Housing Association Rationalisation Project

Fieldway & New Addington

Presented by Peter BrownDivisional Director of Housing

Friday 13th June 2008

Rationalisation Project

• Background• Why Croydon?• The Area• HA stock• Key local concerns• Objectives• Model• Delivery• Conclusion

Background

• Housing Corporation and London Councils in 2007 invited bids from London local authorities to conduct a neighbourhood based pilot

• Criteria– Large number of HAs in area– Scope to improve consistency/joint working– Some HAs have limited stock– Regeneration or focus on community cohesion

• Croydon and Havering selected

Why Croydon?

• Strong track record on delivery• Work closely in partnership with Housing Corporation

and housing associations• Leading role in development in SW sub-region• 3 star authority• Beacon status

– Getting closer to communities– Improving housing services by involving tenants– Increasing voluntary and community sector service

delivery

The Area

• New Addington dates back to 1935• First National Housing Trust• Became Croydon’s largest estate• Main building programme completed in 1963• Fieldway estate was completed in 1968• HAs have built infill developments and

acquired street properties

The Area

• The two wards make up a single neighbourhood

• Has clear geographical boundaries• Fieldway is the most deprived ward in

Croydon• Subject to two major regeneration initiatives

• Neighbourhood Renewal• Central Parade regeneration

The Area community safety building community pride regeneration of public

places/shops education and employment nurseries/play areas for children stronger purpose for teenagers

service access for the ‘hard to reach’

support for single parents support for young men community leadership

The Area £75m district centre regeneration

(partnership with Tesco) 251residential homes (Hyde) community centre health centre Library swimming pool, sports hall and gym combined CETS training centre and

Job Centre Plus Business Enterprise Centre (BEC) One Stop Service Centre Council Offices

The Area

• Population of 21,527• 7,997 households• 3,407 council rented homes

AreaAll

(no.) White Asian Black Other

         

6%

4%

5%

Fieldway 11,176 81% 3% 11%

New Addington 10,351 89% 2% 6%

Both wards 21,527 84% 2% 9%

         

 5%Croydon

330,587 70% 11% 13%

Source: Census 2001

Housing Association Stock

• There are 14 housing associations with properties in Fieldway and New Addington

• Seven manage fewer than 20 homes• Eight have 10% or less of their Croydon stock in

management in the neighbourhood• Only 3 associations have more than 20% of their

Croydon homes in New Addington and Fieldway• Two associations currently manage 60% of the

housing association stock in New Addington and Fieldway between them

• But do need to look at picture across the borough

Housing Association Stock in Croydon

• 52 housing associations, co-operatives, Abbeyfield societies and almshouses managing 9,919 rented homes

• 28 HAs have few than 100 homes

• 6 HAs manage more than 500 homes

Key Local Concerns

• RSL management capacity• Difficult to engage quickly and effectively to

tackle emerging estate management issues• Dispersed stock/small numbers• Inconsistency of approach• Potential inability to tackle ASB• Potential lack of tenant/community

engagement• Most estate activities funded by the council

Objectives of Rationalisation

• Cost efficiencies– More cost effective management and VFM

• More focused contribution– Overcome difficulties of multiple landlords, pepper-potted

ownership etc

• Improved customer service– Make management service more responsive

• Neighbourhood management– Ensure engagement with local community

• Focus for wider rationalisation activities

Objectives of Rationalisation

• Reduce overall numbers of HAs managing in borough to about 12 (mix of large, medium and specialist)

• Reduce number in pilot area to around 4 HAs• Common management standards• Enhanced partnership working• Raising the profile and sharing good practice

with others• Increased tenant satisfaction and engagement

Regeneration & RationalisationNeighbourhood Renewal Central Parade Regeneration

Area Regeneration

Community engagement

Safety & security

Access to services

Cost efficiencies

Focused contribution to regeneration initiatives

Improved service to customers

Impetus to HA mergers

Rationalisation

Support for the vulnerable Community cohesion

Neighbourhood housing management

Housing Corporation/London Councils

Housing Associations Croydon Council Other stakeholders

Delivering the Project• Launched at conference - November 2007

• Meetings with the 14 housing associations

• Individual meetings with each association

• Project Group to oversee progress

• Regular liaison with Housing Corporation, London Councils and Havering

• Seminar for wider audience

• Newsletters etc

• Use Housing Corporation tool kit

Conclusion• Contributes to Place Shaping role• Will be challenging and uncomfortable• Need buy in and commitment from HAs• Develop HA Management Protocol • Income and development opportunities• Improved partnership working• Improved community engagement• Improved customer satisfaction• Tenants will benefit• Supports HA Asset Management Strategies