perry singh school governors presentation june 2018...summary of regeneration activity • elephant...
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www.southwark.gov.uk
Housing presentation for school governors21st June 2018
Perry SinghStrategy and Business SupportHousing & ModernisationLB Southwark
www.southwark.gov.uk
What we will cover
• The housing context
• Changes in policy
• Further expected changes
www.southwark.gov.uk
Changes in the stock in Southwark 1981 to 2017
0
20000
40000
60000
80000
100000
120000
140000
160000
1981
1982
1983
1984
1985
1986
1987
1988
1989
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
2003
2004
2005
2006
2007
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
Southwark Local Authority
Other public sector/Other LA
Local Authority (inc owned byothers exc other public sector)
Housing Association
Total Social
Private sector
Total
www.southwark.gov.uk
Impact of RTB and increase in Leaseholders
www.southwark.gov.uk
www.southwark.gov.uk
Average rent in Southwark 2012-18
www.southwark.gov.uk
Families on
benefits find it
difficult to
access the
private rented
sector:
-high rents,
-low LHA and
-the overall
benefit cap
www.southwark.gov.uk
Income
band
No. of
households
Weekly
income*
1/3 of
weekly
gross
income
100k+ 8,832 1,917 639
Private renting
Private ow
nership
30k deposit
95-100k 1,293 1,869 623
90-95K 876 1,773 591
85-90K 2,139 1,677 559
Shared ow
nership
80-85K 2,424 1,581 527
75-80K 2,411 1,485 495
70-75K 2,927 1,390 463
65-70K 3,633 1,294 431
60-65K 4,510 1,198 399
55-60K 5,048 1,102 367
Social rent*
London Affordable Rent
60% Affordable
rent
London Living rent (for
renters)
80% affordable
rent50-55K 5,899 1,006 335
45-50K 6,647 910 303
40-45K 8,180 815 272
35-40K 8,941 719 240
30-35K 10,577 623 208
25-30K 11,511 527 176
20-25K 12,209 431 144
15-20K 13,305 335 112
10-15K 12,695 240 80
**5-10K 9,425 144 48
0-5K 2,730 48 16
The Southwark Housing Ladder
www.southwark.gov.uk
Reduction in social lettings
0
1000
2000
3000
4000
LA social rent lettings
PRP social rent lettings
PRP affordable rent lettings
PRP total lettings
TOTAL
www.southwark.gov.uk
Lettings compared to the housing register
0
5000
10000
15000
20000
25000
20
04
20
05
20
06
20
07
20
08
20
09
20
10
20
11
20
12
20
13
20
14
20
15
20
16
20
17
Total new
applicants on
the register
Total
transfers on
the register
Total
households
on the
register
www.southwark.gov.uk
Changes in homelessness decisions
0
500
1000
1500
2000
2500
3000
Eligible, unintentionally homeless and in priority need
Eligible, homeless and in priority need, but intentionallyso
Eligible, homeless but not in priority need
Eligible but not homeless
Ineligible
Total decisions
Trailblazer & Homeless Reduction Act
www.southwark.gov.uk
Households accommodated by Southwark as at 31st March
(the total stood at 1,443 on 30th September 2018)
0
500
1000
1500
2000
2500
3000
Total applicant households accommodated
H/holds with dep. children and/or pregnant woman with no other dependants
Total number of children/ expected children
Homeless at home
Capacity 2,500
www.southwark.gov.uk
0
100
200
300
400
500
600
In B
oro
ugh
Out
of
Boro
ug
h in
Lo
ndo
n
Out
of
Lo
ndo
n
Tota
l
No of placements bySouthwark
0
50
100
150
200
250
No of placements by Southwark
0
50
100
150
200
250
No of placements in Southwark
Temporary Accommodation
placements Oct-Dec 2017
www.southwark.gov.uk
Notifications
• It is a statutory requirement under section 208 of the
Housing Act 1996 for a placing local authority to notify
the host local authority when placing a homeless
household in their area, whether this is a TA placement
or a discharge of the ‘full housing duty’. The notification
must be given within 14 days of the accommodation
being offered to the household. The notification must
contain the specific household and accommodation
details set out in the Act.
• An Education Officer should know who has been placed
in the Borough.
• https://www.nhas.org.uk/docs/8367_NHAS_Out_of_Area_Best_Practice_Report_v21.pdf
www.southwark.gov.uk
Further info on migration
-6,000
-4,000
-2,000
0
2,000
4,000
6,000
8,000
10,000
12,000
20
04
to
20
05
20
05
to
20
06
20
06
to
20
07
20
07
to
20
08
20
08
to
20
09
20
09
to
20
10
20
10
to
20
11
20
11
to
20
12
20
12
to
20
13
20
13
to
20
14
20
14
to
20
15
20
15
to
20
16
Long term international
migration inflow
Long term international
migration outflow
Net international
migration
-40,000
-30,000
-20,000
-10,000
0
10,000
20,000
30,000
20
04
to
20
05
20
05
to
20
06
20
06
to
20
07
20
07
to
20
08
20
08
to
20
09
20
09
to
20
10
20
10
to
20
11
20
11
to
20
12
20
12
to
20
13
20
13
to
20
14
20
14
to
20
15
20
15
to
20
16
Internal migration
inflow
Internal migration
outflow
Net internal migration
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
Net migration
230,000
240,000
250,000
260,000
270,000
280,000
290,000
300,000
310,000
320,000
Source: Office of National Statistics
www.southwark.gov.uk
Key changes in the Homelessness
Reduction ActMajority of new duties implemented in April 2018 and include:
• Improved advice and information on homelessness and its prevention
• New duties to take “reasonable steps” to prevent and relieve homelessness
• Introduction of assessments and collaborative personalised housing plans
• Must be satisfied that accommodation available for at least 6 months
• Caveat - ‘deliberately and unreasonably‘ refuse to cooperate - these decisions must take into account applicant’s particular circumstances and needs
• HRA does not change duty to provide housing for vulnerable people in ‘priority need’
www.southwark.gov.uk
• Pay to stay – voluntary – ruled out in Southwark
• Forced sales of high value vacant stock – No requirement in 2017/18 or 2018/19
• HA RTB – Regional pilot in the Midlands
• 20% starter homes – Now 10% affordable home ownership
• End of lifetime tenancies
Housing & Planning Act 2016
www.southwark.gov.uk
Other key changes
• 1% social rent reduction to continue to 2020
• Plan to cap social sector rents to LHA rate dropped.
• Proposed changes for supported housing
www.southwark.gov.uk
Intermediate rent housing list
• About to start consulting on list
• Most at rents at London Living Rent level set by the Mayor for those on household incomes up to £60K
• A small proportion at up to 80% market rent for those with incomes between £60k and £90K
• Priority for Keyworkers, Armed forces, Victims of DV, Carers, Families undertaking fostering adoption
• Keyworkers = NHS Nurses and other clinical staff, social workers, educational psychologists, fire fighters, police and support officers, teachers and teaching assistants in non-fee charging schools
• Please send us evidence of recruitment issues
www.southwark.gov.uk
Summary of regeneration activity
• Elephant and Castle – 5,000 new/replacement homes
• Aylesbury – Working with Notting Hill Housing Trust to deliver 4,000 new homes of which 50% will be affordable – Over next 20 years
• Canada Water – 4,500 new homes – 35% affordable
• Bermondsey Spa – 2,000 new homes 50% affordable
• Old Kent Road – 20,000 new homes, 7,000 affordable
www.southwark.gov.uk
Further changes
• Social housing Green Paper
• Impact of Welfare Reform including roll out of universal credit to existing HB claimants
• Recommendations from the Grenfell Tower Enquiry
• Impact of Brexit
• Housing & Planning Act 2016:
– Regulations on lifetime tenancies and succession?
– HA RTB and high value sales levy?
