housing stock are detailed in the Private Sector Renewal Policy 2014 and include: Area renewal Energy Efficiency and Home Safety Grants Energy efficiency assistance, including facilitating the delivery of the Green Deal, the Health Through Warmth scheme, Carbon Emission Reduction Target funding, ARBED and NEST Advice and assistance. These initiatives have contributed to improving the average SAP rating of properties in the Vale of Glamorgan, from 47 in 2002 to 51 in 2009, however the percentage of households likely to experience fuel poverty has increased, from 28% to 33.1%. Whilst this is also likely to be due to increasing energy prices, there is also a need to continue to improve the energy efficiency of housing stock to ensure households are able to afford to heat their homes. The Council will work with the Welsh Government, housing and energy providers to utilise the funding available to improve the energy efficiency of its housing stock. Support and funding will be targeted at the properties which are the least energy efficient, as detailed in the Housing Renewal Policy. Vale of Glamorgan Council Local Housing Strategy І Page 64

65 2.6. INVESTING IN COMMUNITIES Registered Social Landlords are more than just landlords, they are community investors. Community investment includes activities which aim to promote the formation of more sustainable communities: Get people back into work or adult learning Enabling access to information technology Reducing deprivation, contributing to regeneration and tackling anti-social behaviour Supporting families Improving access to financial services Promote community involvement Build community capacity Helping community groups to get resources Keeping money in the neighbourhood Supporting and promoting enterprise Working with schools Targeted recruitment and training opportunities in new construction projects. Investment in housing and the work undertaken by housing providers offers added value, both in terms of stimulus to the economy and by contributing to the development of communities. Continued community investment will be supported by: Community involvement and economic contributions in the development of new homes; using local contractors and creating training and employment opportunities. WHQS Plus; getting the maximum added value from WHQS. Tenant engagement; enabling tenants to be at the heart of the organisation, understand, challenge and improve services and develop capacity within actively engaged tenants so they can become more influential on governance in ways that add value. Providing financial advice and support; promoting financial inclusion and well-being. This work is vital to tackle the challenges of welfare reform. Promoting digital inclusion; which is of growing importance as more services become digital. It is acknowledged that these objectives come at a time when there are a number of challenges to continuing community investment; welfare reform means that landlords may need to prioritise maintaining their core business, e.g. collecting rent and addressing arrears and cuts to funding for building new homes and regeneration projects which may put community investment initiatives at risk. Another challenge for the Council specifically is to ensure that the Council s landlord service is able to perform on an equal footing to RSL s who are often able to be more innovative and responsive in their approaches to housing management. A key objective for the Council is to be an excellent landlord and a community investor, adopting a more than bricks and mortar approach to service delivery. Wales and West Housing Association Community Investment Digital Inclusion - Digital skills are a necessity in today s society and yet nearly half of all social housing tenants are digitally excluded. Wales and West Housing Association s Take CTRL Project aims to improve digital inclusion; launched in Prestatyn, Wi-Fi was installed in communal areas and free IT classes were arranged for residents. The Take CTRL Project engaged with over 700 residents; they learnt to use online shopping and banking, as well as Skype and . At the end of project many residents purchased equipment to continue using the internet. Financial Inclusion - Financial inclusion is part of the organisations response to welfare reform. Seven specialist staff provide face-to-face advice and assistance to residents in their homes, aiming to maximise resident s income and increase financial capability. The success of this project has included many gains made for residents, including: Increase in disposable income of 780 per year, over 100,000 of debt written off or renegotiated, high levels of satisfaction with service and improved levels of financial capability Vale of Glamorgan Council Local Housing Strategy І Page 65

66 Improved Homes and Communities Key Actions Aim 2. To improve homes and communities; by ensuring housing is maintained and fit for purpose, increasing the supply of good quality, energy efficient homes in vibrant and sustainable communities. Objectives Actions 2.1 Improve the quality of housing across all tenures. 2.2 Enable Access to Repairs, Improvements and Housing Adaptations 2.3 Return empty homes to use. 2.4 Promote the role of housing in regeneration and area renewal projects. Bring all social housing up to WHQS and ensure that the standard is maintained. Commission a new Private Sector Housing Condition Survey. Ensure the Housing Renewal Policy remains strategically relevant. Provide a reactive housing enforcement service to intervene where housing conditions are unsafe or unacceptable. Licence all HMOS which fall into the mandatory licensing scheme. Encourage accreditation and licensing for private landlords. Support landlords to meet the requirements of the Housing (Wales) Act Provide support and advice to people living in the private sector; homeowners, tenants and landlords to access home improvements, repairs and adaptations. Investigate options to deliver a home improvement loan scheme for private sector housing residents Deliver an efficiency, timely adaptation service to private sector residents Maintain the Guidance and Priorities for the adaptations of homes for people with impairments Maintain a current Empty Homes Strategy. Develop and monitor the Empty Homes Strategy Action Plan. Manage and promote the Houses to Homes Loan Scheme. Ensure there are sufficient staff resources to implement the EH Strategy and work in partnership with homeowners and RSL s to bring EH back into use. Develop options for EH, once returned to use, to meet local housing need. Housing partners (e.g. the Council and local RSL s) will work in partnership with Regeneration to plan priorities, projects and proposals. The inclusion of housing-led regeneration projects will be promoted.

67 Objectives 2.5 Increase the energy efficiency of homes and reduce fuel poverty. 2.6 Investing in Communities Actions All new housing is built to meet Building Regulations as a minimum. New affordable housing is built to meet the WHQ Standards as a minimum. Maximise the opportunities to bid for funding to provide energy efficiency improvements. Target energy efficiency improvements towards properties which are the least energy efficient, in line with the Housing Renewal Policy. Develop the Affordable Housing Matrix (for the selection of RSL partners) on S106 and affordable housing sites to include evidence of added value and community investment. Social landlords: Support their tenants to access training, education, employment, skills and making positive contributions to their communities. Build in added value to their WHQS and maintenance programmes. Have tenant engagement/participation strategies in place and work in partnership to share best practice and build capacity within the county. Have plans in place to develop digital inclusion, financial inclusion and community investment.

68 3. BETTER HOUSING ADVICE AND SUPPORT Aim To provide better housing advice and support; ensuring that residents have access to the housing and services they need to live independently and plan their housing futures. Why is this important? Everyone needs a home and this section provides a focus on the housing advice and support people may need in order to access and maintain their accommodation. Many public, private and third sector organisations are involved in helping people to find and maintain their homes by providing a range of good quality services, but there is always room for improvement. Many people require housing advice at some point in their lives, whether they are a young person leaving home for the first time, a family seeking a settled home, or an older person looking to downsize to a more manageable property. Advice is often provided to an individual or household experiencing difficult personal circumstances caused by factors they may, or may not, be able to control. Advice is provided to help them cope with their situation and get their lives back on track. It is also necessary to acknowledge that asking for advice can also be proactive and positive, a step towards planning a successful housing future. Some households will experience homelessness; homelessness does not mean living on the streets, it applies to those who, for many different reasons, suddenly lose their home or are forced out of their home through personal or domestic circumstances. A proactive approach to preventing households becoming homeless is key, as prevention will always be better than cure. When homelessness cannot be avoided, appropriate temporary accommodation should be provided until a sustainable solution can be identified. Ensuring there are sustainable housing options available to households contributes to preventing homelessness. There is a need to help people to access housing that suits their income and their needs at different stages of their lives. People may need support to enable them to develop or maintain their capacity to live independently and remain in their accommodation. Support may be needed over the short or long term and can be delivered in a variety of ways to best meet the needs of the individual. When an individual is not ready for or able to manage mainstream housing, specialist accommodation can be provided to meet the needs of specific groups within the community. This forms the basis of the Vale of Glamorgan s aim to provide better housing advice and support. This aim will be achieved by working towards a number of key objectives; 3.1 Ensure the public have access to high quality housing advice. 3.2 Prevent homelessness wherever possible and provide sustainable solutions. 3.3 Enable access to the right type of housing. 3.4 Provide support to enable people to develop and maintain their capacity to live independently.

69 3.1. ENSURE THE PUBLIC HAVE ACCESS TO HIGH QUALITY HOUSING ADVICE Many people require housing advice at some point in their lives, whether they are a young person leaving home for the first time, a family seeking for settled home, or an older person looking to move to a more manageable property. The reasons people may need housing advice can be for a variety of reasons: Being homeless or threatened with the loss of their home, e.g. eviction, mortgage repossession. Difficulties in affording housing costs, rent or mortgage payments. Finding out how to access housing and to know which tenure is most suitable and affordable. To access specialist or accessible housing, adaptations, repairs and improve home safety. Mortgage advice, e.g. first time buyers, equity release. Help to remain independent, access support and assistance. Looking for a different size, or more suitable or affordable home. People need to be able to access timely, high quality advice and assistance to help them resolve their housing problems well before their situation reaches crisis point. Organisations Involved in Providing Housing Advice Include, but are not limited to: The Council s Housing Advice Service is delivered as part of the statutory homeless function. The advice provided focuses on preventing homelessness; sign posting people towards advice services and accommodation options. The Council also provides housing advice as part of its Environmental Health and Social Services functions to customers, housing providers and landlords. Llamau s One Stop Shop for Young People, developed in partnership with the Council, run a service for people aged to access advice about their housing situation or help if they are homeless. Shelter Cymru provide independent specialist advice, advocacy and legal representation for anyone with housing problems. Three surgeries per week are held in the Vale of Glamorgan. Care and Repair in the Vale, which is hosted by Newydd HA, provides advice & support services to help older homeowners and private tenants to repair, adapt and maintain their homes. The Citizens Advice Bureau provides independent, confidential and impartial advice to everyone on their rights and responsibilities in a range of areas, including housing. Registered Social Landlords provide advice to their tenants and customers on issues such as arrears, money advice, repairs, moving home and nuisance/anti-social behaviour within communities. Support and Care Providers provide advice, very often around specific issues, for example domestic abuse, mental ill health, physical disabilities, learning disability, alcohol and substance misuse or an offending history. Private organisations such as letting agents, banks, building societies, mortgage and financial advisors provide advice on accessing private sector housing. Vale of Glamorgan Council Local Housing Strategy І Page 69

70 Often resolving a housing issue will require advice from a range of organisations, not just those directly involved in housing. Of particular relevance are organisations which provide advice and assistance around: Financial inclusion and awareness Employment, education and training Physical and mental health Community safety Legal rights Wellbeing of children and young people Challenges to Providing Advice The households seeking housing advice are not limited to those threatened with homelessness, experiencing overcrowding or poor housing conditions. The number of people accessing housing advice is increasing, which is likely to reflect the changes in the housing market, such as; the shortage of housing across all tenures, the growth of the private rented sector, increasingly affordability issues, difficulties for first time buyers and the impact of welfare reform. Some of the challenges identified by existing advice services in the Vale of Glamorgan include: Most services are located in Barry; accessing services from the rural Vale can be difficult. Services are primarily reactive. There is a lack of pro-active service provision which encourages people to plan for their housing needs early. Some people are reluctant to access Council advice services or unaware of the advice available. Formal environments for accessing housing advice may be off-putting. When sign-posting customers to other services there is no guarantee they will actually access the advice. Future Proofing Advice Services A number of continuing challenges and changes are likely to impact on the demand for housing advice, both in terms of the number of people needing advice and the type of advice and support required: The implementation of the Housing (Wales) Act 2014 places additional duties on local authorities to increase homeless prevention and on landlords in the private rented sector. Continuing welfare reform changes are likely to increase the demand for financial advice and support. Changes to housing eligibility are increasing the demand for small properties and shared accommodation. Home ownership will continue to be difficult; accessing mortgages and affording deposits. Access to DWP services are to become digital by default, reducing face-to-face support. This will affect some of the most digitally excluded sections of communities. Vale of Glamorgan Council Local Housing Strategy І Page 70

71 The Vale of Glamorgan requires a coordinated response between the Council and its partners to future proof advice services and ensure they are fit for purpose going forward. Advice services need to: Meet the needs of all individuals and households regardless of their personal circumstances, age, tenure, income, location or capacity to be independent. Be flexible and responsive to meet the changing and varied needs of customers. Be inclusive; meet the specific needs of the community, considering accessibility and language requirements. Provide a welcoming environment, which encourages people to access advice. Promote proactive planning of housing options. Be informed (or at best led) by those who use them, be customer focused and outcome led. Housing Solutions Approach An independent review of the Council s Housing Advice and Homelessness service improved significantly during the life of the last Local Housing Strategy; by increasing the capacity of the service by appointing dedicated advice officers and through building partnerships with agencies to enable customers to access a range of housing, advice and support. However the review also identifies that there remains room to improve the service by strengthening the housing options function, offering tailored housing advice and a more coordinated response between organisations. Key to achieving improved advice services will be the development of housing solutions service which focuses on the individual housing needs of each customer, providing tailored advice and housing options, and helping them plan to meet their housing needs. The development of the housing solutions service could include the development of a Housing One- Stop-Shop; with access to a number of housing options and advice services located together. Funding has been secured from the Welsh Government to pursue this objective by considering the feasibility of such a service, the costs, relevant partners, objectives of the service and to provide support to implement a range of changes. Demand for a Housing Solutions Service Initial consultation exercises have been conducted with Council Officers, partners and stakeholders around the development of a Housing Solutions Service and three key reasons for the development have emerged: The need to reconfigure the Council s Housing Advice service to respond to new legislation which will place a duty to take all reasonable steps to prevent homelessness for anyone who approaches a local authority who is at risk of losing their home within 56 days. To take the opportunity to change the focus of the Council s Housing Advice service to be able to offer help and advice for any resident in the Vale with a housing problem or who needs housing advice relating to the home that they live in regardless of tenure or help to look for a home. To be able to respond to residents effected by welfare reform and the introduction of Universal Credit so that they do not get into debt problems that may impact on their ability to keep their home. Vale of Glamorgan Council Local Housing Strategy І Page 71

72 Outcomes and Outputs for a Housing Solutions Service Identifying and agreeing the intended outcomes and outputs of a Housing Solutions Service is important in order to continue to shape the service in line with the Council and partners shared objectives. Essentially a Housing Solutions Service would be a tailored service relevant for every customer who makes a housing enquiry. The advice provided would be focussed on: Sustaining and maintaining the customer s current housing status and preventing housing crisis. Identifying all housing options across all forms of tenure. Empowering customers to make informed choices. Meeting housing and other relevant needs through strong partnerships. Assisting customers to realise their housing aspirations. Considering the feasibility of a Housing Solutions Service is a key action of the Local Housing Strategy. A working group made up of Council officers and partners from RSL s, Shelter and any other service providers is in place to steer the direction of this work. Welsh Government funding has been used to appoint a housing consultant to support the Vale of Glamorgan Council and partners to consider the development of an improved housing advice service within the first 18 months of the Local Housing Strategy being adopted. Citizens Advice Bureau Vale of Glamorgan Citizens Advice Bureau dealt with: Clients 5,688 Problems 18,126 The main problem areas were: Benefits 8,708 48% Debt 3,716 26% Housing 1,266 7% Employment 1,320 7% Key housing issues: Threatened homelessness % Actual homelessness 71 6% Vale of Glamorgan Council Local Housing Strategy Female Male І Page % 44 % Disabled Not Disabled 57 % 43 % Client Profile 40% 30% 20% 10% 0% White % BME

73 3.2. PREVENT HOMELESSNESS WHEREVER POSSIBLE AND PROVIDE SUSTAINABLE SOLUTIONS Some households will experience homelessness. Rough sleeping is a very visible form of homelessness, however homelessness does not mean living on the streets and many people s experiences of homelessness are out of view. Homelessness applies to those who, for many different reasons, suddenly lose their home or are forced out of their home through personal or domestic circumstances and hidden homelessness can refer to people who have no choice but to share their family or friend s accommodation, which is often unsuitable and unsustainable. There will always be instances of homelessness which result from crises such as fire or flood, but more commonly, structural factors, such as the housing market and poverty affect the ability of individuals to avoid homelessness and to find their own solutions. Homelessness is also often linked to some other aspect of personal crisis. The Council has a statutory duty to provide assistance to certain categories of homeless people; the legal provisions are contained in the 1996 Housing Act and the Homelessness Act If a household is considered to be homeless, the Council s duty can include providing emergency or temporary accommodation in the short term until a settled home is identified. In the Vale of Glamorgan: Over 6000 people approach the Council for advice each year. The number of people being assessed as homelessness grew each year between 2009 and 2012, from 277 households to 365 per year. The number started to fall in due to an increased focus on prevention. The most common reasons for homelessness are; the loss of rented or tied accommodation, being asked to leave friends or families homes, moving on from institutional care and fleeing domestic abuse. Most people who are accepted as homeless are single people. Figure 9- Cases of Homelessness in the Vale of Glamorgan Decisions taken on homelessness Households decided to be eligible, unintentionally homeless and in priority need Vale of Glamorgan Council Local Housing Strategy І Page 73

74 Changes to Homelessness The continuing Welfare Reform changes and the introduction of the Housing (Wales) Act 2014 will have an impact on homelessness and the Council s response. A summary of the changes in relation to homelessness include: Welfare Reform - Removal of the single room subsidy, means that homeless households in receipt of Housing benefit are restricted to a property of the appropriate size; many families with children that would have moved into a 3-bedroom property are restricted to 2-bedrooms and single people are restricted to one-bedroom properties. The shared accommodation rate for people under the age of 35 means that they only receive HB for a room in a shared property. The Housing (Wales) Act 2014 Priority need groups are being removed and the Council s duty to prevent homelessness will be extended from 28 to 56 days. This means that prevention activity can begin earlier and that homeless households can be offered affordable accommodation in the private rented sector, no longer limited to identifying social rented accommodation. The impact on the homelessness service and how the Council will mitigate against these changes will be discussed in each of the following sections. Preventing Homelessness The Welsh Government believes that homelessness wherever possible must be prevented and this is also an objective of the Vale of Glamorgan Council. People who are either threatened with homelessness or consider themselves to be currently homeless can approach the Council for assistance. Where possible the Council will work to prevent the household becoming homeless by assisting them to remain in their home or find a suitable alternative. A range of preventions tools are utilised by the Housing Advice Team: Providing assistance with bonds and rent in advance to move to an alternative property. Working with landlords to maintain tenancies that are at risk. Contacting mortgage companies to prevent or delay repossession proceedings. Referring the tenant/homeowner for housing related support. Assisting to identify alternative accommodation. Advice and action in partnership with the Environmental Health (Housing) Team concerning illegal evictions and harassment. There has been a noticeable change in focus in tackling homelessness in the Vale of Glamorgan; an increased focus on prevention is having a positive effect: The number of households being prevented from becoming homeless increasing, from 75.5% in to 83.7% in The number of statutory homelessness acceptances falling significantly for the first time in over 5 years (see Figure 9). Vale of Glamorgan Council Local Housing Strategy І Page 74

75 An independent review of the service in 2012 found: There has been a significant improvement in tackling homelessness in the Vale in the last 12 months. Prevention of homelessness is becoming more embedded and the there is a committed management team that works closely to make good use of the resources available to the Council. Focus on prevention having a very positive effect, with the number of statutory homelessness acceptances falling significantly for the first time in over 5 years. The service has the potential to be one of the best services in Wales. Preventing Homelessness, the Challenge Going Forward The challenge now is to build on this excellent foundation. Some prevention tools are not consistently used. In particular more work is needed directly with private landlords who issue notice on tenancies, which is now becoming the biggest causes of homelessness. In terms of young people threatened with homelessness, home visits to parents need to be structured to ensure prevention options are available where there are genuine pressures and tackling collusion where there is no belief that the homeless exclusion is genuine. The Housing (Wales) Act 2014 extends the duty for prevention work from 28 to 56 days; this is a positive change, giving the Council longer to address issues which may result in homelessness. Improved housing advice and work to prevent homelessness will be developed and improved in line with the identified needs of the community and be included in the intention to set up a housing solutions service in the Vale. Llamau One-Stop-Shop: Homelessness Advice Service for Young People 236 Holton Road in Barry continues to be Llamau s one stop shop for young people in the Vale of Glamorgan. The service opened on 1 June 2011 and provides a range of services under one roof, including: Family mediation Housing advice and assessment Supported lodgings Vale Tenancy Support Services Learning 4 Life Counselling These services are joined on a daily basis by a Social Worker from the Councils 15+ team conducting Child in Need assessments and working in close partnership with Llamau staff to bring about the best possible outcomes for young people accessing the service. The partnership with Children s Services continues to work particularly well. The Council s Homelessness service provides a member of staff where the need arises and the counselling service is run in partnership with Action for Children. The one-stop-shop continues to be an excellent example of partnership working and homelessness preventions. During : 117 young people (aged 16 and 17 year olds) have accessed the service. 72% of the young people who accessed the family mediation service, have remained or returned home. 53 young people have been assessed for consideration as a Child in Need. 110 young people (aged 18 to 25) have accessed the service for housing and welfare rights advice and assistance with seeking accommodation. Vale of Glamorgan Council Local Housing Strategy І Page 75

76 Emergency and Temporary Accommodation (TA) If the Council has a statutory duty to a homeless household, emergency or temporary accommodation can be provided in the short term until a settled home is found. In the Vale of Glamorgan: In March 2013, 151 households were accommodated in temporary accommodation. Providing temporary accommodation comes at a considerable cost for the Council, although the cost has reduced significantly, from 500,000 (net) in to 45,000 (net) in Table 13 - Council Expenditure on Temporary Accommodation (TA) 2007/ / / / / / /14 Total Expenditure on TA ( ) 268, ,542 28, , , , ,952 HB Received ( ) 75, ,791 96, , , , ,509 Net Expenditure ( ) 192, , , , , ,995 45,443 Average Cost per Night ( ) The use of Bed and Breakfasts as temporary accommodation is unsuitable for households and costly to the Council. The use of B&B has been eradicated for the use by families in the Vale of Glamorgan, although they are still used occasionally for single people when there is no other alternative available. In the majority of cases, and all those of families, more suitable temporary accommodation is utilised by the Vale of Glamorgan Council, including rooms in shared properties and self-contained accommodation, including: Ty Iolo A 21 room hostel managed by the Council with en-suite shower rooms and shared facilities. Atal Y Fro Refuge 6 units of accommodation for women experiencing domestic abuse. Cartrefi Hafod shared accommodation - 11 units of shared and family accommodation. Council owned properties flats and houses suitable for single people and families. Shared accommodation managed directly by private sector landlords. 13 self-contained units managed by Cartrefi Hafod are due to be available for use during In particular in the Vale, the outcomes for ex-offenders are extremely poor; people who are homeless upon leaving prison are often placed in B&B accommodation as the Council is given little or no notice of the individual requiring accommodating. The homeless prevention work and housing advice provided to offenders due to be released from prison is not effective in preventing homelessness. There is a need to improve the work undertaken directly with prisoners due for release from prison; by building closer links with Cardiff and Parc prisons and the Offender Management service to develop better early notification procedures and identify more suitable arrangements for accommodation. The use of temporary accommodation is very much dependent on the supply of settled accommodation available for households to move onto; when there is a lack of suitable settled housing, households are reliant on temporary accommodation for longer. In particular the lack of 1 bedroom properties creates a considerable risk for the Council; when set against the fact that nearly half of all homeless acceptances are single people, the lack of 1 bedroom properties is causing a backlog of cases in temporary accommodation because there is nowhere suitable for these households to move to. Vale of Glamorgan Council Local Housing Strategy І Page 76

77 In order to ensure that homeless households have their housing needs met in the short term, the need for temporary and emergency accommodation must continue to be assessed and new supply planned where a need is identified. Reducing the number of households residing in temporary accommodation is a priority outcome. Moving onto a Settled Home Under current legislation the Council s statutory housing duty can only be met by providing a social tenancy, unless the household agree to a different tenure. The supply of social housing in the Vale of Glamorgan is one of the smallest in Wales and so the number of properties available is limited to around 300 lets per year. There is also a very limited stock of one and two bed properties which are in the most demand following welfare reform changes. From April 2015 the Housing (Wales) Act 2014 will give the Council the ability to discharge its homelessness duty by finding households suitable and affordable private rented accommodation. Given the limited supply of social housing this may improve the Council s ability to find households settled accommodation. However, the current supply of private rented housing has insufficient numbers to prevent homelessness or to meet the need for those owed a homeless duty. The Council will need to rapidly develop accommodation options in the private rented sector, especially for single people and young people in need of shared housing. Changes to housing benefit mean that for the vast majority of under 35 s the restricted shared accommodation rate means that their only accommodation option outside of relatives and friends is a room or shared house. A variety of schemes need to be developed including: Rooms in houses with resident landlords rent out a room scheme. Shared accommodation in small houses. More use of existing and new Houses of Multiple Occupation. Using accommodation that is leased or held on licence for sharing rather than as a single family unit. As families will become increasingly reliant on the private rented sector, there is a need to work with private landlords to develop options for long term, settled tenancies. Landlord Offer An independent review of the Council s Housing Advice and Homelessness service identifies the need to address the limitations of how private rented accommodation is currently secured for households; the incentive package for landlords is judged to be confused, not coherent or packaged effectively. A more effective, professional and structured landlord package is needed based on good practice, to include; staff available to work with landlords to secure properties and provide post tenants advice and support to both tenants and landlords. Vale of Glamorgan Council Local Housing Strategy І Page 77

78 3.3. ENABLE ACCESS TO THE RIGHT TYPE OF HOUSING It is important that people in the Vale of Glamorgan are able to access the right type of accommodation, that is affordable, suitable and meet their needs and circumstances. Households sometimes find it difficult to find and access suitable affordable housing in their preferred neighbourhoods, which meet their particular needs. At different points in people s lives, different types of housing might be needed as personal, work and family situations change. Improving access to suitable housing for all households contributes to an effective housing system; creating more sustainable housing solutions and enabling people to live independently for longer in their own communities. The Council will work with its partners to make the best use of the available housing stock and make it easier for people to find suitable accommodation. Homes4U Homes4U is the way the Council and RSL s in the Vale of Glamorgan advertise and allocate social rented housing. The Homes4U policy has been agreed between all social landlords operating in the county; the Council and Newydd, Wales & West, Hafod and United Welsh Housing Associations. Operating one single scheme provides benefits to residents as they only have to register once to be eligible for properties available from five landlords. Homes4U was the first choice based scheme in Wales, which aims to provide greater opportunity for applicants to decide where they wish to live by allowing them to bid for homes in areas they really wish to live in. Over 3000 households are registered with Homes4U and as there are on average 300 lets per year, many households have no realistic prospect of being housed. In these cases it would be more customer focused to provide advice about alternative housing and ensure people have a realistic understanding of their options. In addition for those in higher bands and likely to be housed, choice is limited due to the limited supply of housing: The majority of social housing is located in Barry, outside of Barry the supply is limited. The majority of housing stock has 3 bedrooms, whereas demand for 1 and 2 bedroom is growing. Older persons housing stock is primarily flats in sheltered housing complexes. Very few bungalows are advertised for general lets. There is a need to review the Homes4U scheme and allocations policy to ensure that it continues to be fit for purpose and fits within a wider housing solutions service. Vale of Glamorgan Council Local Housing Strategy І Page 78

79 Accessible Homes Scheme (AHS) Households where a member is disabled, has mobility issues or a chronic illness may need a property which is accessible or adapted to meet their needs. The Accessible Homes Scheme was developed in 2010 to better coordinate the effective use of accessible or adapted social housing stock and better meet the specific needs of households. The AHS coordinates a register of applicants who require adapted homes and the adapted properties available; aiming to match households with suitable properties. An Occupational Therapist is employed within the team to ensure assessments of peoples housing needs and any resulting specifications for pending works are thorough and timely. Consultation identified that the public are not widely aware of the AHS; there is a need to better publicise the scheme. In order to make the best use of the housing stock available in the Vale it would be beneficial to ensure all RSL s are part of the scheme and also consider the role of private sector housing as part of the scheme. Aspire2Own Aspire2Own was launched in 2013 by the Council and its partners in recognition that first time buyers can find it difficult to get onto the property ladder. Aspire2Own is a register of people who are interested in low cost home ownership housing, which is aimed at people who are financially stable but who are unable to purchase a home without assistance. Low cost home ownership properties are developed by Registered Social Landlords in partnership with the Council. Most schemes operate on a shared equity basis, which offers first time buyers the opportunity to purchase a property for a percentage of the value, a Housing Association retains an equity share at no extra cost to the buyer, and this makes the property more affordable. The review of Homes4U will also consider the role of Aspire2Own, including: the need for greater integration of the Aspire2Own scheme with Homes4U, whether properties which are rented at an intermediate rent should be part of Asprire2Own or Homes4U, and the eligibility criteria applied to all low cost home ownership schemes. Vale of Glamorgan Council Local Housing Strategy І Page 79

80 Vale Assisted Tenancy Scheme The Vale Assisted Tenancy Scheme provides greater housing options for households at risk of homelessness or those who are financially unable to access private rented accommodation without some financial assistance. Essentially it is a private rented sector access scheme, the Council s Housing Advice Team work with landlords to secure properties for households in need. Financial support is provided to the tenants, in the form of bonds, deposits and rent in advance. Landlords are able to receive direct payment of Housing Benefit if their property is let by the Council, as well as ongoing advice and support for both the landlord and tenants through the life of the tenancy. Development of the Vale Assisted Tenancy Scheme needs to continue, as increasing access to the private rented sector is a key objective of the strategy. Developing Access to Housing As part of the Housing Solutions approach prioritised in section 1.1 a number of improvements to how people access housing have been identified, these include: Improving the Council s Housing Advice Service to provide housing solutions approach. Joining together all of the available housing options and tenures to provide a seamless and tailored service. Increasing access to properties across all tenures; the private rented sector and affordable housing options, as well as advice in relation to home ownership. Vale of Glamorgan Council -- Vale Assisted Tenancy Scheme The Vale Assisted Tenancy Scheme (VATS) is managed by the Councils Housing Advice and Homelessness Team; the scheme works with landlords to provide good quality housing options for single people and families at risk of homelessness, therefore contributing to the prevention of homelessness. VATS offers a wider choice of housing options to clients who are financially unable to secure a stable private rented accommodation or who may have a low priority for social housing. The scheme also helps to reduce the use of temporary accommodation, as clients are able to find suitable accommodation more quickly. Financial assistance can be provided to the client to assist them to secure accommodation, either by way of a bond or first month rent in advance. The scheme works with Environmental Health and landlords to ensure the homes offered are of good quality and meet a certain standard. The Council Housing Benefit section offer direct benefit payments to landlords who let their properties via VATS, minimising the risk of rent arrears. The scheme provides a good service to clients and landlords; clients are able to access good quality, affordable housing options. Letting agents and landlords are provided with on-going support and advice, ensuring tenancies are managed and sustained, direct payment of Housing Benefit is also valued by landlords. Since VATS was introduced in 2005 it has assisted 2341 single people and families into the private rented sector. Vale of Glamorgan Council Local Housing Strategy І Page 80

81 3.4. PROVIDE SUPPORT TO ENABLE PEOPLE TO DEVELOP AND MAINTAIN THEIR CAPACITY TO LIVE INDEPENDENTLY Supporting People Supporting People (SP) is a national programme which funds housing related support services which aim to prevent homelessness, enable vulnerable adults to live as independently as possible, to reduce the burden on statutory services, such as homelessness, prevent and address housing issues as early as possible and reduce the need for statutory, more costly services. The SP Programme in the Vale of Glamorgan is delivered in partnership between the Council and support providers. The Council recognise that housing related support is critical in aiding tenants and residents to sustain their current home and prevent homelessness. The Council is responsible for planning, commissioning and monitoring housing related support services. The Supporting People Team administer 3.6 million per year and monitor all contracts on a three year rolling basis, ensuring services are strategically relevant, offer value for money and are customer lead and outcome focused. Support providers are commissioned to deliver a range of support services to meet the needs of a number of client groups, these include: Housing Related Support Services Direct access accommodation, including hostels and domestic abuse refuges Shared temporary accommodation Supported housing Sheltered housing Floating support Homeless preventative work and crisis intervention Low level and ongoing support Community alarm services Client Groups People experiencing domestic abuse People with a learning disability, physical/sensory disability, development disorders or a limiting long term condition. People with mental health or substance misuse issues. People who are homeless or potentially homeless People with an offending history and those at risk of offending Care leavers and years olds with support needs Older people (over 55 years of age) Families with support needs Vale of Glamorgan Council Local Housing Strategy І Page 81

82 The Supporting People Programme in the Vale of Glamorgan is successful and valued by service users: In excess of 2500 service users are supported every week. Outcome monitoring shows that all service users supported make progress in at least one priority area % of services users were happy with the support they received 16. The supply and demand for housing related support services in the Vale of Glamorgan are detailed in the Local Commissioning Plan. Notably in the Vale of Glamorgan the need for services outstrips supply across all client groups. The priorities for new services include: 6 Units of 24 hour supported housing for people with Personality Disorders 6 Units of supported housing for people experiencing domestic abuse with learning & apprenticeship opportunities, with support staff on site during office hours 6 Units of fully wheelchair accessible accommodation with floating support for people with physical mobility issues. 10 additional units of Adult Placements for people with learning difficulties or mental health issues. An additional 60 Unit ExtraCare Scheme for clients who require additional support and care but wish to live independently. Accommodation based support services are expensive to develop (some require capital investment) and can take a significant length of time between planning and the service being available to service users. These priorities are likely to take the duration of the Local Housing Strategy to be achieved. Moving Forward The SP Programme is going through a period of change; in 2010 the Welsh Government published the Aylward Review of the Programme which suggested a number of changes to the way the programme is governed and delivered in Wales. Subsequent changes to the programme have been implemented through the adoption of new Grant Conditions which set out how the programme should be delivered locally. The changes to the SP Programme that specifically impact on the Vale of Glamorgan include: Governance The establishment of a SP National Advisory Board which provides advice to the Welsh Government and ensures that the SP Programme is focused on meeting the housing related needs of vulnerable people. For each local authority to work regionally to plan and commission services. The Vale of Glamorgan and Cardiff Council are members of a Regional Collaborative Committee which bring stakeholders together to ensure that services makes the most effective use of the grant funding and meet local needs. The local authority must produce annually a three year Local Commissioning and Spend Plans and contribute to Regional Plans which identifies the need for new services and details spending intentions. Vale of Glamorgan Council Local Housing Strategy І Page 82

83 Finance The funding tariffs which prescribed the level of funding received by each service type were removed. Local authorities will now procure services at a market cost. Service Delivery All services receiving SP funding are required to monitor the outcomes achieved by each service user. There is a recommendation that the eligibility criteria for older people receiving SP funds should be based on need rather than age or tenure. This change is likely to have an impact on sheltered housing services where a warden or scheme manager is funded by Supporting People. The local Supporting People Programme needs to continue to: Meet the housing related support needs of individuals. Provide housing related support services which are strategically relevant, offer value for money, good quality, service user led and outcome focused. Plan, commission and review housing related support services in partnership. Reach Supported Living Floating Support to Develop Persons Independence Jane* received support from the Reach Staying Put Scheme for the past 18 months. Jane suffered with a degenerative condition which affected her ability to walk and so she was spending most of her time confined to her home. With very few close friends and little family support, Jane was feeling extremely lonely and isolated. Jane is a very intelligent lady who has worked all her life for various organisations, so the lack of independence and company contributed to her feelings of stress. This made worse, an already difficult relationship with alcohol. Jane began drinking heavily, leading to further health complications. Jane needed a number of adaptations to be made to her home in order for her to continue to live independently. Reach supported her to apply for the adaptations and for funding to assist with the cost. The adaptations have made it a lot easier for Jane to get out of her property, reducing her feelings of isolation. Jane was supported to access a befriending service and is enjoying getting out and about more. Jane has also taken on some voluntary work with the Red Cross providing a phone support service for elderly people who are isolated and vulnerable. With the support from Reach, Jane is now in a place where she feels more positive, less isolated, more in control of her health and wellbeing, and excited by what her future may hold. *Name changed for anonymity. Vale of Glamorgan Council Local Housing Strategy І Page 83