Better Homes Better Places

Doncaster Housing Strategy 2011-14 ConsultationAutumn 2010

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www.doncaster.gov.uk

Councillor Patrick WilsonCabinet Member for Housing

Introduction

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Housing is important. It is the foundation upon which we build our lives. The quality of housing, how much it costs and where it is affects us all - our quality of life, health, well-being and opportunities to work and study.

As Portfolio Holder for Housing at Doncaster Council, I am keen to seek and act on the views of others in driving forward our housing priorities.

I am therefore pleased to present this Consultation Document looking at issues for our future Housing Strategy - Better Homes, Better Places. It sets out some key issues, themes and challenges that face us so we can begin to look at the issues we must address in our new Housing Strategy. It is evidence based - supported by a wealth of detailed knowledge and information about people, homes and places in Doncaster.

We also want to ensure that our evidence base fully reflects the views of local people, which is why we are presenting this Consultation Document.

Please take some time to consider the issues raised in this Consultation Document and let us know what you think. Your views are important and will be taken into account in developing our new Housing Strategy.

© Crown copyright. All rights reserved (100019782) 2010.

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Why a new Housing Strategy?

The current Housing Strategy for Doncaster covers the period to March 2011.

We therefore need to set out a clear view on our local housing priorities for 2011 onwards and our future investment needs. This will in turn influence, support and strengthen our Borough Strategy, Local Development Framework and Local Economic Strategy and contribute to wider regional strategies.

The Housing Strategy will cover the period from April 2011 to March 2014. It will be supported by detailed Delivery and Action Plans.

Our Vision for Housing

“To ensure everyone has the opportunity to access a quality, affordable home within a sustainable community.”

Housing in Doncaster

Responding to the legacy of the past and delivering the housing of the future is a challenge that housing and other strategies are addressing.

Doncaster is in South Yorkshire and is the largest geographic metropolitan borough in the country covering 220 square miles. It contributes to housing and labour markets in both Sheffield and Leeds City Regions. It is home to over 290,000 people. There are many individual towns, settlements and communities within the area including 3 significant towns of Doncaster, Mexborough and Thorne.

Doncaster emerged as an industrial centre from late 18th century and witnessed great immigration and expansion due to industry, mining and its important transport links.

The post war era saw clearance of sub standard housing and massive housing growth, including what are now the suburbs and large council estates. Towards the end of 20th century, changes to the industrial base and closure of mines, led to great decline in the area. There was a great economic loss together with arising unemployment. Older housing providing homes for workers were increasingly obsolete and in need of major improvement or redevelopment.

The early 21st century has seen major achievements in Doncaster and inward investment. In housing terms, there has been significant housing renewal and regeneration but much remains to be done. Renewal is only the start - we need to move from renewal to growth. Good quality housing areas where people want to live is crucial to our success - underpinning the economic recovery in Doncaster to attract new businesses and workers.

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Where are we now?

There are poor quality homes in the area - non decent, with housing hazards, energy inefficient and carbon intensive. This is particularly true in the rented sector.

Housing is not just about bricks and mortar. There are vulnerable people who have specialist housing and housing support needs. There are people faced with homelessness and are in housing need.

There is a growing ageing population and a limited range of housing choices for them - some of it in poor quality. Young people find it difficult to find affordable accommodation. Every year there are young people leaving the care of Doncaster Council who need support and accommodation during the transition from care to independent living.

There is a shortage of affordable housing in the area and demand for social housing is growing. Although the average cost of housing in Doncaster is less than the national house prices, many people cannot afford to buy a home. There are few ‘intermediate’ housing choices, such as shared ownership opportunities and few new homes are being built. This is in spite of availability of land and partnership working with developers and housing associations. Confidence in housing markets and access to loans is seen as a major issue.

There are areas of attractive housing in Doncaster, in high demand and in successful areas. But there are also unpopular, less sustainable areas demonstrating poor housing and environmental conditions, weak housing markets, a build up of empty homes, wider socio economic issues and inequalities for residents such as health and education. These areas need to be a priority for housing and wider regeneration.

There are a high number of empty homes across the borough that need to be brought back into use. The services to council tenants can be improved, complaints about the decent homes programme, whilst falling are still too high, the emergency and routine repairs service can be improved and we must ensure that value for money is clearly understood so that we can ensure the cost and quality of the services that we provide to our customers is where we want and need it to be. Different ways of allocating council properties is something that we might need to explore to reflect local issues.

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Developing our housing priorities

We have considered the national and local priorities. We have considered what we know about housing and wider issues in Doncaster. We know that there are some things that we have to address - such as our statutory duties and areas where we know we have not performed well in the past.

There are differences in the quality of life between the advantaged and disadvantaged across the borough. Reducing the gaps between the advantaged and disadvantaged in relation to housing quality, choice and services underpins all our housing priorities.

We recognise there is plenty to do and that excellence is a huge aspiration. We want to improve housing and choices as our aim for the new Housing Strategy and to strive for excellence as a long-term goal.

We have listened to partners and stakeholders. Based on all this information, we have identified the following priorities • Betterqualityhomes • Betterhousingchoicesforpeople • Betterplacestolive • Workingtowardsachievingexcellence

How can we achieve these priorities? Better quality homes • Improvethequalityofhousingandreducethenumberofpoorquality,energyinefficient homes • ImprovethequalityandmanagementofCouncilHousing • Improvethequalityandmanagementofprivaterentedhousingandworkinpartnership with private landlords to make best use of the sector to meet local housing demand

Better housing choices for people • Supportvulnerablepeopletoliveindependently • Enablehousingoptionsforpeoplethreatenedwithhomelessnessorinhousingneed • Improvehousingchoiceforanageingpopulation • Improvehousingchoiceforyoungpeopleandfamilieswithchildren Better places to live • Enableanincreaseinthesupplyandrangeofnewhousing,specificallynewaffordable housing and make best use of council land and assets • Regenerateplaceswithpoorquality,lowdemandhousing • Reducethenumberofemptyhomesandmaximisethenumberbroughtbackintouseas affordable housing

Working towards achieving excellence • Developcustomerfocussedservices • AchieveValueforMoney • Collaboratewithourpartnersinthedevelopmentoflocalinvestmentplansandinthe delivery of innovative services

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Area based issues and action

Our priorities are broad and can to a greater or lesser extent apply to all areas of Doncaster. However, there are differences within and between areas and there are specific local issues. Area investment opportunities and needs are different - needing local focus and solutions. One size does not fit all.

The spatial priorities for housing are based around five areas

CentralBalby, Central, Town Moor and Wheatley

This area is the Doncaster Main Urban Area and is a major focus for housing.

There are high levels of rented accommodation in this area - both St Leger and private rented homes. Many of these homes are in poor condition - particularly houses built prior to 1919. There are areas where there are big concentrations of empty homes. Central Ward has the lowest average house price of any ward in Doncaster. Balby Ward is one of the most deprived areas in the Country and tenants in the Balby and Intake high rise properties have waited too long for the decent homes programme to reach them

Our current initiatives include Six Streets Area Regeneration which includes some demolition but also external and internal improvements of older homes and Hit Squad activity - where joint area based interventions and enforcements target housing and environmental problems.

Barriers to new homes include infrastructure issues such as transport, utilities, health and schools and flood mitigation particularly by the River Don.

Future investment in new housing, including affordable housing, may include the Civic and Cultural Centre Quarter and Waterfront regeneration proposals in the town centre. New housing is also planned in the Six Streets area. Improvements to infrastructure are needed for the future to bring forward new housing.

Housing regeneration and improvement could include continuation of the Six Streets Project, St Leger Decent Homes and Energy Efficiency Improvement Schemes - supported by Hit Squad and Empty Homes activity. Ensuring that the Decent Homes Standard within the Balby and Intake High Rise is delivered from this year to greatly improve social housing. Better joint working with South Yorkshire Police and other key partners will help to address anti social behaviour and crime related activity where it is affected by poor quality housing.

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North Adwick, Askern Spa, Bentley, Great North Road, Sprotbrough

This area is varied with some affluent areas but also some parts demonstrating areas of deprivation. There is a low level of social housing in this area - with the exception of Adwick - which has high levels of non Decent Homes. There are areas of private sector non decent homes in Askern and the Green Corridor. There are also high numbers of empty homes in Adwick, and particularly in Bentley.

Bentley also has one of the lowest average house prices of any ward in Doncaster in sharp contrast to Sprotbrough which demonstrates one of the highest average house prices of any ward in Doncaster.

Barriers to future development include flood risk. There are Gypsy and Travellers sites in the area.

Current initiatives include housing regeneration as part of the Green Corridor Partnership and these could be continued in the future, if resources are available. Other investment could include St Leger Homes Decency Programmes, rolling out Hit Squad activity and targeted Empty Home activity. Better links between housing and health investment could reduce the numbers of vulnerable people affected by poor quality housing in the north, particularly Bentley.

EastArmthorpe, Hatfield, Dunscroft, Stainforth and Moorends, Thorne, Edenthorpe, Kirk Sandall and Barnby Dun

This is a varied area where there are some former colliery areas. Moorends, whilst benefiting from significant investment in the last 20 years, demonstrates problems and would benefit from new housing and wider regeration.

Armthorpe has excellent transport links which will support new housing developments. Stainforth is a potential growth town. Thorne is a distinctive settlement which has market town status. Dunscroft has poor areas of pre 1919 housing and non traditional housing. The Willow Estate, Thorne and Kingsway Estate, Stainforth have been cleared. There are Gypsy and Travellers sites in the area.

There are low levels of social housing except in Stainforth and Moorends where there is a high level of non Decent Homes. Housing standards in the private sector are higher than other areas of Doncaster - related at least in part to low levels of pre 1919 housing.

Affordable housing, with Homes and Communities Agency Funding, is underway at Graham House and The Crescent, Dunscroft.

Future investment will include seeking solutions to redevelopment of cleared sites at Thorne and Stainforth. Housing investment should be linked to the economy, creating jobs in order to improve employment and reduce worklessness and inclusion of education, training and skills opportunities. Sustainable solutions will need to be considered for Moorends. Focussed private sector housing interventions and St Leger Decency Programmes could also contribute to raising standards in the area.

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SouthBessacarr and Cantley, Finningley, Rossington, Torne Valley

This area contains the Robin Hood International Airport and is a high focus for continued economic regeneration - both regionally and locally. There are high levels of detached owner occupied housing and pockets of affluence. Bawtry and Tickhill are Conservation Towns.

There is a high demand for housing in this area. The South area has the highest house prices in Doncaster as an area. Households tend to have higher incomes than the Doncaster average but, in turn, as house prices are higher housing is still unaffordable to many people.

There are some areas of social housing. Cantley was once the largest council estate in Britain although many houses have now been sold under the Right to Buy legislation. There are issues to be addressed within the social housing at Rossington. Poor levels of energy efficiency have been noted in the ex RAF homes in Finningley. Poor housing conditions also exist in the ex council owned properties.

Future investment may include new housing. There are existing planning applications for new housing, including social housing through section 106 agreements, and potential new sites could be brought forward utilising council owned land (HRA). Area based private sector and energy efficiency schemes could raise housing conditions. There should be close working between partners and the community to achieve investment planning between housing, economic regeneration and neighbourhoods to maximise the value of our interventions.

WestConisbrough and Denaby, Edlington and Warmsworth, Mexborough

IncludedwithintheDearneValley,thisformerminingareawasonceoneofthemostheavilypollutedareasin Western Europe.

Today, housing issues remain. The quality of private sector housing is poor - particularly associated with pre 1919 homes. There is a high level of social housing and roughly half these homes are non Decent. The quality and management of private sector housing is a cause for concern and was the subject of detailed consultation in 2010 at Edlington. As a result it will be targeted for intervention through the Hit Squad initiative to focus on improving health issues affected by poor quality housing alongside support to tackle anti social behaviour and crime as well as more support for children and families.

The area was given Housing Market Renewal Status by the then Office of the Deputy Prime Minister in recognition of failing housing markets. The aim of the status was to bring forward funding to stimulate housing markets and sustainable communities. Investment has been made including the part clearance of the Granby, Thompson and Dixon areas. However, there are still signs of housing market weakness including high levels of empty homes. House prices are low - even by Doncaster comparisons. Average house prices in the Mexborough ward are amongst the lowest in Doncaster. However, incomes are lower too, so housing is still unaffordable for many.

Development constraints include flood risk. Some areas do not have mains gas as gas was not a fuel of choice when mines were open. Sustainable transport links are needed to ensure residents can access employment opportunities.

Future investment needs include the continuation of Housing Market Renewal Pathfinder programme and solutions to the redevelopment of Granby, Thompson and Dixon areas of Edlington including through the Homes and Communities Agency Panel. Tackling empty homes, the poor quality and management of private rented housing through area based private sector housing renewal activity together with continuation of St Leger Homes Decency Programme - including resolution of bathroom issues at Windhill could help improve housing conditions. Better joint working amongst key partners and the community is needed to improve poor quality housing in this area, where it impacts on health outcomes for local people.

It is evident that there is a need for continued investment in housing throughout Doncaster area, particularly in disadvantaged areas.

It is unlikely that the level of resources available will be sufficient to tackle all our housing investment needs and difficult decisions will be necessary to prioritise what schemes can be carried forward and in what timeframes. We will need to work with our partners to make better use of mainstream resources.

Our priorities for investment and area action will be contained within our future Housing Strategy and Local Investment Plan. They will be framed by the resources we can achieve for investment in housing for the future. The results of the Government’s Comprehensive Spending Review due at the end of October 2010 will be key to setting future priorities.

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By 2014 our vision for success will include the following outcomes

Better quality housing

• Fewer non Decent Homes and homes with housing hazards• Fewer low energy and more high energy efficient homes • More low and zero carbon homes• More new housing demonstrating high quality sustainability and design standards• Elimination of non decent council homes• Higher levels of tenant satisfaction with management and quality of council and private rented housing• Fewer tenant complaints about housing quality and management• Increased partnerships with private landlords• Introduction of Private Sector Housing area based regeneration schemes

Better housing choices for people • More people enabled to live independently• Reduced levels of homelessness• Greater range of services and choices for people facing homelessness or in housing need• Greater range of housing choices and support for an ageing population• Greater range of housing choices and support for young people and families with children

Better places to live • More new house building completions• More new social housing and wider choices such as shared ownership• New Council housing• Greater contribution from council assets in bringing forward new housing• Achievement of priority housing regeneration schemes• Fewer unpopular areas• Increased resident satisfaction with their area• Fewer empty homes• Increased numbers of empty homes brought back into use as affordable housing

Working towards achieving excellence

• Higher levels of customer satisfaction• ImprovedValueforMoney• Increased partnership working

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Better Homes Better Places Doncaster Housing Strategy 2011-14 Consultation Questions Autumn 2010Your views are important Please let us know what you think by taking time to complete all or part of our questionnaire attached.You do not have to answer all the questions if you don’t want to.

All views will be carefully considered and taken into account in developing our new Housing Strategy 2011-14.

The deadline for comments is 30 November 2010.

The new Housing Strategy will be considered by the council in early 2011.

Completed questionnaires should be returned to: Housing Strategy Consultation Housing Investment Strategy Team Doncaster Council PO Box 826 Doncaster DN1 9AR

1 Better quality housingHow can we: • improvethequalityofhousingandreducethenumberofpoorquality,energyefficient,carbonintensive homes?• ImprovethequalityandmanagementofCouncilHousing?• Improvethequalityandmanagementofprivaterentedhousingandworkinpartnershipwithprivate landlords to make best use of the sector to meet local housing demand?

Do you agree with this priority? Do you have views as to how we can meet our objectives?

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2 Better housing choices for peopleHow can we: • Support vulnerable people to live independently? • Enable housing options for people threatened with homelessness or in housing need?• Improve housing choice for an ageing population?• Improve housing choice for young people and families with children?

Do you agree with this priority? Do you have views as to how we can meet our objectives?

3 Better places to liveHow can we: • Enable an increase in the supply of new housing, specifically new affordable housing and make best use of council land and assets?• Regenerate places with poor quality, low demand housing?• Reduce the number of empty homes and maximise the number brought back into use as affordable housing?

Do you agree with this priority? Do you have views as to how we can meet our objectives?

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4 Working towards achieving excellenceHow can we:• Develop customer focussed services?• AchieveValueforMoney?• Consult and involve partners in the development and delivery of strategies and services?

Do you agree with our area based issues? Do you have views as to how we can meet our objectives?

5 Other issues• How can we sustain our progress in new housing, improvements and housing regeneration given reduced resources in the future?• What is our role in intervention and what more could be done by the council and other agencies?• Are there other important issues we should be considering?

Do you have views on these important issues?

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www.doncaster.gov.uk

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How to contact us

You can write to us at the following address: Housing Strategy Consultation Housing Investment Strategy Team Doncaster Council P O Box 826 Doncaster DN1 9AR

Email: HousingStrategyConsultation@doncaster.gov.uk Telephone: 01302 737032

Please complete and return this questionnaire to the above postal address or email address by no later than Tuesday 30 November 2010.

More information

If you would like more information about any of the issues outlined in this consultation paper, please contact Mandy Preskey on 01302 737032.

More information can also be viewed on our website www.doncaster.gov.uk including: • Housing Needs Assessment • Housing Evidence Base • Housing Market Quarterly Reports • Private Sector Stock Condition Survey • Achievements since 2008 • Glossary of terms

The information you are providing is being collected and used for consultation and will only be passed on to the Housing Investment Strategy Team. A summary of responses to consultations

will be drawn together at the end of the consultation period.

Information can be made available in other formats such as Braille or Audio Tape on request. If you know someone who may need this service, please contact a member of staff

for more information or if you need any other help or advice.