EMPTY HOMES STRATEGY 2014-2019
PRESTON CITY COUNCIL EMPTY HOMES STRATEGY 2014-2019 1. INTRODUCTION -Cllr Swindells 2. INFORMATION ABOUT EMPTY HOMES definition, what s included, who s involved, external partnerships 3. NATIONAL PERSPECTIVE AND LOCAL IMPACT New Homes Bonus, Council tax Changes, Planning, Welfare Reform, Localism, Green Deal, Other Policy Changes 4. INCENTIVES FOR OWNERS & BENEFITS FOR EVERYONE Economic, Social and Environmental, benefits 5. BENEFITS TO PRESTON-Local Housing Demand, Private Sector Housing Stock Condition Survey, City Deal, Pattern of Long term Empties in Preston, Table of Empties as % of total Housing stock. 6. ACHIEVEMENTS TO DATE NHB, Numbers, Local Targets. 7. ACTION PLAN Summary of Objectives and the New Action Plan 8. GLOSSARY OF TERMS 9. CONTACT DETAILS 1
1 INTRODUCTION I am delighted to introduce Preston City Council s Empty Homes Strategy and action Plan 2014-2019. This is the third strategy we ve produced that sets out a clear direction for empty homes work in the City. Latest National Figures show that there are around 730,000 empty properties at any one time in the country, the majority of which are privately owned. Some of these are required for a normal functioning market, however, there are others that are very long term and require some intervention by the Council to bring them back into use. Now more than ever Preston is experiencing a transformation which will become more evident when the effects of the Preston, South Ribble and Lancashire City Deal are felt, and with the forthcoming Friends of Fishwick & St Matthews Neighbourhood Plan, it is an exciting time of change and Preston City Council is committed to making the best use of its existing housing stock to maximise the opportunity presented. Reducing the number of empty homes helps improve local communities by providing additional housing for those in need, removing eyesore properties and providing socio-economic and environmental benefits for the community as a whole. But each case has a story and acknowledging and using that information to shape how we work with owners is the key to the success we ve had to date. Implementing this strategy with the help of our residents and partners will ensure that we improve the housing provision throughout Preston for everyone. Cllr John Swindells Deputy Leader of the City Council and Cabinet Member for Planning and Regulation 2
2 INFORMATION ON EMPTY HOMES 2.1 What is the Definition of a long term empty property? Long term empty properties are residential, unoccupied for over 6 months but exclude properties that are defined in Council Tax terms as being second homes and annexes to other properties. This brings it in line with the Housing Strategy Statistical Analysis information collated annually by each Local Authority and returned to government. However, the figure given to Central Government by the Council Tax department excludes all properties that receive any council tax exemption and therefore their figure may be lower than the empty homes figures cited in this strategy. At any one time around 2% of houses are empty allowing for a healthy housing market to operate, these are transactional properties. The houses we are dealing with are those that aren t selling under normal housing market conditions or have been left empty for a significant period for various reasons and would remain empty without intervention by the Council to bring back into use. 2.2 What types of properties are included? We deal with private sector properties but exclude those owned by Registered Housing Providers as they tend to be brought to use quickly without our intervention to meet demand for social housing. However, ex local authority housing bought by individuals under the Right-to-Buy scheme can be included in the figures and may also be subject to action before they are classed as long term empty due to the significant problems that can occur in a very short time. The figures the Empty Homes Team use throughout this strategy do include properties where there may be an intention to return, such as those where the owner is in a Care Home or properties in probate. These properties are not treated as a priority unless they are causing significant problems in the neighbourhood. Throughout this document the figures we refer to exclude properties that solely house students (as these are not liable for council tax) as well as second homes. However we do monitor properties that fall under these council tax categories and will assist owners of these if and when they become long term empties. Student accommodation, second homes and some long term empty commercial properties along with some properties receiving council tax exemption and those deleted from the ratings list, offer opportunity for the Council to work with the owners to make best use of the total housing stock available, and increase housing provision. The council does not own any empty residential properties following the transfer of housing stock to Community Gateway Association in November 2005. 2.3 Who is involved? It is ultimately the owner s responsibility to maintain their empty property and bring it back to use. However, there is two staff based in the Planning Department that encourages action from owners, deals with complaints from neighbours, Councillors and other stakeholders, and coordinates action between departments. Empty Homes work involves collaboration across a number of Council departments: DEPARTMENT PLANNING RELATIONSHIPS Policy -The number of empty homes brought back into use contributes to housing targets especially when we create new housing units from existing residential and conversion of commercial units. Building Control involved when empties are left in poor condition and pose risk to community, serving notices when required, involved in redevelopments of existing long term empty properties. Development Management empty homes staff liaise with and seek advice from Planning Officers on policies and potential developments for both residential and commercial units. 3
REVENUES & BENEFITS HOUSING ADVICE SERVICES ENVIRONMENTAL HEALTH SERVICES PRIVATE SECTOR HOUSING COMMUNITY ENGAGEMENT LEGAL SERVICES FINANCIAL SERVICES ESTATES Conservation liaise with Conservation Officer and advising owners of empty historic buildings on what legal requirements they must comply with. Also link in to the Heritage Lottery Fund to assist owners of long term empty properties in Winckley Square and encourage them to bring them into use. We share and aim to improve information held on properties with the Council Tax department so that we can maximise potential for New Homes Bonus income to the Council and assist in maximising the potential revenue from Council Taxes. The number of empty properties brought back into use to support social housing in Preston will also impact on the level of benefits required for the property and tenant. Information from Housing Advice Services is used to inform the type of properties we are in need of to meet our housing duties. We consider low demand areas, size of properties and suitability for a range of housing options. Housing Advice and Empty Homes work together with external partners to deliver on empty homes projects Problems associated with some empty properties require the input of EHS to deal with fly tipping, pest control, and other health and safety issues. In addition where we can bring an empty back to use, we can reduce the need for such services PSH team administer the empty homes renovation grant under the Private Sector Housing Policy 2013-2018. Housing Standards team report empties especially when the empty property is directly affecting an occupied one, and they respond where empties are open to access or have other problems. Also advise owners on housing standards for properties due to be let and on conversions/developments of empty properties. We work with landlords via the Council s Private Sector Landlord Forum to promote the work and aims of the empty homes team. We link owners to energy efficiency and other suitable grants to assist in improving private sector housing. PACT and other neighbourhood community meetings and residents groups may identify problem properties and steer or support action in their local area. Friends of Fishwick and St Matthews (FOFS) identified empty homes as one of their priorities in their Neighbourhood Plan. Any enforcement action requires input and guidance from the Legal Team, who will also assist and advise on complicated cases of ownership Offer advice and guidance on financial implications of potential action against owners/empty properties and ensure Preston City Council meets financial obligations and spends its limited funds appropriately They have experience of disposing of properties and would be directly involved if Compulsory Purchase action is pursued whilst the property comes under the ownership of the Council. As they are responsible for managing the Council s empty commercial properties, they are also a good link for companies looking for premises 2.4 External Partnerships The Council s empty homes team liaise with a number of businesses and private individuals including; local developers, private sector landlords, charities, Registered Social Housing Providers (RPs), a Social Lettings agency, local estate agents and auction houses, banks and mortgage companies and seek advice from other local authorities through the Empty Homes Network (EHN). 4
3. EMPTY HOMES: THE NATIONAL PERSPECTIVE & LOCAL IMPACT At any one time 2% of the total housing stock across the country is empty, necessary to ensure the normal functioning of the housing market. Any property vacant and unfurnished for more than 6 months is considered to be a long term empty according to Government definition. The issue of empty homes has been rising up the political agenda over the past few years. To show its commitment the Government, in its housing framework Laying the Foundations, has made available 100m Capital funding within the Affordable Housing Programme to Housing Providers, Charities and community groups to develop projects that improve long term empty properties and use them for reducing housing waiting lists by providing affordable homes. In addition to this funding there are other financial and policy drivers encouraging council s to invest in empty homes work. 3.1 New Homes Bonus (NHB) This is a way for the Government to redistribute revenue to local authorities which takes into account changes in the number of properties in an area as per the Council Tax Base. An authority is rewarded for increases in housing stock numbers from either new housing development, and/or bringing long term empties back to use. However, if there is a net decrease in stock, or an increase in numbers of empties, then authorities will lose income. Preston City Council retains 80% of the bonus it receives with 20% going to Lancashire County Council. 3.2 Council Tax Changes As from 1 April 2013 Councils can now charge an additional 50% council tax charge on properties empty over 2 years. In addition they can change the amount of discount other properties might get and for how long. Preston City Council has adopted this legislation and reduced the length of time some empty properties are exempt from Council Tax and properties empty for 2 years or more now pay 150% tax. There is now good financial grounding to continue tackling the empty homes problems and for the team to identify properties suitable for conversion from commercial to residential, improving the opportunity for the Council to increase NHB receipts by increasing overall housing units in the City. For every property that the Council Tax Base increases by (including new builds, conversions and empties back to use) the Government will pay 6 years NHB plus there is the revenue from council tax and an additional bonus for affordable housing units. This funding is crucial for providing services to the community as a whole. 3.3 Planning Changes introduced by the Government are enabling owners of some commercial properties to convert them to residential units with prior approval from the local planning authority but without the need for full planning applications. Owners should seek advice from the Planning Department prior to going ahead with any changes. The Community Infrastructure Levy (CIL) was introduced by Government so that communities can benefit from development in their local authority area. For empty commercial properties where owners are looking to convert into residential units, CIL will normally be applied however owners are advised to seek guidance on this first. Empty Homes returned to use are included in the 5 year housing supply figures for Preston City Council. Core Strategy Objective SO7 aims; to improve the quality of existing housing, especially in Inner East Preston and bring empty properties back into use (p20). 3.4 Welfare Reform Act 2012 The Government has already introduced changes to the welfare system so that people receiving benefits and underoccupying rented properties receive less housing benefit. This has resulted in some households in the social and private housing rented sector going into rent arrears as there are no smaller properties to move them into. 5
3.5 Localism Act 2011 Under this Act the Government enabled local authorities to meet their homelessness duty through private rented accommodation. Households identified as in housing need that refuse to go into private accommodation will be considered intentionally homeless and there is no duty to house them. Local Housing Allowance rates now determine that a single adult up to 35 years of age will only be entitled to the shared room rate. This has encouraged an increase in Houses of Multiple Occupation (HMO) both for the student population and housing provision for single homeless people with the result of concentrations of HMO accommodation in certain wards. In order to establish a level of control over concentrations of HMOs, there is now Planning Policy HS7 against which applications for HMOs in certain wards of the City will be assessed. This is not to say that empty properties will be discouraged from becoming HMOs but the policy will guide this action along with market demand for them. The Act also introduced Neighbourhood Planning, encouraging local neighbourhoods and communities to get involved in identifying priorities for developing their local area. Friends of Fishwick and St Matthews (FoFS) are a neighbourhood group set up to identify the priorities for the community in the Inner East Preston area. Empty properties and their impact on the neighbourhood, has been identified as one of these priorities. 3.6 Green Deal The Government has introduced the Green Deal to encourage owners to make energy efficiency improvements to their properties with the cost recovered over a period of time through the energy bills. There is interest charged on the loan and it is for a 25 year period though the cost stays with the property not the occupant should owners decide to sell. Landlords must get permission from their tenants before carrying out the works. 3.7 Other Policy Changes Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 creates a new offence of squatting in a residential building, which will apply throughout England and Wales. 4. EMPTY HOMES -THE INCENTIVES FOR OWNERS AND BENEFITS FOR EVERYONE 4.1 Economic, Social & Environmental There are many financial, social and environmental benefits from tackling empty homes for the owners, the neighbours of the properties, and the wider community and public services. 4.2 What the owner loses Empty Homes Charity estimate that leaving a property empty is, on average costing an owner 7018 per year in lost rental income, council tax and insurance but this excludes depreciation or vandalism (www.emptyhomes.com 2.10.13). The table below shows the potential rental income to the private sector if we could accommodate all the households on the housing need waiting list (as of June 2013). The rental income assumes a rate equivalent to the Local Housing Allowance (LHA): PROPERTY SIZE ANNUAL LHA TOTAL DEMAND POTENTIAL LOST INCOME 1 BED 4560 1690 7,706,400 2 BED 5700 1075 6,127,500 3 BED 6600 262 1,729,200 4 BED 8340 81 675,540 TOTAL 16,238,640 Figures based on Local Housing Allowance rates for 2013-2014 (www.preston.gov.uk) 6
Although current numbers of empty houses and flats could not accommodate all the households, there is the potential for some commercial properties to be converted to residential use, contributing to Preston s 5 year supply targets. 4.3 Other Benefits In addition to providing housing, there are other direct and indirect benefits to the community: Supporting local trades and services and boosting the economy Providing additional jobs and training opportunities Increased capital value of the empty property and the neighbouring ones Reduction in the use of emergency accommodation by the Local Authority which is one of the most expensive forms of temporary housing Reducing the need to carry out enforcement work to deal with the different problems and so reducing potential cost to the Taxpayer. This can be Police, Fire Service or Local Authority action or enforcement Reduced cost to the Health Service due to better quality housing offering improved health and well-being benefits for all residents Stable communities in good quality housing regenerating areas Reduces risks of acquisitive crime in empty properties reports of metal theft in empties has been on the increase Properties are within areas with existing infrastructure and services so environmentally preferable Improvement of existing properties and provision of good quality housing Increased Revenue to the Council from New Homes Bonus and Council Tax, protecting vital services to the community 5. EMPTY HOMES -THE BENEFITS TO PRESTON Much of our empty homes work to date has focussed on improving privately owned properties to provide affordable housing for those households on the waiting list. Because of government changes we will continue to develop our strategy with this in mind, but also look at other projects to meet different needs and address local housing markets. 5.1 Local Housing Demand As of June 2013 the housing waiting list of active applicants was 3108 with housing need broken down as follows; SIZE OF PROPERTY NO. HOUSEHOLDS 1 BED 1690 2 BED 1075 3 BED 4 BED 262 81 The total number of long term empties at 1 April 2014 was 1156 which if brought back into use would go some way to alleviate the housing need. Add to this the potential for some empty commercial properties to be converted to smaller residential accommodation and we would reduce the need further. 5.2 Private Sector Housing Stock Condition Survey 2012 This is a document produced every 5 years that reviews the current condition of private dwellings across the City and is used to shape future policies to fit local needs. From this survey we note that there has been a significant increase in the size of the Private Rented Sector (PRS) from 13% of total private housing stock in 2007 to 19.2% in 2012. This is in part due to the continued growth of UCLaN but also indicative of recent housing markets and difficulty for people accessing mortgages as it corresponds with national housing trends. 7
The growth in the PRS is very helpful as the Council can use this for households on the housing waiting list. However, the Survey also noted that 36.4% of all vulnerable households (those in receipt of means tested benefits) live in non-decent dwellings, often this means failing Thermal Comfort. Add the increasing cost of energy and many families are reluctant to heat their homes which in turn can cause health problems. So it is important that rented accommodation offered to vulnerable households by the Council meets decent homes standard where possible and the Private Sector Housing Team continue the excellent energy efficiency projects to reduce the number of properties that fail Thermal Comfort in the more deprived wards of Preston. The Empty Homes Team will continue to refer owners of empties to ongoing energy efficiency funding and projects and offer advice on housing standards to meet current requirements but also to ensure a longer life for their property. 5.3 Private Sector Housing Renewal Policy The Empty Homes Strategy fall under the Private Sector Housing Renewal Policy encouraging owners to invest in essential improvements and repairs and undertake regular maintenance, and using the Housing Health and Safety Rating System to help prioritise problem properties and advise owners looking to let their property. 5.4 City Deal In September 2013 the Preston, South Ribble and Lancashire City Deal was signed by all authorities involved and approved by the Government. This offers huge growth potential for the Central Lancashire area and therefore it will be important for us to maximise new and current housing stock. The variety of empty properties around the City means there is potential to bring a range of homes back into use, providing important choice of accommodation for a growing workforce. There is also potential to develop the skills of local workforces and encourage economic development in areas of high unemployment or deprivation. 5.5 The pattern of long term empties in Preston The majority of people will return a property back to use relatively quickly. The table below shows there is a sharp decrease in the number of properties empty for 2, 5 and 10 years. But we do have problems with some of the properties empty for 10 years or more. Empty Homes on 1 June 2013 1400 1200 1000 800 600 400 200 0 6+ months 12-24 months 2years 5 years 10 Years No. as at 1.6.13 Table 1: Residential Properties empty +6 months as per council tax information excluding 2 nd homes and annex properties as of 1.6.13 Of the 44 properties showing as empty for more than 10 years on 1 June 2013, 21 owners have either commenced or completed works to bring their properties back to use including those within large scale developments, 3 were demolished and 6 were unsuitable. 14 of these owners had not visibly started to improve their properties for 8
occupation or were reluctant to get them occupied. These are the owners we need to target through enforcement if necessary. It should be noted that properties can become problematic regardless of how long they have been empty, and others can be empty for years and not have any issues that impact on neighbours, though we still deal with these as they are housing stock. Every ward has, to a greater or lesser degree, empty properties. The total long term empties as a percentage of the total private housing stock is running at 1.99% -in line with the national average. Of 23 wards, 7 have an empty to total housing stock ratio of over 2.5%. Projects dealing with the high numbers of empty homes in two of the wards; Fishwick and St Matthews are already under way and have started to make an impact. We shall monitor the other wards to identify and understand where and why there is a relatively high percentage of empties and develop strategies and projects to address the problems if market forces alone do not improve the situation. Before After Case Study: The above property had been left by the owners for many years following a fire and was in a dilapidated state with problems from pigeons and fly-tipping causing nuisance to neighbours. The Council made every effort to trace the owners who had effectively abandoned the property, but were unsuccessful. Without Council intervention the property may have remained empty so all possible actions were considered resulting in the sale of the property at auction. The new owner bought it on the understanding that all improvement works were carried out within 12 months. It is now up to decent homes standard rented out for local need. 9
The table below is a breakdown by Ward of the residential properties, empty for 6+ months as a percentage of the total housing stock for the ward. 3.5 Ashton Brookfield Cadley 3 College Deepdale Fishwick 2.5 Garrison Greyfriars Ingol 2 Larches Lea Moor Park 1.5 Preston Rural E Preston Rural N Ribbleton 1 Riversway Sharoe Grn St Georges 0.5 St Matthews Town Centre 0 WARD Tulketh University Table 2: Long term empty houses as a percentage of total stock by ward as of 1.2.14 Ward housing stock information is from Electoral Services as of 17.6.13 Empty Homes information is from Ctax figures provided to EHTeam as of 1.2.14 and excludes 2nd homes and annexes as they are excluded from Government returns in empty homes work. 10
6. ACHIEVEMENTS TO DATE The last empty homes action plan was drawn up in 2011 to review the objectives of the previous strategy and ensure we responded to changes in the market and in empty homes work generally. This section will review how we have progressed against the action plan and identify ways to go forward. 6.1 NEW HOMES BONUS Since the Government introduced the New Homes Bonus (NHB) in 2011 as a payment to local authorities for increases in their housing stock numbers, Preston City Council has increased overall stock by 619 properties, with 337 of these being from a reduction in empty homes representing 54.4% of the total figure; equivalent to 853,767 income to the area (information from www.gov.uk as of 10.2.14) 6.2 NUMBERS The number of empty homes in Preston as a percentage of total housing stock has declined over the past few years: YEAR TOTAL NUMBER LONG TERM AS % OF TOTAL HOUSING EMPTIES STOCK 2007-2008 1411 2.36% 2008-2009 1462 2.41% 2009-2010 1473 2.43% 2010-2011 1271 2.09% 2011-2012 1413 2.31% 2012-2013 1218 1.99% 2013-2014* 1156 1.88% Figures taken from Council Tax information beginning of April of each year *As of 1.2.14 6.3 LOCAL TARGETS The Council has set a local strategic target for empty homes; SHO7 Number of empty properties returned to use or demolished through Local Authority Action YEAR SH07 LOCAL TARGET ACTUAL RETURNED TO % ABOVE TARGET USE 2011-2012 60 63 5% 2012-2013 65 81 25% 2013-2014 75 111 48% The Empty Homes Team has contributed to these targets through the following action: 18 New housing units have been created through the Council s Empty Homes Renovation Grant since 2011 By March 2015 a minimum of 47 housing units will have been brought back to use or created following conversion, as affordable housing by Methodist Action (MA) under their A Place To Live empty homes project after they secured 569,057 in Government funding In addition, local owners have personally contributed at least the same again to bring these properties back to use. The Inner East Preston wards of Fishwick and St Matthews in 2008 and again in 2011 were noted as having a higher than average percentage of empty properties to total housing stock. Focussing efforts in these wards has resulted in a drop of empty to total housing stock between 2008 and 2014; St Matthews ward from 3.9% to 2.89% and Fishwick ward from 3.41% to 2.89%. Although this may seem modest there has been considerable work carried out to improve the overall housing stock and IEP remains one of the Council s key 11
priorities. So reducing empties along with other community activity will contribute to increasing demand for housing in the area. Where we have provided financial assistance, whether through grants or the empty homes project, the additional properties are all affordable units and used for those where we have a statutory duty to house as well as other households who would otherwise struggle to get into the private rental sector. In addition we; Have actively linked charity and other housing groups to owners of empties to offer supported accommodation for vulnerable groups. Have linked a number of owners of empties with the Housing Advice Services to find tenants for the owners to manage themselves or by the social lettings agency Worked with Dulux to provide a voucher offering discounts to owners to reduce decorating costs Worked with private sector landlords to advise and encourage improvement in housing standards in rented accommodation Advertised empty properties on our Empty Homes Buyers Register for owners looking to sell Increased resources and empty homes activity by employing another member of staff demonstrated in the uplift on empties back to use Improved information for owners of empties and reporting empty properties Sought funding opportunities and developed partnerships for future empty homes work and projects that meet local demand Continued to contribute to the Empty Homes Network Executive so that we can share best practice and influence government policy through lobbying All these activities will continue but the following action plan identifies additional work that we plan to undertake. 12
Case Study A large property on one of the main roads out of Preston had two large adjacent properties that had over a number of years been causing problems for neighbours and local businesses. The Environmental Health and Housing Standards Teams had both been involved for nuisances and poor housing conditions and management in the Houses of Multiple Occupation (HMO). The residents were generally vulnerable, requiring support to manage their tenancies and many with drug and alcohol abuse issues. The agent managing the property was not experienced enough in dealing with this client group so problems escalated in the area. One of the properties was closed down by the Council but problems continued with squatters, metal theft resulting in significant damage being caused to the structure of the property which in turn affected the adjacent property. The Empty Homes Team got in touch with the owner and following lots of discussion, one of the properties was sold to help towards renovation costs of the other. This property is now under the Council s Lease and Repair scheme, so all works to bring up to decent homes standard have been completed and the property is ready for new occupants to move into 1 and 2 bed properties. In addition the other property is also being improved for general needs housing BEFORE AFTER 13
7. AIMS AND ACTION PLAN By 2019 at the end of this strategy Preston City Council intends to; have significantly reduced the number of long term empty properties throughout Preston, have a range of support options for owners to prevent their property becoming a long term empty in the first place, have contributed to the improvement of private sector housing generally throughout the City and particularly in more deprived wards, and, have increased the availability of affordable housing whether to rent or own through empty homes intervention. The last action plan was drawn up in 2011 and identified 3 objectives, summarised below, that are still relevant now. The new action plan will be monitored and reviewed in 2016 to ensure relevance. 1) Prioritise action on problematic empties and bring back into use Empty properties causing significant problems to neighbours are the exception rather than the norm in Preston. However, there are a few where the impact is having a detrimental effect on other buildings and the amenity of the area generally. The number of properties deleted from Council Tax due to their condition has fallen significantly and may reflect an improving economic situation. Only the Valuation Office can remove properties from the Council tax listing. How we deal with the worst empties depends on the input of the owner and their willingness to work with the Council. If an owner will not take action, then the Council will take enforcement when there is a statutory duty to do so. Ultimately it is the owner s responsibility to get their property occupied but the Council has to balance the rights of the owner to do nothing against the rights of neighbours to enjoy their home and private life. Article 8 of The Human Rights Act 1998 is relevant here. scope of Article 8, because they affect both a person s p We have identified a few empty properties in poor condition or where the owner is unwilling to work with the Council or the properties have been empty over 20 years with no sign of reoccupation. In each case a thorough analysis of whether enforcement action such as Compulsory Purchase Order (CPO) or Empty Dwelling Management Order (EDMO) is suitable and justifiable will be undertaken. However it should be noted that dealing with the most problematic empty properties is very resource intensive and the high targets set for the overall number of empties we deal with reflects the priorities we have had as a Council to reduce the number of households in temporary accommodation. Mortgagors may not be aware that properties they have lent against or for are sitting empty and potentially causing problems or devaluing. We would like their support to encourage owners to deal with the problems and bring the properties back into use, so protecting their investment. Therefore, we will be carrying out a desktop exercise on problem properties and mortgages against them then contacting the mortgagee to promote positive action from them in getting the properties back to use. 2) Reduce the overall numbers of private sector long term empty properties and link new supply with demand for social and affordable housing. We have seen a reduction in the number of properties registered through Council Tax as long term empty. We will continue to work to reduce the numbers of empties but also to create new housing units linked to affordable and supported housing. 14
Although we focus on residential properties, developing projects from long term empty commercial ones creates new housing units which contribute to the Council s housing targets whilst dealing with the effects of recession. Whilst the housing market has been slow, we have sign-posted owners to Housing Advice Services and the Social Lettings Agency to consider short term leasing of their property so providing accommodation and reducing the costs to the owner. This action can also prevent properties from becoming long term empties. Options for renting out empty properties have been successfully developed and is now an established way of providing affordable housing. However, communities benefit from the money and time invested in them by owner occupiers. We shall investigate the possibility of developing a project to encourage and assist owners to buy long term empties as affordable housing. We will develop new projects with various organisations, using residential and commercial properties to offer a variety of affordable housing around the City. Case Study The Windsor Castle Public House had been empty and falling into disrepair for a number of years. The Council along with Methodist Action worked with the owner to help fund works to convert the pub into affordable housing. There are now 10 affordable 1 and 2 bed flats leased to Methodist Action for 10 years. The owner is also looking at a similar project for another empty commercial property he has. 3. Target empty homes in Inner East Preston and areas with high numbers of empties The Methodist Action (MA) empty homes project targeted the owners of properties empty for at least 2 years in the Fishwick and St Matthews ward. In addition, landlords looking to buy empties have been encouraged to consider housing in this area as much of it fits the local need for 2 bed properties. The Neighbourhood Plan for Inner East Preston has identified empty properties as one of their priorities. Currently 16 long term empty properties in Thorn Street are being renovated by a private developer and being rented out or sold. But there is still a lot of work to do to improve the image of the area through regeneration of empty and derelict properties. Where appropriate, we will support the improvement and conversion of commercial properties to residential outside of the local retail centres if in line with the Neighbourhood Plan and Planning policies. We will continue to target properties in this area and investigate other wards with a higher percentage of empty properties to total housing stock compared to the rest of the City. We will also monitor housing used for certain groups such as student housing to identify alternative uses where there has been a noticeable increase empty housing. The following page has the empty homes action plan for 2014-2019 which will be monitored and reviewed in 2016. 15
EMPTY HOMES ACTION PLAN 2014-2015 The Empty Homes Strategy will be in place until 2019, the Action Plan will be reviewed on a rolling basis taking account of local needs and changes. OBJECTIVE 1: PRIORITISE ACTION ON PROBLEMATIC EMPTIES AND BRING BACK INTO USE ACTION MEASURE/OUTCOME TIMESCALE 1.1 Identify funding and agree process for enforcement Process in place for last resort action. Worst and Autumn 2014 -Process action on worst properties longest empty properties back into occupation 1.2 Desktop exercise on problem empties with mortgages to encourage action based on financial analysis Longest empties back to use. Improved understanding for mortgagees on empty homes and Summer 2014 1.3 Continuation of the MA empty homes project beyond March 2015 when the current funding ends investment versus current value of properties Funds recycled through the initial government funding continuing to be used for empty homes. Additional funding identified for other properties including where appropriate, commercial properties to increase affordable housing supply Ongoing OBJECTIVE 2: REDUCE OVERALL NUMBERS OF PRIVATE SECTOR LONG TERM EMPTY PROPERTIES AND LINK NEW SUPPLY WITH DEMAND FOR SOCIAL AND AFFORDABLE HOUSING 2.1 Investigate moving from renovation grants for empty Revolving fund for improving long term empties March 2015 homes to loans whether for let or owner occupation 2.2 Identify future funding opportunities for empty homes Funds for specific areas of empty homes work Ongoing projects developed from identified need and patterns through private and public partnerships 2.3 Investigate the most efficient and cost effective way of targeting and developing action plans for empty properties More properties identified with owners actively engaging with Council Ongoing OBJECTIVE 3: TARGET EMPTY HOMES IN INNER EAST PRESTON AND AREAS WITH HIGH NUMBERS OF EMPTIES 3.1 Develop a database for empty properties in Inner East Preston requiring Council input to bring into use Register of empty commercial and residential properties targeted for action 3.2 Investigate high numbers of empty properties in other Database that can be used to develop targeted wards to identify patterns, housing need etc. projects 3.3 Investigate conversion and consolidation of commercial Identified where owners are willing to convert, to residential units in Inner East Preston in line with outline a potential project for areas of empties Neighbourhood Plan requirements and policies outside key economic areas of IEP. Summer 2015 Ongoing Autumn 2015 16
8. GLOSSARY OF TERMS Affordable Housing CPO EHA EDMO EHN EHO Enforced Sale Homes & Communities Agency (HCA) Improvement (Renewal) Area MANW / MA RP Stakeholder Housing that is available to rent or purchase which is below market value and provided for people who would otherwise struggle to rent or buy houses on the open market. Compulsory Purchase Order A legal process for the local authority to acquire property under one of the Housing Acts or under Planning legislation to increase housing provision or improve amenity Empty Homes Agency a nationally registered charity whose aim is to encourage the reuse of empty homes throughout the country Empty Dwelling Management Order introduced in the 2004 Housing Act that gives local authorities management but not ownership rights over a private empty property. Application is made to the Residential Property Tribunal Empty Homes Network an organisation that supports those people involved in bringing empty homes back into use. It was set up by Officers in local authorities, but has advice and guidance for anyone interested in this work. Empty Homes Officer a council officer who coordinates action on empty residential dwellings but whose work may move towards commercial properties. (EHO can also refer to Environmental Health Officer) A legal process allowing local authorities to recover outstanding debts against a property and owed to the Council by forcing the sale of the property. Although many councils may take this action against a small debt ( 500 in some cases) Preston City Council only takes action against significant debts often council tax debts but could be work in default A national body that regulates the work of Registered Social Housing Providers (RP) and works to increase the provision of affordable housing through grant provision. An area designated for housing and amenity improvement. Improvement is carried out by Officers from a number of council departments and other external bodies following consultation from local residents and stakeholders. Methodist Action (North West) is a charitable organisation offering support in private sector housing. They secured Government funding for a large empty homes repair and lease project Registered Social Housing Provider - Organisations providing social and affordable housing overseen by the Homes and Communities Agency Any group or individual with an interest or an input in empty properties in Preston. 17
9. Further Information For more information or to make comment on this strategy, please contact: Empty Homes Officer Environment Directorate Preston City Council Town Hall Lancaster Road Preston PR1 2RH Tel: 01772 906599 Email: emptyhomes@preston.gov.uk Web: www.preston.gov.uk 18