SOCIAL HOUSING PARTNERSHIP AGREEMENT SOUTH HAMS DC

Transcription

1 Appendix 1 SOCIAL HOUSING PARTNERSHIP AGREEMENT SOUTH HAMS DC 1. Introduction The purpose of this agreement is to formalise the existing partnership arrangements between the District Council, The Housing Corporation and the following Registered Social Landlords (RSLs):- a) RSL s developing in the South Hams Development Partners Tor Homes (formerly South Hams Housing) Devon and Cornwall Housing Association Sovereign Housing Association The Guinness Trust Signpost Housing Association & Signpost Care Partnerships (including the management of South Western Co-operative Housing Society s stock in the District) Westcountry Housing Association South Western Co-operative Housing Society b) RSL s with housing stock but not currently developing in the District Anchor Housing Trust Sanctuary Housing Association Hastoe Housing Association c) Small RSL s with less than 300 properties Tamar Housing Society Dartington Housing Association 2. Background 2.1 Following a consultation exercise with partner RSLs undertaken in May 2001 the following consensus has been reached:- Quarterly RSL Liaison meetings will be held Rather than progress with a formal Joint Commissioning approach a Partnership Agreement will be developed to give all partners more flexibility Support for in-year bidding for new schemes and a longer term investment strategy will be produced draft 10 year programme attached to this Agreement subject to annual review 1

2 2.2 Pending the adoption of the new Local Plan there will continue to be an acute shortage of land for any new social housing in the District. The Council will, in principle, support RSL s proposals for the development of brownfield sites within development boundaries and appropriate green field sites in rural locations, which are promoted either as exception sites, or advanced, in agreement with the Council, as departures to the adopted Local Plan. 2.3 The Council has agreed that a maximum of 10% of the capital programme each year should be allocated to Existing Satisfactory Purchases (ESPs) and/or Purchase and Repair (P and R) proposals. This is to ensure that properties within the lowest price quartile are available for local people. Resources Land and Finances 2.4 The Council has limited land in its ownership, other than the following sites:- (a) Telephone Exchange, Thurlestone small plot which is unlikely to be suitable for social housing (b) Berry Close, Salcombe (c) Welle House Gardens, Kingsbridge (d) Land at Ropewalk, Kingsbridge (e) Depot Site Kingsbridge (f) Totnes Southern Area small parcel of land to be sold to Tor Homes later in 2003 option agreement site with Tor Homes for additional flats for older people, adjoining existing sheltered scheme option agreement site with Tor Homes allocation 2002/03 Land to be sold to Tor Homes allocation 02/03 Land to be used for a mixed development of parking, open space and housing 2.5 Following the transfer of the housing stock to Tor Homes in March 1999 the Council had a usable capital receipt of 12.7 million. The spending profile achieved to date is:- 1999/ million committed 2000/ million committed 2001/ million committed 2002/ million committed 2003/ million committed 2004/2005 No commitments 2.7 million uncommitted 2

3 2.6 In addition it is expected that for the duration of this Agreement ( ) the Council will receive a minimum of 3 million in Social Housing Grant from the Housing Corporation s Approved Development Programme (ADP), based on a 1 million per annum 2.7 Given the lack of land in the near future and that by 2004/2005 the Council s LSVT receipt could be spent, it will be important that additional subsidy is generated through the Planning process. The Local Plan proposals of encouraging mixed tenure development will enable a degree of cross subsidy to be achieved. A draft 10 year housing capital programme is attached to this Agreement. The Council recognises that there are limited development opportunities from 2004 onwards and will consider the possibility of bringing forward appropriate sites ahead of the adoption of the new Local Plan. Planning and Affordable Housing Policies 2.8 Affordable Housing has been identified as the Council s first corporate priority to ensure that a sustainable level of housing is built at affordable levels for local people. Affordable Housing has also been highlighted as a key issue in the Council s Community Strategy. 2.9 As part of the new Local Plan the Council will be seeking the following percentages of affordable housing:- 33% of all new housing provision to be affordable housing for rent 33% of all new housing provision to be affordable market housing 33% of all new housing provision to be speculative housing for sale 2.10 The total level of new housing provision in the District over the next 10 years will be approximately 4,500 dwellings. Development is currently allocated across the District as follows:- South Hams Local Plan First Deposit Version - Housing Allocations January 2002 Policy Site Dwellings Social rented/affordable/open market Percentage (estimated unit numbers) A EAST AREA DT2 New Milton, Dartmouth /33% - (57/57/57) DT9(1) Ashburton Road, /33% - (73/73/73) DT9(2) SE of Swallowfields, Totnes 30 33/33% - (10/10/10) DT9(3) Dartington Lane, Totnes 20 50/0% - (10/10/0) DT14 Southern Area, Totnes 85 33/33% - (28/28/28) DT26 Brixham Cross, Hillhead 10 50/0% - (5/5/0) DT34 Memorial Green, Strete 24 33/33% - (8/8/8) DT31 Woolston Green 6 50/0% - (3/3/0) DT22 Wheat Park, Diptford 12 50/0% - (6/6/0) 3

4 SOUTH AREA KS1(1) Hurrell Road, Kingsbidge /33/33% - (33/33/33) KS1(2) Trebble Park, Kingsbridge 50 33/33/33% - (17/17/17) KS1(3) Depot, Fore Street, Kingsbridge 15 33/33/33% - (5/5/5) KS9 Bonfire Hill, Salcombe 35 33/33/33% - (12/12/12) KS24 Village Centre, Chillington 15 33/33/33% - (5/5/5) KS16 Laburnum Way, East Allington 24 33/33/33% - (8/8/8) KS18 Meadow View, Outer Hope Cove 8 50/0/50% - (4/4/0) WEST AREA IM7 New Community, Sherford 3,500 33/33/33% - (1167/1167/1167) IM9(1) East of Brownston Street, Modbury 30 33/33/33% - (10/10/10) IM9(2) Palm Cross, Modbury 10 33/33/33% - (3/3/3) IM23 Hillside, Lee Mill 50 33/33/33% - (17/17/17) IM19 Barton Lane, Aveton Gifford 12 50/50/0% - (6/6/0) IM21 Old School Lane, Ermington 30 50/0/50% - (15/0/15) Total 4, /33.3/33.0% - (1502/1483/1472) 2.11 The Council will encourage mixed tenure developments to be progressed on both allocated and windfall sites. On windfall sites the Council will be looking for a minimum threshold of six dwellings to provide mixed tenure housing. For a more detailed description of housing and planning policies see the Local Plan and the supporting Code of Practice for Affordable Housing The Council is a partner to the Rural Housing Partnership in Devon and has identified a number of sustainable rural housing sites for development during the next 10 years. (See table in Paragraph 4.3) The Council received the largest allocation of rural housing in Devon for 2003/04 all of which are on brownfield sites. The Council may consider appropriate exception sites in sustainable villages being developed ahead of the Local Plan being adopted. 3. Partnership Agreement 3.1 This agreement is divided into two parts:- (A) (B) Housing Management and meeting housing needs Housing Development standards A. Housing Management and meeting housing needs 3.2 The Council has retained Homelessness, Housing Advice and the Housing Register and each partner RSL has agreed to enter into the Joint Application and Nomination Procedure Agreement. The intention is that this will form the basis of a Common Housing Register to be established in the next three years. In addition consideration is being given for a Devon wide Housing Register as part of the Council s commitment to e-government. 4

5 3.3 The District continues to experience considerable demand for housing and partner RSLs will be expected to work closely with the Council to ensure that those in the greatest housing need are housed, and wherever possible to ensure that local people in high housing need are housed. 3.4 The following minimum standards have been agreed by RSLs and the Council:- (a) Local Housing Management Services:- (i) RSL Aims :- 3.5 To ensure that tenants receive an efficient and responsive local housing management service through the following :- All emergency repairs will be carried out or made safe within 24 hours An out of hours service will be available for emergencies Housing Officers will respond to a tenant request for a visit within 5 working days RSLs will aim to restrict rent increases to RPI+0.5%, subject to Business Plan commitments and Housing Corporation/RSL agreed Rent Plans Average re-let times for voids will be a maximum of 4 weeks A clear Tenant Participation policy and a commitment that tenants are involved in the management of the organisation, and that tenants are given an opportunity to feedback on service delivery An anti-social behaviour policy Easy and accessible methods for payment of rent for tenants Race Equality Strategy To be partners to the Council s Homelessness Strategy To give the Council 100% nomination rights on all new developments with 75% for the next 10 years and 50% in perpetuity, subject to any Local Lettings Agreements 100% compliance (ii) District Council Aims:- 3.6 The Council will encourage and support RSLs to provide an effective local housing management service by:- Ensuring that nominations are made within the agreed timescales identified in the Common Application and Procedure Agreement Notifying RSLs of any support needs of the nominations that are made using the Nomination Pro Forma Providing a quick and responsive Housing Benefit service Monitor tenant feedback on the responsiveness of the service 5

6 (b) Community Development and Sustainability:- (i) RSL Obligations 3.7 To ensure that the wider community issues affecting tenants, their homes and estates are taken into account, and to comply with the Local Plan policies and Supplementary Planning Guidance. This will include:- Ensuring support for Tenant Associations Regular inspections of Estates Promptly dealing with any Neighbour disputes Building good quality energy efficient homes Fostering tenant initiatives within new housing schemes Supporting mixed tenure schemes (ii) District Council Obligations 3.8 The District Council through its Housing and Planning Policies will:- Provide advice and information on the provision of sustainable forms of development Ensure through planning policies that sufficient facilities are provided for on larger residential developments Consider the possibility of Local Lettings policies in order to improve the sustainability of estates. Develop housing, prosperity and community strategies which will ensure that wider community issues are addressed. (c) Supporting People 3.9 With the major changes proposed to supported housing through Supporting People from 2003 onwards it will become increasingly important that housing for vulnerable people is effectively managed, with appropriate levels of support. This will form a key part of the Council s Homelessness Strategy and housing for various client groups was prioritised in the Council s Housing Strategy. (i) RSL Obligations 3.10 To ensure that all supported housing enables tenants to be able to live in their own homes, with appropriate levels of support, so that they can live independently free from harassment by:- Having a clear written equal opportunities policy Ensuring that vulnerable tenants receive appropriate advice and support through intensive housing management and/or Floating Support target of 50% reduction in the number of evictions over a 3 year period 6

7 Notifying the Council of any proposed eviction within 48 hours in writing giving details of the household and the reasons for the eviction and any remedial action taken to try and prevent the tenant from becoming homeless Supporting older people to enable them to remain in their own homes target a 5% reduction in the number of older people moving to residential/ nursing homes Ensuring that older people have access to an emergency alarm system within their own home Ensuring that existing sheltered schemes can cater for tenants as their level of frailty increases, and that appropriate support is available all sheltered schemes to have a lift and warden cover and all steps to be designed out of schemes within 5 years, or an action plan agreed to meet any shortcomings within schemes Working towards providing flexible housing options for older people to enable them to remain in their own homes through the provision of Extra Care/Very Sheltered housing schemes target extra care scheme in each of the 4 main towns Ensuring that all supported housing schemes meet the needs of the residents, and that appropriate move-on and support arrangements are developed target where a move on need has been identified all agencies will aim to meet that need within 6 months Ensuring that the views of users and carers are at the centre of any decision making process. (ii) District Council Obligations 3.11 Through the Supporting People partnership will ensure that Supporting People grant is invested in good quality schemes and support, by:- Ensuring that Transitional Housing Benefit is paid to vulnerable tenants receiving support up to 2003 Encouraging innovative solutions to supported housing projects by supporting capital and revenue projects Working closely with other statutory and voluntary agencies to ensure that multi-agency support for supported housing is achieved, and that appropriate arrangements for care are separately identified Developing Local Lettings policies for Extra Care housing schemes which secures a balance of frailties, tenures and support for older people. Working with appropriate agencies to achieve some supported housing for young people in the four main towns of the District 7

8 B. Housing Development Standards (a) Development Standards and Procedures 3.12 The Council will be seeking a minimum commitment from development partner RSLs to meet the scale of programme associated with the Local Plan. This will result in an anticipated programme of 100 new homes for rent each year, and a programme of shared ownership, home ownership of up to 100 homes each year. The Development Partners identified in paragraph 1.(b) will be expected to meet the following standards:- (i) RSL s will aim to: 3.13 To ensure high standards of new housing RSLs will:- Develop in towns and villages which are sustainable and have been identified as a priority in the Housing Strategy & Local Plan Meet the standards identified in the Housing Corporation s Scheme Development Standards (SDS) 25% of all schemes to exceed the essential SDS requirements Meet the requirements of Secured by Design in all new developments minimum of 75% of schemes to comply Achieve high standards of energy efficiency with a minimum SAP rating as identified in the SDS Where possible build general needs housing to incorporate Life- Time Homes features 10% of schemes to incorporate wheelchair standard homes Ensure that rents and service charges are within the Housing Corporation s approved rent strategies 100% compliance As a general rule to seek to achieve mixed tenure schemes on any development over 6 dwellings Achieve high standards of design and to ensure that local distinctiveness is taken into account Ensure that good value for money bids are put forward for funding RSLs to agree with the Local Authority before any bid is made for funding (ii) District Council Obligations 3.14 To enable RSLs to achieve high standards of new housing the Council will:- Clearly identify towns and villages which are in need of more affordable housing in the Housing Strategy - annually Ensure that the Community Safety Officer/Architect Liaison Officer works closely with RSLs to enable them to meet Secured by Design standards Support bids for new housing which are within rent targets 8

9 Agree to fund good value for money schemes in partnership with the Housing Corporation, and will support in year bids. Target new schemes to be funded within 6 months of financial feasibility Future Development Priorities 3.15 With the scale of new development anticipated in the District for the next 10 years it will be important that RSLs are fully involved in the new sites that are identified in the Local Plan. (i) RSL Obligations 3.16 To assist in the development of new housing provision in the South Hams RSLs will:- Be willing to comment upon and advise upon any design brief for any new development proposal to ensure that any scheme is deliverable - working group set up April 2002 Work closely with Planning Officers and Developers to achieve a high standard of design and to achieve local distinctiveness Work closely with Housing, Planning Officers and Developers to ensure that appropriate levels of affordable housing are delivered on mixed tenure developments - working group set up April 2002 Work together to use innovative methods to reduce the construction cost of new homes reduce the construction cost in real terms by 5% over a 3 year period Progress with innovative approaches to develop private rented housing at less than market rents, and/or fixed equity schemes Ensure that the Council is involved in any post scheme review of any development built in the District within 6 months of a scheme completion to arrange a post completion visit Give the Council 100% nomination rights on all new developments with 75% for the next 10 years and 50% in perpetuity 100% compliance (ii) District Council Obligations 3.17 To ensure that RSLs are fully involved in the development of new housing schemes in the District the Council will:- Ensure that RSLs are involved in the development of any design briefs or concept statements on any new significant sites identified in the Local Plan Work closely with Developers and Landowners to ensure that a high percentage of affordable housing is included on any site over 6 units Endeavour to ensure that funding is identified to meet the level of affordable housing on each specific site with an agreed timescale for that development. Support good design through the Planning system and in partnership with Highway Engineers 9

10 Proposed Actions 3.18 Annual Monitoring of aims and targets for each partner as set out in this Agreement Action All partners (Measure of Success 100% compliance on annual review each June) 3.19 Comprehensive Review of the Agreement on a 3 year basis Action All partners ( Measure of Success Review Summer 2006) 3.20 Establish Common Housing Register/ Devon Wide Housing Register Action SHDC (Measure of Success to be completed by Summer 2006) 3.21 Identifying new development opportunities for development in 2004/05 and 2005/06. Action All RSLs (Measure of Success using all available Local Authority and Housing Corporation funding) 3.22 Progress with the Draft Programme of Local Plan sites. Action each RSL (Measure of Success annual review) 3.23 Implementing post scheme reviews on all new schemes within the first 12 months of completion. Action all RSLs. (Measure of Success 100% compliance) 3.24 Eliminating the long-term use of Bed and Breakfast accommodation for families by April Action SHDC (Measure of Success nil use of B&B for families) 3.25 Ensure that existing allocations are taken up within 12 months from the end of the financial year the allocation was made. Action All RSLs (Measure of Success 100% compliance) Review of the Agreement 3.26 The targets in this Social Housing Partnership Agreement between South Hams District Council and the RSLs operating in the District will be reviewed on an annual basis, and any amendments to the Agreement will be subject to consultation with all of the partners. The Agreement will be more thoroughly reviewed on a three year basis It is not the intention of the District Council to specifically encourage other RSLs to join the partnership unless there are strong financial and/or specialist reasons to do so. This issue will be reviewed each year upon the review of achievement of the targets in the Agreement itself. 10

11 Partners This Agreement has been entered into by:- NAME DESIGNATION SIGNATURE DATE South Hams District Council Tor Homes Dartington Housing Association Devon and Cornwall Housing Association Sanctuary Housing Association Sovereign Housing Association The Guinness Trust Signpost Housing Association Tamar Housing Society Hastoe Housing Assocaition Anchor Housing Trust Westcountry HA South Western Co-operative Housing Society The Housing Corporation Final Agreement prepared January