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Stratford-on-Avon District

Housing Strategy 2009 – 2014

Review 2012

Consultation Log

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Until autumn 2008, the document to be produced in 2009 was referred to as Review 2009. It then became known as Housing Strategy 2009 and finally

Housing Strategy 2009 – 2014.

Section T and Appendix T1 describe the additional consultation undertaken for Review 2012

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CONTENTS Page

Preliminary discussions A. Decision to undertake a full revision of the Strategy 4 B. Advice from Government Office for the West Midlands 5 C. Discussion of options for engaging partners and

consulting the public 6

Consultations conducted before a draft of the Housing Strategy was written: D. Scoping consultations with partners 7 E. Discussions on issues of concern to Gypsies and Travellers 10 F. Discussions on issues of concern to older people 12 G. Consultations with local young people (aged 16-24 years) 13 H. Consultations with newcomers from abroad 14 J. Citizens’ Panel survey 15 Public comment on housing issues – not direct consultation on the Housing Strategy: K. Place Survey 2008 20 L. Customer satisfaction surveys on housing services 23

Responses following publication of a full Public Consultation Draft of the Housing Strategy (including Action Plan): M. Partner event and workshops – 18 September 2009 25 N. Announcement of period of public consultation on Draft Strategy 26 P. Comments made in response to the draft Strategy 27 Q. Response in respect of sub-regional and partnership working 30 R. Summary of discussions with partners on individual actions 31 S. Further comments from Government Office for the West Midlands 33 T. Review 2012: further consultation to update the action plan 35 Appendices – see list on next page 45 – 108

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LIST OF APPENDICES (Appendix numbers correspond with section numbers: not all sections have an appendix.) Page

B.1 Notes of discussion with Government Office for the West Midlands 45 C.1 Summary of discussion on customer surveys and potential presentations 47 D.1 Initial partner consultation survey form 49 D.2 District Housing Forum membership at March 2009 52 D.3 Response to initial partner consultation from District Housing Forum 53 D.4 E-mail introducing the initial partner consultation survey form 55 D.5 Response from Bromford Group 56 D.6 Response from Adult, Health and Community Services (Warwickshire CC) 59 D.7 Notes of discussion at Stratford District Partnership Core Group 61 D.8 Notes of discussion at Housing Partnership Meeting 62 D.9 Handout to support discussion at Landlords Forum 64 D.10 Notes of discussion at Landlords Forum 65 E.1 Introductory letter to residents of Pathlow Caravan Site 67 E.2 Notes of discussions with residents of Pathlow Caravan Site 68 E.3 Introductory letter and responses of residents of Darlingscott Caravan Site 71 F.1 Notes of discussion on main concerns of local older people 73 F.2 Introduction sheet for discussions at Senior Citizens Action Network meetings 74 F.3 Notes of discussion with Bidford-on-Avon Senior Citizen Action Network 75 F.4 Notes of discussion with Stratford-upon-Avon Senior Citizen Action Network 77 F.5 Notes of discussion with Southam Senior Citizen Action Network 79 F.6 Summary of points made at the Senior Citizen Action Network meetings 81 G.1 Questionnaire used in consultation exercise with young people 83 G.2 Summary of points made by young people during consultation discussions 84 G.3 Notes of interviews with young people in housing association accommodation 88 H.1 Questionnaire used to interview newcomers from abroad 90 M.1 Programme for partner event on 18 September 2009 91 M.2 Partner event on 18 September 2009 – summary notes of Group A 92 M.3 Partner event on 18 September 2009 – summary notes of Group B 94 M.4 Partner event on 18 September 2009 – summary notes of Group C 97 N.1 Two side summary sheet to accompany Consultation Draft of Strategy 99 N.2 Housing Strategy page on Council’s website during consultation period 101 P.1 Response of Southam Town Council to Consultation Draft 103 Q.1 Extract from Consultation Draft – sub-regional partnership working 105 S.1 Comments of Government Office for the West Midlands on Consultation Draft 106 T.1 Review 2012: Programme of partner event 5 July 2012 108

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A Decision to undertake a full revision of the Strategy A.1 Section 8 of Housing Strategy 2006 – 2011 states that it “is a work in

progress and will therefore be reviewed annually as from summer 2007”. A.2 Paragraph 3.2.1 of the report to Management Team on 4 June 2008 states

that “Review 2009 will be a continuation of the existing housing strategy, but will be a full scale review that takes account of the results of the planned consultations; policy and best practice guidance; and updates to the evidence base”.

A.3 Housing Strategy 2006 – 2011 Review 2008 was adopted by The Cabinet

on 15 December 2008. Section 3.1 states: “A comprehensive review of the Housing Strategy – rather than a simple ‘update review’ – will be required in 2009. This will include consultation with the public and other stakeholders. In addition to the subjects addressed in the current Housing Strategy and any emerging issues, the 2009 document will incorporate all strategic matters related to private housing [thus removing the need for a separate review of the Private Sector Housing Strategy]; deal in detail with the housing needs of older people; and cover the accommodation needs of Gypsies and Travellers.” This scope was explicitly stated in action 34 of the revised Action Plan attached to Review 2008.

A.4 The Project Initiation Document for Housing Strategy 2009 gives a fuller

explanation of the need to undertake a full review including significant consultation and engagement, and points out that the Homelessness Strategy and the Empty Homes Strategy will not be incorporated into Housing Strategy 2009 (although their main themes will need to be presented).

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B Advice from Government Office for the West Midlands B.1 A meeting was held on 12 February 2009 with a member of the Housing

Team at Government Office for the West Midlands (GOWM) who had previously been sent a copy of the Housing Policy and Development Team’s Scoping Notes (updated 5 February).

B.2 A full note of the discussion is at Appendix B.1. The main points made

by GOWM were:

• Local authorities can do their own housing strategies. It is essential that authorities are clear about their own strategic priorities. It is important that a housing strategy sets out a shared vision for implementation by partners as well as the Council.

• The guidance from the Regional Housing Executive on preparing sub-regional housing strategies has no legal status.

• It is a good idea to now incorporate the Private Sector Housing Strategy and, eventually the Homelessness Strategy, into the Housing Strategy.

• Fit For Purpose criteria are no longer applied (but might still represent good advice). Any future guidance on the content of housing strategies will be ‘high level’.

• Key Line Of Enquiry 2 is about to be revised – it will continue to expect explicit links from what people want and the evidence base � the identification of priorities � the proposed actions.

• In Housing Strategy 2009, preferred options need to be justified but other options only mentioned.

• The action plan should be high level and allow room to respond flexibly to changing situations. The action plan is important – what we want to do and how we want to do it. Process should be excluded from the action plan.

• There are pros and cons to structuring Housing Strategy 2009 along the Warwickshire LAA themes – one possibility is to have inset boxes explaining how each subject chapter addresses the LAA themes.

B.3 The relationship between Housing Strategy 2009 and the District’s

Sustainable Community Strategy (SCS) was discussed at the meeting, and also covered in GOWM’s follow-up e-mail of 19 February (included in Appendix B.1). The conclusion at the meeting of Strategic Housing Officers’ Group on 3 March was that the SCS would be finalised soon and that there is little opportunity to do more to ‘incorporate’ the as yet unwritten Housing Strategy. Any housing priorities identified in the SCS need to be fully developed in the Housing Strategy but a lack of mention in the SCS does not prevent the Housing Strategy from articulating the housing aims, priorities, resources and actions needed to achieve the objectives.

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C Discussion of options for engaging partners and consulting the public

C.1 A meeting was held on 20 February 2009 with the Council’s Consultation

Officer to explore which customer surveys could be used to inform the identification of strategic priorities; which interest groups could be asked to comment on the scope of Housing Strategy 2009; and the timing of general consultation opportunities.

C.2 Details of the most relevant existing surveys and groups identified are at

Appendix C.1. It was agreed that consideration should be given to using the following:

• Customer satisfaction forms for Housing Advice Team and Private

Sector Housing Team • Rent Express Scheme survey forms • Customer Satisfaction Index • Place Survey 2008 • Citizens’ Panel • Specifically arranged focus groups • Online public survey using banner on SDC website • Local Strategic Partnership Community Forum pages on Warwickshire

Local Area Agreement website • Your Review residents’ newsletter (if further publication dates are

planned) • Partners’ newsletter • Parish Talk • Community Forums • Youth Panel • Senior Citizens Action Networks.

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D Scoping consultations with partners D.1 Partners were asked to contribute ideas for the scope and format of

Housing Strategy 2009. A survey form was created to send to partner organisations and to steer discussion at group meetings. The introduction reminded the recipient of the vision and aims of the existing Housing Strategy and listed the characteristics that would be needed if the new strategy was to be effective and persuasive. The questions sought suggestions for the vision and aims for the new Strategy; asked about the challenges to be tackled and the possible solutions; and sought comments on partnership working, the form of the Action Plan, and any other suggestions. The survey form is at Appendix D.1.

D.2 The survey form was first used at the meeting on 18 March 2009 of

District Housing Forum, a partner forum allowing organisations involved as housing support providers, referring agencies, or commissioning agencies to meet with the District Council. The organisation membership list as at March 2009 is at Appendix D.2.

D.3 District Housing Forum (DHF) suggested expansion of the existing Housing

Strategy’s vision and two of its aims; proposed a further aim; described some of the key housing challenges that Housing Strategy 2009 should address; suggested some solutions to these challenges; and commented on promoting partnership working and engagement. DHF said that an Executive Summary of Housing Strategy 2009 should be produced. The survey form completed by DHF on 18 March 2009 is at Appendix D.3.

D.4 DHF member organisations or teams were additionally encouraged to

respond to the survey from their own perspective, rather from the ‘support sector’ view agreed at the DHF meeting.

D.5 The survey form was sent by e-mail (Appendix D.4) to the District

Council’s contacts at the following organisations: Local Strategic Partnership Housing Key Group

• Orbit Heart of England Housing Association • CALA Group Ltd • Bromford Group • Voluntary Action Stratford-on-Avon District • Home Builders Federation • NHS Warwickshire (Warwickshire Primary Care Trust) • Barton Willmore • Warwickshire Rural Housing Association • Adult, Health and Community Services (Warwickshire County Council) • John Earle and Son • (Stratford-on-Avon District Council Planning Policy team).

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Other partners • Government Office for the West Midlands • Homes and Communities Agency • Warwickshire Rural Community Council.

D.6 The response from Bromford Group is at Appendix D.5. D.7 The response from Adult, Health and Community Services (Warwickshire

County Council) is at Appendix D.6. D.8 The survey form was used to introduce the discussion at the 9 April 2009

meeting of Stratford District Partnership Core Group. The rationale for undertaking a major review of the Housing Strategy was explained before Core Group commented on the key issues that need to be covered.

D.9 Core Group agreed that the following observations be made:

• The mix of housing is important in encouraging truly rounded communities where there is good interaction between the generations.

• There should be a greater focus on meeting the range of housing needs experienced by older people.

• Increased provision of affordable housing in rural settlements is vital to their sustainability.

Further notes of the comments made at the Core Group meeting are at Appendix D.7. This discussion suggested the need for Housing Strategy 2009 to begin with an explanation of its purpose, and to contain references to all other relevant strategies.

D.10 The Housing Partnership Meeting is the forum for the housing

associations that have developed new affordable housing in the District in recent years to meet with the District Council. The Homes and Communities Agency and Warwickshire Rural Community Council are also invited to the meetings. The partner associations are:

• Gloucestershire Housing Association • Jephson Housing Association • Orbit Heart of England Housing Association • Warwickshire Rural Housing Association • Bromford Group.

D.11 Members of Housing Partnership Meeting (HPM) were sent the survey form

on 25 March 2009. The discussion at the HPM on 23 April 2009 focused on the affordable housing aim of the existing strategy (Aim 1) and how Housing Strategy 2009 could support the delivery of further affordable housing. There are close links with the emerging Core Strategy (part of the Local Development Framework). The notes of the discussion are at Appendix D.8.

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D.12 A led discussion was held at the 30 June 2009 meeting of the Stratford-on-Avon District Landlords Forum, a meeting open to any private sector landlord or letting agent with interest in the District. The handout is at Appendix D.9. The meeting was attended by 28 local landlords and letting agents.

D.13 The points made at the meeting that are most relevant for Housing

Strategy 2009 can be summarised as:

• Support for an accreditation scheme for both landlords and properties as part of the promotion of a better private rented sector.

• Call for the Council to provide more help to mitigate landlords’ risk and ensure tenancies are successful.

• More support (and promotion of the support available) to vulnerable tenants and young people.

A fuller list of the points made is given in Appendix D.10.

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E. Discussions on issues of concern to Gypsies and Travellers E.1 As Housing Strategy 2009 would deal with accommodation issues for

Gypsies and Travellers, the survey form (see paragraph D.1 above) was sent to the Gypsies and Travellers Service Team Leader at Warwickshire County Council. In his view, the two main issues for Gypsies and Travellers in the District are:

• The lack of land – no additional sites have yet been formally identified

in planning documents. • Community cohesion – settled communities do not accept the needs of

Gypsies and Travellers and do not want caravan sites near their homes. This is reflected in the refusal of local elected Members to state publicly that additional caravan sites are needed and be prepared to consider having one in their ward.

E.2 30 households live at the caravan site at Pathlow, which is owned and run

by the District Council. Consultation with the residents of the site was undertaken immediately before its refurbishment. An introductory letter (Appendix E.1) was given to each family when they paid their rent on 5 June 2009.

E.3 A District Council housing officer, accompanied by the Finance and

Administrative Manager, who is well known to the people on this site, spoke separately to all 10 households (12 people) at home on 11 June 2009. A number of households were away working or on holiday. The main points made during these conversations can be summarised as:

• Friendly people and neighbours, peace and quiet, and the absence of

violence are the most important things in making somewhere a good place to live.

• The provision of a children’s play area was the improvement most needed at the site.

• Increasing the number of vehicle parking spaces was the second biggest improvement needed on this site.

• Plots could be bigger. • Most households said that they were usually treated with respect by

the local community (both on and off the site). • The imminent refurbishment of the toilet and washing facilities, and the

provision of kitchens, on the site will make a big difference to the residents’ quality of life.

A fuller list of the points made is given in Appendix E.2.

E.4 In 2008, the District Council took planning enforcement action and

injunctive proceedings against Gypsies who had established a caravan site on privately owned land at Darlingscott. Planning permission was granted on appeal in February 2009, allowing the Gypsies to reside on the site for four years. This is the background to the residents’ refusal to participate in direct discussions with the District Council when approached by the County Council’s Traveller Services Team at the request of the District

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Council’s Housing Policy and Development Team. He reported that the residents did not want to meet anyone from the District Council because they felt that the visit was to get information to evict them.

E.6 A member of the County Council’s Traveller Services Team offered to talk

to the Darlingscott residents. The Housing Policy and Development Team prepared an introduction that included the questions on which they would like the residents’ views. This introduction, together with the notes of the responses, is at Appendix E.3.

E.7 The views that are most relevant for Housing Strategy 2009 can be

summarised as:

• There is a wish to live in caravans [rather than ‘bricks and mortar’ housing].

• A rural location separate from the ‘settled’ community but close to shops is preferred.

• Smaller sites would be better. • Some of the residents have disabilities that need addressing.

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F. Discussions of issues of concern to older people F.1 As Housing Strategy 2009 would cover in some detail the housing needs

and aspirations of older people, an initial discussion with the Council’s Policy Officer working with older people was held to identify the main areas of concern. These are listed in Appendix F.1.

F.2 To establish whether this list is both accurate and comprehensive, three

‘led conversations’ were arranged at Senior Citizens Action Network (SCAN) group meetings. Four questions were used to facilitate these conversations. These were on a sheet handed out to participants (an example of which is at Appendix F.2).

F.3 Around 30 people attended the meeting of Bidford-on-Avon SCAN on

28 May 2009, held in a community hall. The points made during the conversation are listed in Appendix F.3. Around 32 people attended the meeting of Stratford-upon-Avon SCAN on 1 June 2009, held in a church hall. The points made during the conversation are listed in Appendix F.4. Around 28 people attended the meeting of Southam SCAN on 18 June 2009, held in a residential home for older people. The order of the questions was varied for this meeting to avoid the first question being about the ease of getting good advice, which had led to a slow start to the first two conversations. The points made during the Southam conversation are listed in Appendix F.5.

F.4 In order to provide feedback and an ‘output’ from the participants’ efforts,

the discussion points from the three meetings were brought together (Appendix F.6) and sent to the Chairs of the three participating SCAN groups and to the Chairs of two other SCAN groups in the District.

F.5 The views that are most relevant for Housing Strategy 2009 can be

summarised as:

• Older people want to feel they are part of the local community, whether they live in purpose-built schemes or their own homes.

• There needs to be good options for ‘trading down’ to smaller homes – 2 bedrooms, space and good bathrooms are key.

• The eligibility rules for grant assistance for adaptations to private homes should be set so as to help more people.

• Progress is too slow on providing more schemes where the level of care can change with the individual’s needs (‘Extra Care housing’).

• There is a large demand for help with home and garden but concern over its cost.

• Older people want to see more homes available and suitable for young people, and more affordable housing generally.

• Internal and external space standards in all residential developments were important.

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G. Consultations with local young people (aged 16-24 years) G.1 It was not considered feasible to convene a young persons’ focus group.

It was decided instead that officers should speak to young people in informal settings. Two officers went out on the evening of 16 June 2009 (good weather and no national football matches) and spoke to 27 young people in Stratford-upon-Avon town centre – on the Bancroft gardens, at the skate park / bmx park and pitches outside the leisure centre, and at two pubs.

G.2 A questionnaire was used to check the respondents’ circumstances;

whether they saw themselves as living in the District in 5 years’ time; and their opinion on what housing issues needed to be improved. This questionnaire is at Appendix G.1.

G.3 Appendix G.2 presents the results of this consultation exercise, broken

down by the respondents’ current housing circumstances: people living with their parent(s) / family; people renting privately; and people in other housing circumstances.

G.4 The views that are most relevant for Housing Strategy 2009 can be

summarised as:

• Accommodation in the District is not affordable to young people. • Young people do not always want to live in shared housing. • The general cost of living is an issue. • Likelihood of many young people leaving the District – sometimes not

their preferred option. G.5 Some young people do not approach the Council when they experience

housing difficulties. We asked partners how we might capture the views of young people known to have experienced housing difficulties or homelessness. Interviews, using a similar questionnaire, were arranged via the District Housing Forum with young people housed in the District and supported by a housing association [“the provider”].

G.6 Four people (two men and two women) aged 16, 17, 19 and 21 were

interviewed separately. Three were from towns or villages in the District and one person had recently moved into the District. The respondents’ circumstances and opinions on what improvements are needed are presented in Appendix G.3.

G.7 The points that are most relevant for Housing Strategy 2009 can be

summarised as:

• Young people who have left the parental home may have a period of ‘sofa surfing’ before finding a home of their own.

• Emergency access accommodation is needed in the District. • More supported accommodation is needed in the District. • Private rented accommodation is expensive.

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H. Consultations with newcomers from abroad H.1 A group of women who have moved to the UK in the last few years as

migrant workers and who have pre-school age children meets each week during term time in Stratford. 12 women, 10 of whom were from Poland, were interviewed on 24 June 2009. The Polish women were interviewed as a group. A questionnaire was used – see Appendix H.1. All the women and their families live in Stratford-on-Avon town except for one family (who live in one of the District’s villages). The results of the interviews were:

• All except one person think that they and their families are treated with

respect and consideration by the local community.

• The majority of families are living in private rented accommodation, found via local lettings agencies. One family has a housing association home and two families have bought houses. One family is on the Council’s Housing Waiting List.

• The private rented housing is good quality but too small and too

expensive. This is linked to the size and type of accommodation people can afford: families with children want larger homes with more bedrooms, and a garden or a nearby park.

• Accessing (rather than finding) suitable accommodation when families

first come to Stratford is a problem. Families have to find deposits and pay rent in advance – they often borrow this money from friends. Landlords might ask for references which are difficult to produce when “you have just arrived in another country”. However, a number of people said that private landlords “like Polish tenants because we pay the rent, look after the home”.

• Most of the families (8) hope to be living in Stratford in five years’ time

– some have children in school. One family intends to return to Poland. Three families are undecided.

• The provision of more affordable / cheaper accommodation was the

thing people thought most needed improving. Two people specifically mentioned Orbit Heart of England Housing Association’s homes as examples of affordable homes.

• Everyone knew about child benefit. All were aware of how to claim for

Council Tax / Housing Benefit but none had been able to do so because the household was earning too much. They would like more information about other possible benefits and tax credits.

• None of the families knew about the Council’s Rent Express Scheme –

which provides financial assistance with deposits and rent in advance to eligible people.

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J. Citizens Panel survey J.1 The Council regularly seeks the views of a large panel of volunteer District

residents – the Citizens Panel. Housing Strategy 2009 was one of four subjects covered in the Summer 2009 survey which generated 642 response forms from a panel of 1,232 residents (a response rate of 52.8%).

J.2 The following paragraphs in this section present the analysis of the

responses to the six Housing Strategy questions. Each pie chart, and the paragraph beneath it, relates to the full survey results (i.e. for the whole District). In the pie charts, the darker the colour, the more concern is being expressed by the respondents about the housing issue in question. The percentage of respondents who said that they did not know is shown as the white portion in each pie chart.

J.3 The results for four of the questions are then presented by locality within

the District (no analysis by locality has been undertaken in respect of the two questions about housing advice).

J.4 Five of the six questions were followed by a supplementary question or

opportunity to comment. This supplementary enquiry, and the number of respondents, is given after the locality tables. In writing Housing Strategy 2009 – 2014, the Council has taken account of all these responses: the proposed actions in the Strategy are consistent with the large majority of the responses.

J.5 Do you think there is enough affordable housing (rented from a

housing association or shared ownership) in the District?

Yes 14% Don’t know 43% No 43%

Around 20% of those aged 30 to 49 versus 7% of those aged 75 and over and 9% of those aged 65 to 74, stated they did think there was enough affordable housing. Six in ten residents with disabilities, as opposed to four in ten without answered they did not think there was enough affordable housing in the District.

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Alcester- Bidford

Henley – Studley

Shipston

Southam

Stratford

Welles-bourne – Kineton

% % % % % % Yes 15 19 8 11 14 14 No 48 29 37 54 45 46 Don’t know 37 52 55 36 41 40 Base: (107) (90) (85) (93) (168) (80)

Please comment on your response.

244 comments were made in response to this invitation. -------------------------------------------------------------------------------------------

J.6 Do you think the housing and support needs of vulnerable people

(or people who have special needs) are being met?

Yes 12% Don't know 73% No 15%

More than twice as many people with disabilities than not (27% versus 13%) said they did not think the housing and support needs of vulnerable people (or people who have special needs) was being met.

Alcester – Bidford

Henley – Studley

Shipston

Southam

Stratford

Welles-bourne - Kineton

% % % % % % Yes 19 10 11 11 12 10 No 13 10 17 23 16 12 Don’t know 68 80 73 67 72 78 Base: (106) (91) (84) (93) (167) (81)

If no, why? 73 comments were made in response to this question.

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J.7 Have you sought advice from the Council or other organisations on housing matters or issues?

Yes: 16% No: 84%

By gender, 21% of females, and 12% of males, said that they had sought advice on housing matters or issues. More than a quarter (27%) of people with disabilities confirmed they had sought advice on housing matters or issues. This was almost double the percentage of those without disabilities: 14% of them confirmed they had sought advice on housing matters or issues.

--------------------------------------------------------------------------- J.8 How much do you agree or disagree that it is easy to get good

advice and help on housing issues? All survey recipients were asked this question, irrespective of whether they

had sought advice on housing issues in the past.

Agree 16%

Strongly agree 4%

Don’t know 69%

Strongly disagree 5%

Disagree 6%

Three in ten people with disabilities, as opposed to two in ten without, agreed or strongly agreed that it was easy to get good advice and help on housing issues.

Analysis of results by age of respondents showed that 29% of those aged 65 to 74 and a quarter of those aged 50 to 64 compared to 14% of those aged 30 to 49 and 16% of those aged 75 and over, agreed or strongly agreed that it was easy to get good advice and help on housing issues. If you disagree or strongly disagree, please explain why.

54 comments were made in response to this request.

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J.9 How important is it that the condition of housing built more than 10 years ago in Stratford District is improved?

Quite important 36% Very important 25%Don't know 25% Not very important 14%

Analysis of feedback according to respondent’s gender showed that 18% of males, versus 11% of females, thought that it was not very important to them that the condition of housing built more than 10 years ago in Stratford District was improved.

Alcester – Bidford

Henley – Studley

Shipston

Southam

Stratford


% % % % % % Very important 22 23 24 25 28 25 Quite important 44 30 33 37 35 37 Not very important

14 10 13 20 16 12 Don’t know 20 37 31 19 22 26 Base: (105) (87) (85) (92) (160) (81)

Please comment on your answer.

222 comments were made in response to this invitation.

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J.10 How easy or difficult is it for young people to find suitable accommodation in this District?

Fairly difficult20%Fairly easy 5%

Very easy 1%

Don't know 50%

Very difficult24%

More than half (55%) of respondents with disabilities compared to 42% of those without, stated that they thought it was very or fairly difficult for young people to find suitable accommodation in the Stratford District.

Alcester –

Bidford

Henley – Studley

Shipston

Southam

Stratford


% % % % % % Very easy 2 1 0 2 1 0 Fairly easy 5 4 4 4 6 4 Fairly difficult 15 17 23 23 22 19 Very difficult 28 19 27 25 23 26 Don’t know 51 59 47 46 49 52 Base: (108) (91) (86) (93) (162) (81)

If you answered fairly or very difficult, what should be done to improve the situation?

194 comments were made in response to this question.

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K. Place Survey 2008 K.1 The Place Survey is used to measure how residents experience life in the

Stratford District area, what they think about Stratford area as a place, and their satisfaction with a range of local public services.

K.2 The first Place Survey was undertaken in Autumn 2008. This table shows

the number of responses received by locality. Only a very small percentage of respondents were aged under 25.

Locality

Number of returns

Henley / Studley 315 Alcester / Bidford 300 Stratford 387 Shipston 307 Wellesbourne / Kineton 226 Southam 265 Unknown 46

K.3 The following paragraphs present the results for the whole District in

respect of those questions of most direct relevance to Housing Strategy 2009 – 2014. As prescribed by the Audit Commission where a respondent did not answer a particular question or “don’t know” was an option, these have been taken out of the result. All results are weighted as per the Audit Commission guidelines by gender, age group, ethnicity and household composition. The term “base” in the tables refers to the number of responses to a particular question. More detail – such as the response by locality – is available in the report on the Place Survey.

K.4 Thinking generally, which of the things below would you say are

most important in making somewhere a good place to live?

Base = 1,611

2008 %

% Difference on 2006

The level of crime 57.0 -6.0 Health services 53.2 -4.7 Clean streets 36.4 +0.3 Affordable decent housing 34.9 -1.9 Access to nature 34.6 +10.6 Education provision 33.1 -4.7 Public transport 28.4 +3.7

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K.5 Thinking about this local area, which of the things below, if any, do you think most needs improving?

Base = 1,646

2008 %

% Difference on 2006

Activities for teenagers 46.1 -0.3 Road and pavement repairs 40.6 +3.4 The level of traffic congestion 35.5 -4.5 Affordable decent housing 34.0 -0.6 Public transport 33.1 -0.7 The level of crime 19.4 -10.9 Job prospects 18.5 +7.0 Sports and leisure facilities 18.5 +5.4

K.6 The chart below compares what is important against aspects that needs

improving and illustrates the priorities for improvement that the Stratford area needs to concentrate on. The two priorities that stand out are affordable decent housing and public transport.

A

B

C – affordable decent housing

D E

F G

H I

J K

L

M

N

O

P

Q

RS T

0%

10%

20%

30%

40%

50%

60%

0% 10% 20% 30% 40% 50% 60%Important aspect

Aspect that needs improving

A - Access to nature B - Activities for teenagersC - Affordable decent housing D - Clean streetsE - Community activities F - Cultural facilities (e.g. Cinemas, museums)G - Education provision H - Facilities for young childrenI - Health services J - Job prospectsK - Level of crime L - Level of pollution M - Level of traffic congestion N - Parks and open spaces O - Public transport P - Race relations Q - Road and pavement repairs R - Shopping facilities S - Sports & leisure facilities T - Wage levels / local cost of living Average

Unnecessary strengths

Low Priorities Priorities for improvement

Area strengths

ASPECTS OF THE LOCAL AREA IMPORTANT ASPECTS AGAINST THOSE WHICH NEED IMPROVING

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K.7 How satisfied or dissatisfied are you with your home as a place to live?

Locality (base)

Very satisfied

Fairly satisfied

Neither

Fairly dissatisfied

Very

dissatisfied

Henley / Studley (307)

58%

35%

5%

3%

0%

Alcester / Bidford (296)

62%

31%

4%

1%

1%

Stratford (383)

49%

37%

7%

4%

3%

Shipston (301)

59%

33%

5%

2%

1%

Wellesbourne / Kineton (224)

52%

38%

6%

4%

0%

Southam (263)

56%

40%

2%

1%

1%

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L. Customer satisfaction surveys on housing services L.1 The Council conducts quarterly surveys on customer satisfaction with

various aspects of the housing services delivered directly by the Council. These surveys form part of the continuous monitoring of housing services and the recent results informed the drafting of the Housing Strategy 2009 – 2014.

L.2 The following headlines from the surveys illustrate high satisfaction levels.

These provide the context for the more detailed questions on particular aspects of the service under consideration.

L.3 Housing advice

This survey form captures the experience of customers after they have been interviewed by a member of the Housing Advice Team. Between April 2008 and March 2009:

92% rated the services as fairly or very good. 88% of respondents felt that the team provides them with the services they needed or signpost them to other agencies. 88% were fairly or very satisfied with the way the team member explained what they could and could not do.

L.4 Temporary accommodation

This survey form is completed by users of temporary accommodation once they have vacated the accommodation. Between April 2008 and March 2009:

95% rated the condition of the accommodation as very or fairly good. 87% had to report a repair while living in the temporary accommodation, and rated the response to this as very good or fairly good in 80% of cases. 52% received floating support while in the temporary accommodation and 100% of these rated the usefulness of this service as very or fairly good.

L.5 Housing Waiting List / Home Choice Plus

This survey which is sent out to all new applicants who are registered on the Council’s Housing Waiting List (since December 2009 this has been called Home Choice Plus). Between April 2008 and March 2009:

91% of respondents rated the overall service offered by the Housing Advice Team as very good / fairly good.

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92% of respondents were very / fairly satisfied with the speed with which their application was dealt with. 92% thought the application form was easy to complete. There were 86 individual comments provided, most of which were positive about the work of the Team. Negative comments were related to the lack of affordable housing in general and the lack of affordable housing for single people in particular.

L.6 Rent Express Scheme

In the three month period to June 2009:

All but one of the 16 customers who responded said they were either fairly (2) or very (13) satisfied with the speed and way the Council dealt with their application. All 11 landlords / agents said they were fairly (3) or very (8) satisfied with the way the Council dealt with the Rent Express application.

L.7 Adaptations and repairs for vulnerable households

In the three month period to June 2009:

13 of the 15 customers who responded said they were either fairly (1) or very (12) satisfied with the time it took from initial enquiry to completion of the grant-aided works in their home. Two customers were very dissatisfied with the time it took.

L.8 Customer feedback forms have also been introduced in respect of the

Council’s work on empty properties and health and safety enforcement – there were too few responses at the time Housing Strategy 2009 – 2014 was drafted to take into account.

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M. Partner event and workshops – 18 September 2009 M.1 The public consultation draft was published on 16 September 2009 and

was thus available for discussion at the half day event held for partners on 18 September.

M.2 The programme for the event is at Appendix M.1. Eight District

Councillors were present for the whole event. West Midlands Regional Assembly and Government Office for the West Midlands were represented and there were 16 people from local partner organisations or groups:

• Warwickshire County Council (various teams) • Orbit Group (various teams) • Bromford Group (various teams) • Voluntary Action Stratford-on-Avon District • Warwickshire Domestic Violence Support Service • Jephson Housing Association Group • Stratford upon Avon and District Citizens Advice Bureau • Stratford District Partnership (local strategic partnership).

M.3 After short presentations from officers and the Council’s Portfolio Holder

for Revenues and Housing, there was a questions session that sparked a wide ranging debate.

M.4 Delegates were then asked to work in discussion groups and to focus on

the draft Action Plan. Each group was facilitated by a Council officer and was asked to focus on the proposed actions under the following themes:

Group A: - Enabling more and better affordable housing - Local Development Framework - Gypsies and Travellers Group B: - Better homes

- Housing options for older people - Reducing disadvantage – digital inclusion

Group C: - Tackling homelessness

- Young people - Reducing disadvantage – financial inclusion

M.5 The summary notes from each group are at Appendices M.2 (Group A),

M.3 (Group B) and M.4 (Group C). M.6 The facilitator to each group presented the main points of their group’s

discussion to all delegates. M.7 Delegates were reminded that the Council would welcome further

comments on the draft strategy and action plan from any individual, group, or organisation. Finally, the timetable for the completion and adoption of Housing Strategy 2009 – 2014 was outlined.

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N. Announcement of period of public consultation on draft Strategy

N.1 The availability of the Consultation Draft of the Strategy – and the period

for making comments (16 September to 27 October 2009) – was announced in various ways.

N.2 An electronic copy of the full Draft Strategy (including Action Plan) was

sent as an attachment to an explanatory e-mail to:

• Those invited to the partner event (see section M of this Log). • The clerk of each town or parish council in the District. • The Chair of The Stratford District Partnership – the local strategic

partnership. • Members of District Housing Forum (see D.2). • Members of Housing Key Group (see D.5). • Members of Housing Partnership Meeting (see D.10). • Strategic housing officer leads in the other Warwickshire boroughs and

districts. • Various senior officers of Warwickshire County Council. • Warwickshire Race Equality Partnership. • Act on Energy. • Planning and legal colleagues at the District Council.

N.3 Also attached to the e-mail was a one page summary sheet giving the

vision, aims and themes of the Strategy on one side and the timetable for its revision and approval on the other side. This sheet is at Appendix N.1.

N.4 A reminder e-mail was sent to the members of District Housing Forum and

Housing Partnership Meeting. N.5 Presentations were made to each of the three area committees of the

District Council. N.6 Hard copies of the Consultation Draft were available to the public by

request to Reception staff at the District Council offices in Stratford-upon-Avon, Alcester, Shipston and Southam.

N.7 The Consultation Draft was made available for downloading from the

Housing Strategy page on the Council’s website. This was advertised by a scrolling banner on the home page. The Housing Strategy page could be accessed by clicking on the banner or by going through the A-Z index. The text to be found on the Housing Strategy page throughout the public consultation period is at Appendix N.2.

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P. Comments made in response to the draft Strategy P.1 Kineton Parish Council “resolved to support the Strategy and in

particular the aims of the Strategy”. P.2 Wootton Wawen Parish Council observed that “Wootton Wawen

residents would be in favour of a level of reasonable cost housing for local families who are giving [?] to live and remain in the village”. This is the phrase used to sum up the recent responses to the parish plan questionnaire in which residents were asked to complete the sentence: “Wootton Wawen needs housing that ….”. Various answer options were provided. The most popular responses were:

….favours people with ties in the parish.” - 55% of responses ….offers the option of renting.” - 50% of responses ….is less expensive.” - 52% of responses ...is energy efficient.” - 73% of responses.

P.3 The response from Southam Town Council is produced in full in

Appendix P.1. The main points can be summarised as:

• Affordable housing is a key issue for families across the District. • Given the evidenced need for more affordable housing, a “step

change” is needed in the financial contribution made by the District Council towards more affordable housing provision. The District Council should give consideration to “serious investment of capital accrued from the selling off of the previous housing stock into a suitable imaginative scheme”.

• Investing more money to help young people stay in their local communities must be central to any thoughts of ‘creating a District of sustainable communities’.

• Affordable housing should in the first instance be reserved for local people in that town or village.

• It is good that issues relating to Gypsies and Travellers are being addressed. The details about proposed caravan sites should be in the public domain as a matter of urgency.

• A local sheltered housing scheme is in need of modernisation and its site should continue to provide residential care for elderly people.

• The Housing Strategy should make reference to the local transport strategy as “sustainable communities must be supported by sustainable means of (public) transport”.

P.4 Voluntary Action Stratford-on-Avon District commented that the

Consultation Draft covered all areas, and that it will be important to stick to the Action Plan as closely as possible. It also pointed out the importance of considering outside organisations including the Third Sector who may help achieve some of these goals or help with any future plans.

P.5 The response submitted on behalf of Housing Key Group offered support

for the proposed actions relating to younger members of the community who “face a number of significant disadvantages in competing for

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accommodation in the current housing market”. Draft action 23 (long-term ambition to establish a foyer) was supported in particular as it offers the additional benefits of education and training.

P.6 Connexions Coventry and Warwickshire would like to see:

• Continuation and perhaps an increase in the availability of the family mediation service.

• Continuation of the prevention work in schools and colleges. • A drop-in advice service for young people to provide support “during

the period they have housing issues before they become homeless and once they find accommodation - around the realities of living alone, budgeting, cooking”.

P.7 Support for the way the subject of young people was dealt with in the

Consultation Draft came from Warwickshire Community Health. P.8 Bromford Group made the following suggestions and observations:

• Aim 1 of the Consultation Draft should be amended: “To increase the supply and choice of good quality affordable housing for local people” thus signalling the possibility of new forms of affordable housing tenure to meet needs and aspirations.

• The implications of the projected population growth – and the growing percentage of older people in particular – in the District could be spelt out in the Housing Strategy.

• The conclusions and implications of the Examination in Public Panel’s Report on the West Midlands Regional Spatial Strategy Phase Two should be included in the Housing Strategy. [This comment is taken to be a reference to the proposed total numbers and regional distribution of all new housing and targets for new affordable homes.]

• The reported projected increase in the number of older people in the District would suggest that the District Council’s planning policy should seek a higher percentage of all new homes to be designed to the Lifetime Homes standard.

P.9 The response from Warwickshire Rural Community Council stated

support for the Consultation Draft, particularly the aims and proposals relating to affordable housing. There was agreement that two important issues relating to the allocation of new affordable housing need to be resolved:

• Whether affordable housing on sites identified in the Core Strategy

should be reserved for local people in that town or village. • Ensuring that a reasonable proportion of affordable homes are

allocated to young people. P.10 The response from an individual resident concerned the ‘moratorium’ on

the development of ‘open market’ housing unless it was part of a ‘Local

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Choice’ scheme. The points made by the respondent resident can be summarised as:

• Continuation of the moratorium is having a serious impact on the

delivery of affordable homes; is impacting on the livelihood of small local builders and thus on the local economy; and is preventing the building of sustainable homes near town and village centres.

• The Council should not rely on a few large housing development sites as it did in the past.

• The definition of ‘affordable housing’ is misleading: “market housing should also be affordable – encouraging smaller units not only for rent or part ownership”.

P.11 Responses in general support of the Consultation Draft were received from

Warwickshire Rural Housing Association and from Jephson Homes Housing Association.

P.12 Shottery Village Association stated its concern at the reference to

“encouraging older people to move to smaller properties” as it is “unacceptable to pressure older people into moving from their existing homes”. The Association said the Consultation Draft should be changed “to ensure no coercion is allowed”.

P.13 The same concern was expressed by another individual resident who

suggested that the objective should be changed to “assisting those [older people] who would like to move but require support to be able to do so”. This is indeed the main area of work envisaged for the ‘move facilitator’ proposed in draft action 15 (development of a housing options service for older people – Action 14 in final Strategy). The respondent resident suggested that the Housing Strategy should make it clear the move facilitator will not be set targets (or their performance measured) on the basis of the number of moves the postholder has initiated.

P.14 West Midlands Regional Assembly stated its support for Aim 2

(To improve existing housing and help people live as independently as possible) and suggested that the Housing Strategy should say more generally about the use of loans to homeowners to improve their property, and make specific reference to the Region’s Kick Start (Equity Loan) Partnership. The response noted the growing number of loans that have been made across the region and the availability of regional funds following completion of the home improvement agency reviews.

P.15 All of the points made by respondents were considered carefully. Some of

the points were incorporated without modification into the text of the Consultation Draft (including the Action Plan). Other comments led directly to revisions to the text that address the point (but did not use the exact wording suggested by the respondent). In some other instances, no change to the text was considered necessary. A version of the revised Housing Strategy showing the new text in a different font colour was saved on the Council’s electronic records and is available on request.

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Q. Response in respect of sub-regional and partnership working Q.1 The Consultation Draft stated that the Council “is currently moving from

the South Housing Market Area housing sub-region (Worcestershire, Warwick and Stratford-on-Avon local authorities) to the Coventry, Solihull and Warwickshire (CSW) housing sub-region”. The section of the Consultation Draft in question is at Appendix Q.1.

Q.2 Government Office for the West Midlands (GOWM) pointed out that

the reference in the Consultation Draft to its endorsement of “this approach” could be taken to mean that GOWM agreed with the switch in focus of the Council’s sub-regional partnership working. The Council had intended this phrase to be read in relation to its decision to write a new housing strategy just for Stratford-on-Avon District rather than jointly with other authorities covering a larger, sub-regional area.

Q.3 At the Partner Event held on 18 September 2009 (see Section M of this

Consultation Log), the representative of West Midlands Regional Assembly (WMRA) expressed concern about the Council’s withdrawal from the South Housing Market Area Partnership (SHMAP).

Q.4 In light of these concerns, the Council re-wrote and retitled the section in

question so as to:

• Describe the achievements of SHMAP. • Report that the Council had decided to leave SHMAP but remained

committed to the Home Choice Plus Partnership and to working with local authorities and other partners as appropriate in the future.

• Strengthen the reference to working across Warwickshire, as well as across the Coventry, Solihull and Warwickshire sub-region.

The revised text is at pages 6 and 7 of Housing Strategy 2009 – 2014. Q.5 WMRA considered the replacement text to be “a major improvement from

the Consultation Draft version” but remained concerned about the Council’s withdrawal from SHMAP and the reference to it in the revised text. WMRA wrote to the Council to set out the arguments for it remaining a member of SHMAP. As this letter does not relate directly to the Housing Strategy, it is not reproduced in this Consultation Log.

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R. Summary of discussions with partners on individual actions R.1 In addition to considering the responses to the Consultation Draft, the

Council’s Housing Policy and Development Team conducted detailed discussions and correspondence with the relevant local partners in respect of individual proposed actions (and their milestones and supporting text). The actions in question included several that were to be led or delivered by organisations other than the District Council, and others where it was envisaged that close partnership working would be necessary to achieve the proposed targets / milestones. This engagement was undertaken in a way that would build widespread support and commitment to all the Housing Strategy actions and ensure that each proposal was clear, appropriate and achievable.

R.2 These discussions with partners allowed the Housing Policy and

Development Team to revise sections of the Housing Strategy from the Consultation Draft version and to complete the text on each action. (All other actions were also reviewed and some were changed.) The results of the main discussions are described in the following paragraphs.

R.3 Aim 1: Consultation Draft Action 5

(Enabling local communities to meet their housing needs) Discussion with Warwickshire Rural Community Council led to better

wording for the action and rationalisation of the proposed targets. R.4 Aim 2: Consultation Draft Actions 7 and 8

(Assisting people in their own homes and ‘telecare’ services) Discussion with Warwickshire Adaptation Service and with the District

Council’s lead on digital technology resulted in milestones in respect of assistive technology (‘telecare’) being added to Draft Action 7. This allowed Draft Action 8 to be deleted from the Action Plan and required all subsequent actions to be renumbered.

R.5 Aim 2: Consultation Draft Action 12

(Reducing the environmental impact and running costs of existing housing)

Discussion with Orbit Heart of England Housing Association clarified

its proposals and allowed realistic deadlines to be set for the milestones. R.6 Aim 2: Consultation Draft Action 13

(Reviewing existing sheltered accommodation) Discussion with Orbit Heart of England Housing Association allowed

its programme for review and investment to be clarified and appropriate deadlines to be set for the milestones.

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R.7 Aim 2: Consultation Draft Action 14 (Promoting the development of ‘Extra Care’ housing)

Discussion with Warwickshire Strategic Commissioning (Care and

Choice Accommodation) led to the inclusion in the action of a reference to specialist care provision and identified an appropriate target for the development of further Extra Care housing schemes, each incorporating a high proportion of affordable dwellings / places.

R.8 Aim 2: Consultation Draft Action 15 (Developing a housing options service for older people) Discussion with Warwickshire Supporting People allowed the action to

be better defined and described, and appropriate deadlines to be set for the milestones.

R.9 Aim 3: Consultation Draft Action 21 (Accommodating and supporting vulnerable 16 and 17 year olds) Discussion with Warwickshire Children, Young People and Families

Directorate, and with the District Council’s Legal team, resulted in changes to the wording of the action; an additional milestone; and provided an agreed basis for further discussions on the detailed operation of joint working between the two authorities.

R.10 Aim 4: Consultation Draft Action 26 (Improving access to housing and other public and community services) Discussion with the District Council’s lead on digital technology led to the

action being focused on the use of digital television and an appropriate deadline for the milestone.

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S. Further comments from Government Office for the West Midlands S.1 Section B of this Consultation Log describes the contribution made by the

Housing Team at Government Office for the West Midlands (GOWM) to the initial scoping and potential content of the Housing Strategy. This section describes the contribution made by GOWM to finalising the Housing Strategy.

S.2 The full text of the representations made in response to the Consultation

Draft is at Appendix S.1. The main points on the Strategy text can be summarised as:

• The Strategy is written in clear English; is easy to read; and is a

suitable length. • The four aims and nine themes reflect the West Midlands Regional

Housing Strategy: Pathways of Choice and “are also shown to interweave with” the District’s Sustainable Communities Strategy.

• GOWM “fully agrees that the Council wanted to produce a district housing strategy” as partner authorities were not in a position to produce a joint strategy.

• The section on sub-regional working could be worded more clearly. [See Section Q of this Log.]

• The Strategy should state the Council’s intention to remain engaged with the Home Choice Plus Partnership.

• It is good to see the link with local area agreement outcomes made explicit and also to have each aim section ending with a list of the relevant actions.

• GOWM is pleased that current Gypsy and Traveller residents were consulted and that the Housing Strategy includes some of the issues raised by them. Past funding for caravan site refurbishment could be mentioned.

• The Council might consider working with Gypsies and Travellers to identify acceptable sites for additional pitches.

• The Strategy would be improved by reference to Council spending on specific priorities.

• The Council “has a good track record of monitoring the current housing strategy’s action plan and the new strategy shows that this is set to continue”.

• The responses to consultation should be referred to in the Strategy. S.3 GOWM’s comments on the draft Action Plan can be summarised as:

• “It is really good to see that the Action Plan incorporates partners in the resources column.”

• The reference to “the optimum amount” of affordable housing could be clarified (Consultation Draft Action 1).

• As many of the deadlines for action are left blank in the Consultation Draft, it is hard to judge whether the milestones are realistic.

• “Very good to see that monitoring of the Strategy is an action within the Action Plan.”

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S.4 These comments were the subject of discussion on 8 October 2009. This meeting allowed the Council’s Housing Policy and Development team to appreciate fully the points being made and helped them finalise the Strategy text and Action Plan.

S.5 In addition to its own comments, GOWM passed on the observations of the

Department for Communities and Local Government:

“We haven’t been consulted about action plans such as this before – although it is good to see that local authorities are including their stock of Gypsy and Traveller [caravan] pitches within their housing strategy.”

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T Review 2012: further consultation to update the action plan T.1 The aim of the Review 2012 was to update the Housing Strategy action

plan and ensure that the Homelessness Strategy was fully incorporated in the Housing Strategy.

T.2 The revised action plan was drafted following consultation with partners. Over 50 people attended a consultation event on 5 July 2012, which was organised and run jointly by the Council and partners. The purpose of the event was to determine what the Council and partners need to do next. Attendees included a wide range of organisations from the statutory and community sectors, housing staff and Councillor Howse, Portfolio Holder for Enterprise, Housing and Revenues. The programme for the event is at Appexndix T1.

T.3 The partner consultation event confirmed that the aims and themes of

Housing Strategy 2009-2014 are still the right ones. Most of the actions are still relevant although milestones need to be updated.

T.4 Individual discussions between the Council and partners to agree actions

and milestones supplemented the consultation event. T.5 The revised Equality Impact Assessment 2012 was drawn up with the

assistance of members of the multi agency District Housing Forum and takes account of the updated action plan.

T.6 The feedback from the Housing Strategy Event Workshops is set out

below. Workshop A: Enabling Affordable Homes Facilitators: John Gordon SDC Mike Hill Bromford Housing Group 1. What should our objectives be when determining optimum stock mix for

sites, taking into account the welfare reform agenda and best practice? • Background: current practice is to use optimum mix set out in SDC policy (2008)

as starting point for negotiation. Objective – improved sustainability. • Sustainability. Effects of bedroom tax - some housing associations are not

permitting under-occupancy. People need the properties now – houses are going to couples without children

• Serious concerns about sustainability of 1 bed properties in rural areas. • Bedroom Tax is a short-sighted measure, as it is likely to create an overcrowding

problem over time. • Viability. Requirement for 35% floor area on a scheme to be affordable – 1

bedroom flats could render a scheme unviable. • Smaller properties needed. But what if a developer of a scheme wants to do 3 & 4

bedroom properties?

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• Future rule changes. Benefit rules could change again in a few years time. In the meantime if, for example, we’ve created too many 1 bedroom properties, this could adversely impact on ability to meet need.

• You could have management issues of putting a mixture of vulnerable people into one area.

2. How do we ensure scheme viability in a nil grant era, with particular

reference to the scope for cross-subsidy from mixed tenure schemes? • Background: traditionally two genres of affordable housing developed within SDC

area: o Nil grant ‘S.106’ sites. Utilise cross-subsidy to deliver 35% affordable

housing provision. o Rural schemes generally developed with grant funding to deliver 100%

affordable provision. • There are lots of grant funded things which have been done well but there have

been changes. Will there be grants post 2015? • As most affordable homes are delivered through S106s it is important that the

planning process is maximising delivery of such units – this doesn’t always happen.

• Look at setting up housing association outright sales unit – surplus can be used to subsidise schemes.

• Other sources of funding: Let’s be more creative – it may be free land? • Partnership working – not always funding - work together. • Viability in terms of the developer delivering affordable homes should not be an

issue in this District because high land values mean there is scope for cross-subsidy. SDC in an expensive place.

• Issues – some land owners will not sell. What is happening in the financial markets? More constraints on purchasers. Mortgages – they are tightening down – salaries are not going up.

• House prices look the same – but there are a lot of discounts on new builds. • Greater proportion of older people – there is a migration of people in to the

district. • Build programmes are a lot slower than they used to be. • 100% affordable schemes are going to be difficult in rural areas – cross tenure in

small villages needed. District extends to include small villages. • Open market can still be for local connection residents. • Development in local towns – more flexibility in generating a pot of money to

support schemes. • Support development where there is a clear need. • How sustainable are those affordable homes?

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3. How should the Rural Housing Enabler project develop over the next 5 years? • Background: SDC has supported WRCC RHE Project financially since 2003.

Current funding runs to 2013. • Work of Warwickshire Rural Community Council is crucial – they bring

independence to negotiations and taking schemes forward, which is very important to local communities and in developing trust.

• An independent person is significant in building trust and relationships and progressing schemes.

• Housing register – linking in with local parishes – explain local connection. • Localism agenda – SDC have been ahead of the game re. Localism. The

government is only just catching up with SDC! • Don’t see a lot of rural communities going down the localism route as it is too

onerous when there is already scope to bring forward ‘Local Choice’ plans/schemes.

• Government is pushing self-build. Would this work in rural areas? Long/time consuming process. Probably wouldn’t work on a large scale in rural communities?

• Mixed tenure sites could improve deliverability. Can’t see it happening on a grand scale. Could reduce costs but time consuming.

• Land owner has said you can have this site for affordable homes but ‘I want a bit of land for housing for family members’. Will planning allow this?

4. What should be the Council’s strategy for meeting the affordable and market

housing needs of older people? • Background: Growing number and proportion of older person households.

Consequential demand for care provision and adaptable properties. Cost implication if demand is not met.

• Huge growth in people 85+. • Ageing population is going to have an impact on the type of properties required.

Could affect cost if the right properties aren’t available. • Roll out extra care – provision of older people accommodation with care. • Could be provided as wider open market? • How do we meet the need of the growing population of older people? • Care homes receiving application will reduce the amount. • Class C2 – residential institutions. Class C3 – independent dwellings. Look at the

number. Menu of resources. • Developing the right type of ECH should free up market housing and social

housing. • Independent Developers – Bromford, ORBIT and Council. • Stop care home creep – at least 2 applications have gone through recently.

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• Independent housing – Victor Hodges, Alcester, Great Alne, Wellesbourne. Housing is coming on but you could end up with half empty schemes.

• There needs to be a range of property types. • A lot of people may not want care – they might not want to go in to a big scheme

but they may want a small extra care home. • Small villages – start building as a mixed tenure scheme – 2 bedroomed

bungalows to free up 3 & 4 bedroomed homes. • Older people want to spend the rest of their days in their homes. However if not,

what are the options? • What are the numbers of people in the district that want to downsize? • Larger accommodation – sitting on equity – there isn’t an attractive option

available - what is in it for them? • Develop a new offer – smaller accommodation in a rural context. • Core Strategy – prioritisation is given to people in large accommodation who want

to downsize. • Briar Croft – The scheme is hugely popular. Low care needs – love the attraction

of location, facilities and independence. • Shared ownership = difficult because of current housing market. • Product – A project that they can access the scheme without housing to sell their

home? Releasing equity has been difficult. • Older people want to buy and not have a rent to pay each month but in reality we

need a range of rent/shared ownership/outright sale • Shared equity scheme. • ORBIT – Both schemes shared ownership – sell up to 99% - have to achieve an

average. • Briar Croft – Could move in under AST’s without selling their properties. This has

now stopped. • Outright sale schemes – Bromford will take part exchange – is this something that

can be done? • Affordable mixed tenure schemes.

5. What should we be doing to address the housing needs of younger people?

• Background: recent research highlighting increasing numbers of younger people

living at home with parents. • Local Lettings and Sales Plans have been very useful in rural villages, and have

been very well received where used. • Local housing needs surveys – are they up to date? They really only represent a

snapshot in time, and the development process is usually lengthy. • Process of finding land can be lengthy. • Rural developments – easier for people to access affordable housing in

comparison to market towns.

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• Government suggesting withdrawing housing benefit from under 25 year olds – such a move would be disastrous.

• “Inter-generational housing” – 2 or 3 generations living under one roof – would require a culture shift – going back in time.

o 4/5 bedroomed homes – could help towards the care of elderly people – could be less demand on services, although would they provide an appropriate social care solution?

o Social care solution – altogether would be a step forward it could relieve the pressure off ‘Mum’ of all services are going in to one place.

o If it’s all under one roof it would assist front line delivery of acute services. o Would be a difficult transition. People are used to living by themselves.

• 800 troubled families in Warwickshire? • People approaching HAT because they don’t want to live with their ‘family’. They

don’t want to be in an ‘environment’. 6. What else should we be doing?

• Didn’t tackle this question.

Workshop B: Improving existing homes and promoting independent living Facilitators: Nick Cadd SDC Heather Fellows Stratford & District CAB; Vice chair District Housing Forum 7. What further measures should we be taking to improve the sustainability of

new and existing homes? Focus on Older People/Vulnerable

Challenges • Lack of assisted technology. • Access to services. • Transport. • Property condition. • Identification of those living in sub standard properties. Many of these people are

very hard to reach as opposed to being aware of the District Council and other services.

• Do people know who to talk to • Repercussions – e.g. eviction • Perception of role of public and voluntary sector links to comments above. • Landlords’ knowledge of roles/responsibilities. • Design and layout of new build.

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• Lifetime homes/reducing mobility/mental health. • HB changes – shared room rate. • Support services/family intervention. Solutions • Build communities not in isolation including facilities. • Mix of family types. • Include industrial/commercial land for employment. • Transport links – pool cars/community transport. • Equity release? – some concerns over equity release as there is still some

sensitivity around these schemes given their poor reputation in the past. • Encourage home swap? - Older people in large homes. - Families in small homes.

8. The private rented sector is increasingly the most accessible tenure, what more can the District Council and partners do to make this a viable housing option for those in housing difficulties? • HAT to develop relationships with private landlords – incentivise private landlords • Council set up own letting agencies - Exclusive relationship. - Safeguard landlords. - Return property to original condition. - Rent safeguards? - Negotiate rent levels. - Partnership with management by social landlord. • Vigorous enforcement for rogue landlords. • Register of landlords (not just HMO’s). - Include those run by partners/charities e.g. Mencap. • Publish good news. • Nick’s comment: There was a real feeling here that we could develop our

relationships with the PRS through a range of different initiatives. This was one of our two priorities due to the strength of feeling that our options based approach and the opportunities offered by working more effectively with the PRS could be of wider benefit amongst partners within the District.

9. Despite the challenges, we need smaller accommodation units, what can be

done to encourage landlords to create smaller units of accommodation, to address some of the challenges created by the recent benefit reforms?

• Under 35’s get £250 per month maximum for shared room rate.

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• Encourage landlords to convert properties into 2/3 shared room properties. • Conversion costs e.g. fire safety. • Develop single units – housing associations are looking into this. • Release properties previously designated for people over 55 yrs. • Need for small supported living units for vulnerable groups: work with housing

associations / charities (WCC policy deregistration policy). • Release of land by Council for development. • Consequences of 2 storey HMO’s (houses in multiple occupation) not covered by

legislation – problems with safety/overcrowding – licensing. • Private landlords will see potential profits and will probably not need

encouragement.

10. The District Council is encouraging the uptake of telecare and other assistive technologies to support independent living, what innovative methods are there to promote this initiative? • Smarthouse demonstration (as done in Worcester/Mencap contact) this was done

with a van filled with the technology that potential users could try before they buy.

• Technologies for disabled/older people. • Grants from Council I assume this relates to grants towards buying the kit. • Save care costs. • Demonstration of smart flat in Briar Croft – Orbit telecare consultant. • Orbit working with Coventry University project “Assist”. Also work with

homeowners. • Working together. • GP and health engagement. • Nick’s comment: This was a very interesting discussion and as usual we are all

taking telecare forward in different ways with different initiatives in the same geographic area, in short there is little coordination between the agencies delivering on the ground. I think this should be some kind of priority and was picked up as one of the two most important areas given the potential to deliver wider preventative ‘wins’ in the public sector.

11. What mechanisms could the District Council adopt to encourage downsizing

and promote the benefits of living in a more manageable property like a bungalow or extra care?


12. What else should we be doing?


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Workshop C: Preventing Homelessness and Meeting the Needs of Vulnerable People Facilitators: Martin Cowan SDC Hugh Gaster WCC Supporting People 13. The Council will always seek to prevent homelessness whenever possible

and has various ways in which it can do this, including referrals for mediation and support, negotiating with landlords and lenders, Rent Express Scheme, homeless prevent fund, and the Mortgage Rescue Scheme. What else should the Council be doing to prevent homelessness? • More early intervention. Redditch Nightstop Education Team going into schools for

Years 9, 10, and 11, fitting this work into existing PSHCE sessions run by the schools. These aim to be fun, yet serious. They look at stereotypes around homelessness, they show the Prodigals DVD, have a quiz, look at issues such as anger management, and the role of the young person in the home. They have also found that in some cases it is necessary to involve the parents in this, and have started rolling this out. (Sometimes conflict in the home stems as much from the parents as it does the young people.)

• More close working with Health (rough sleepers often have drug and/or alcohol issues.) Cyrenians currently running a pilot where they are looking at providing counselling and talking therapy services to rough sleepers/former rough sleepers. Cyrenians advised there is a multiple needs service in Coventry which is funded by the PCT.

• Need for more on-site support in schemes for those with serous problems which prevent them from sustaining general needs tenancies (lack of engagement with existing management and support staff often results in evictions).

• Gap – need to get people with complex needs into meaningful activity. (Bromford potentially looking at this.) Need to develop links to employment and voluntary works. Bromford already looking at work and volunteering opportunities for their new tenants.

• RSL tenants - To assist prevention, there needs to be referrals for support at an earlier stage (especially when there are rent arrears).

• Need to consider the use of assistive technology to sustain tenancies e.g. for those with dementia.

• Needs to be better dialogue between RSL landlords and probation for managed cases to deal with things before they become a crisis. Often housing associations do not know about other agencies’ involvement with their tenants.

• RSL landlords would like more information about support needs for new tenants (e.g. information that could be provided by the District Council)

• Discussion about why RSL tenants who are in difficulties fail to engage with the help and support that is on offer. View was that there is an assumption that someone will step in to help them – if they get evicted, the Council will house them (especially if they have children), or else they do not believe that the housing association will ever evict them anyway.

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14. What should we be doing to address the housing needs of younger people? • Problem with isolation. Most support is only available during office hours (9 – 5,

Monday to Friday). If the young person doesn’t have much money, it is hard for them to be engaged in meaningful activity during the evenings and at weekends. This can sometimes lead to ASB, particularly if they have problems coping with pressure from their peers.

• Development of supported lodgings scheme is a possible solution (they have the opportunity to learn life skills). Suggestion of a befriending/ mentoring service to be developed (e.g. to take the young person to the cinema) which could be run by volunteers.

• Is there a greater role for Social Care teams here? Maybe more prevention work needs to be focussed on keeping young people in foster placements for longer, to enable them to learn more skills before they seek accommodation on their own.

• Young people who are found to be intentionally homeless due to losing accommodation because of their behaviour. These negative decisions make things difficult. Rather than a decision being issued, maybe there should be more of a case conference approach with appropriate agencies looking at what support and mediation can be provided.

• Need to find a way to give young people a “second chance” if they are evicted from supported housing.

• Gap – lack of provision of supported housing for those with complex needs. • Mediation services have found that once they start to get involved, they then

uncover problems due to lack of parenting skills from the parents. Redditch Nightstop assign a key worker to the parents as well as one to the young person as a way to address this issue. The parents need to understand what is “normal” behaviour for a teenager, and what is a behavioural problem.

• Need to get in at an early stage (e.g. school work). • Need for a multi agency approach from more public services (e.g. education,

health). It was suggested that a wider use of CAFs could be a possible solution to getting all parties around the table.

15. What other supported housing is required?

• Supported lodgings. • Dementia – support needed to enable people to live independently for longer (use

of assistive technology can work here). • This is a big issue for SDC area due to ageing population and numbers of older

people • Shortage of direct access hostels for homeless single people (no direct access

available in SDC area, and the likelihood that out of area hostels will be refusing to take those who do not have a local connection to the area).

• Lack of hostel-style bed spaces in SDC area for those with high needs (existing Stonham and Cyrenians schemes will only take those with low to medium needs due to schemes not being staffed out of hours).

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16. The Council has recently appointed a Housing and Financial Inclusion Adviser to assist households with maximising their income through benefits and to signpost for debt advice. What else should the Council be doing to promote financial inclusion? • Rather than agencies having to refer clients to the CAB for debt advice, could

training be provided to agency staff to give money management/debt advice direct to the client? There is a problem with people being referred (e.g. by Cyrenians) but the person does not attend their appointment with the CAB.

• While there has been a focus for some time on maximising benefits, is there more work that can be done around cutting costs for people: e.g. shopping around for best prices; oil consortiums; shared meals; what’s free in the area; use of Freecycle etc; bulk buying.

17. What should our strategy be for meeting the housing needs of Gypsies and

Travellers? • More pitches are required on allocated traveller sites. • More training and education should be provided so that people having a better

understanding of different cultures to combat prejudice that may exist. • There is only one Gypsy and Traveller support worker for the whole County –

could more resources be provided here?

18. What else should we be doing? • Didn’t tackle this question.

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Housing Strategy 2009 Consultation Log Appendix B.1

Notes of discussion with representative of Government Office for the West Midlands on 12 February 2009

------------------------------------------------------------------------------------- 1. Local authorities can do their own housing strategies. It is essential that

Authorities are clear what about their own strategic priorities as this will put them in a stronger position for attracting investment i.e. they will be able to fight their corner. This is important for CAA.

2. GOWM is aware of the discussions about which sub-region the District

Council should be part of, and also of the fact that neither Warwickshire nor South Housing Market Area are currently in a position to do a cross-authority strategy. There is also the proposed Coventry / Solihull / Warwickshire grouping.

In any case the work we would do for our own strategy is the same we would have to do for a cross-authority strategy. If in the future a cross-authority strategy is proposed, we would just feed in our housing strategy. It was acknowledged that SDC is continuing to engage in sub regional and other cross-authority working.

Regional Housing Executive has been asked (18 Feb) to endorse guidance and encouragement to housing market area partnerships to produce sub-regional housing strategies. GOWM has not endorsed this guidance (which has no legal status). The guidance reads as an investment strategy and ignores the wider place shaping agenda.

3. The housing strategy is a shared vision with partners – this is important

because both the Council and its partners will be responsible for implementing the strategy.

4. GOWM agrees that it would be a good idea to roll the private sector

housing strategy and eventually the homelessness strategy into the Housing Strategy i.e. one document.

5. The “fit for purpose” criteria have gone. As and when CLG issue further

housing strategy guidance it is likely that the guidance will be “high level” and not very specific. We discussed the link with the Sustainable Communities guidance.

However, the Audit Commission’s KLOE 2: Strategic Housing (about to be

reviewed) expects local authorities as strategic housing authorities to ask people what they want, combine this with a robust evidence base and then work with partners to plan and take appropriate action to address the identified issues / priorities* – we will have to demonstrate this “thread” in the strategy.

*Not every issue will be a priority for inclusion in the housing strategy – as

per Audit Commission at IDeA strategic housing training course Dec 2008

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/ Jan 2009. The Audit Commission is now assessing housing strategy action plans against the resources available to deliver the actions. The action plan should be realistic and actions should not be “superficial”.

We will not necessarily have to spell out / consider all the housing options

in detail in the strategy before determining our preferred approach because this fit for purpose criterion has disappeared.

6. Housing strategies are on average 80 pages long. The action plan should

be high level actions that allow room for manoeuvre i.e. we should be able to respond flexibly to changing situations and amend or add actions. The action plan is important – what we want to do and how we want to do it. Process should be excluded from the action plan.

7. We discussed the duration of the strategy and whether we should make

direct links with the LAA theme groups – both pros and cons. 8. GOWM is happy to be involved in putting the strategy together, acting as a

critical friend etc. 9. Email from GOWM on 19 Feb 2009: I am pleased that you have started to think about the future housing

priorities for Stratford-on-Avon District. I understand that the South HMA are not in position to start looking at a joint housing strategy at the moment and I see that it is important for you to revise your housing due to changing priorities and timing wise, to allow you to align it with the your Core Strategy and the Warwickshire LAA.

The strategy will then feed into the Sustainable Communities Strategy as

well. In the Sustainable Communities Strategy you could either add the housing strategy as an appendix or include highlights (for example, the executive summary) and a reference where to access the full document. You will also be in a good position when the South HMA begin to prepare a joint strategy, as you will know your priorities and be able to quickly feed these in.

I have read through your scoping document and it is a well thought out

document that looks at a range of options regarding the content and the format etc. The programme seems a little ambitious with a tight timescale but you both show a real dedication to the production of the new innovative document and have the enthusiasm to drive it forward to meet the deadline.

I would really like to be kept informed of the progress you make. I am

especially interested in whether you decide to go with the themed approach or not. If you need any help or advice from me please do not hesitate to contact me.

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Housing Strategy 2009 Consultation Log Appendix C.1 Summary of customer feedback surveys, interest groups and partner

engagement possibilities (from discussion 20 Feb 2009)

Existing surveys 1. HAT & PSHT customer satisfaction forms There are 4 ongoing survey forms that cover the whole of the period 1 April 2008 to 31 March 2009. - Housing Advice / options - Waiting List / Home Choice Plus - Temporary Accommodation - Housing Renewal Team (now Private Sector Housing Team) Will have the results for 2008/2009 by end April 2009 / beginning of May 2009. In addition, a RES form is shortly to be issued to all RES landlords and tenants (part of RES review). This will be done before 31 March 2009. As from 1 April 2009 new RES landlords and tenants will receive survey forms routinely. 2 CSI – Customer Satisfaction Index 3 Place Survey 2008 Draft report is out but SDC is awaiting weighted scores from AC. Survey will be weighted by gender, age, ethnicity and household size – number of adults. See questions 1 and 2 which are about most important / most improving “services” and include affordable housing. 1,850 survey responses which could be broken down into localities. Weighted results by 9 March 2009. Full report by Easter. Simon can do analyses.

Planned surveys and other possible consultation

1 Citizens’ Panel

The next Panel we can feed into will be May / June 2009. Self selected – 1,250 people. We need to finalise questions for the Panel by the end of April/ beginning of May. 2 Focus groups Simon has offered to arrange and pay for two focus groups e.g. Stratford and Shipston or whatever we want. Ideally we should hold the groups after the Panel meetings (and build on the outcomes) but the Strategy timetable may not allow this. 3 Web We could do an online survey(s). NB Be careful as to date only 7 responses to draft Sustainable Community Strategy.

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4 LSP Community Forum bit of LAA website Could use the website to pose questions. £30,000 participatory budget by 2010. See WDC website. 5 Your Review

6 Partners Newsletter

Planned surveys and other possible consultation

7 Parish Talk Use newsletter.

8 Community Forums 9 Special needs Young people Speak to Paul Chapman re schools /YP groups. Youth Panel will meet on 30 March and 29 April. Also speak to Simon Hume, web team, re Twitter / Facebook. Older people SCAN – older people - 5 groups. Speak to Jan. Go to meetings/do questionnaire. People with disabilities There are no disability groups. Ethnic minorities There are no ethnic minority groups except for Polish mothers’ group which is part of Clopton Community – the group meets at the Ken Kennett Centre. Gypsies and Travellers - Pathlow. WCC Gypsy and Traveller Liaison Officer. Gay / lesbian According to Stonewall 5 to 6% of Warwickshire but no local group apart from social group. Have tried to contact before on behalf of District Housing Forum.

We also discussed the need for some initial partner consultation re priorities before we even begin drafting the strategy. We will use the District Housing Forum / Housing Partnership Meeting, and possibly other groups. Consultation event on draft - try and book Council Chamber – awaiting confirmation of timescales.

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Housing Strategy 2009 Consultation Log Appendix D.1

Initial partner consultation survey form ----------------------------------------------------------------------------------

Housing Strategy 2009 for Stratford-on-Avon District Initial consultation with partners to help shape the Strategy

The current Strategy The Housing Strategy 2006 – 2011 has been updated by Review 2008. This summarises recent research and draws attention to the important changes in policy context, particularly the new Corporate Strategy and Warwickshire Local Area Agreement. Review 2008 merged and updated the action plans from the Housing Strategy and the Homelessness Strategy. The vision and aims of the Housing Strategy 2006 – 2011 were not changed in the review: Housing Strategy 2009 The new strategy will replace the existing strategy and will be the subject of full consultation. To be effective and persuasive, it will need to: • Present a clear picture of what we want to achieve in the District. • Set out the main housing issues and the proposals to address them. • Include a strategic action plan that sets out how the local housing sector will

deliver against the aims and objectives. • Fit with higher level strategies and provide the context for detailed

implementation plans. • Look across tenures and recognise the importance of the private sectors. • Deal with changing ideas about housing for older people. • Explain the support to be provided to the main groups of vulnerable people.

Vision: To create sustainable communities by improving the housing and support options of all people in Stratford-on-Avon District who are experiencing housing difficulties, or who are at risk of experiencing housing difficulties.

Delivery of this strategy will help the Council to attain its own ambition of achieving excellence by meeting the needs of local communities and individuals.

Aim 1 To increase the supply of affordable housing both in Stratford town

and surrounding rural areas to meet local needs. Aim 2 To enable people to live independently in good quality homes. Aim 3 To reduce homelessness.

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Bearing these points in mind, please consider the following questions. Vision 1: Does the current Strategy’s vision statement capture our main hopes for

housing in the District? 2: How could the vision statement be improved? Aims 3: Are each of the current Strategy’s aims still relevant and how could the

wording of each aim be improved? Aim 1: Aim 2: Aim 3: 4: Are there any other aims that you would like to see in the Strategy? (a) (b) Challenges 5: In brief, what are the main housing challenges in your field of interest that

could be addressed by the Strategy? (please state if these are in priority order)

(a) (b) (c) (d)

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Solutions 6. In brief, what actions (existing or new) could the Strategy promote to

meet the challenges you identified in Question 5? (a) (b) (c) (d) Co-ordinated action 7. How can the Strategy encourage partnership working to improve housing

circumstances across the District? 8. What form should the Strategy’s Action Plan take? Consultation 9. Given the limited amount of time available, how best can partners and the

public be involved in the drawing up of the Strategy? Other ideas 10. Do you have any further comments on the scope, format or style of the

new Strategy? Your name and organisation: Contact details: Thank you. Please return your form by Thursday 16 April 2009 to the Housing Policy and Development Team at Stratford District Council, Elizabeth House,

Church Street, Stratford-upon-Avon, CV37 6HX or by e-mail to:

More information from:

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District Housing Forum membership at March 2009 -----------------------------------------------------------------------------------

Current membership: • Leaving Care team (Warwickshire County Council) • Coventry and Warwickshire Partnership NHS Trust • Bromford Living (Bromford Carinthia Housing Association) • Springfield and Mid Warwickshire Mind • Mustard Tree Project • Coventry and Warwickshire Community Alcohol Service (Swanswell Trust) • Stratford-on-Avon District Council for Voluntary Service (now Voluntary Action

Stratford-on-Avon District) • Stonham (Home Group Ltd) • Bromford Support • Supporting People (Warwickshire County Council) • Mediation and Community Support Ltd • Older People and Physical Disabilities team (Warwickshire County Council) • Adult Social Care team (Warwickshire County Council) • NHS Warwickshire (Warwickshire Primary Care Trust) • Connexions Coventry and Warwickshire • Learning Disability team (Warwickshire County Council) • Housing Drug Support Scheme (Orbit Heart of England Housing Association) • National Probation Service Warwickshire • Warwickshire Domestic Violence Support Services • The Salvation Army • Municipal Charities of Stratford-upon-Avon • Charnwood House, Stratford-upon-Avon • Stratford-upon-Avon and District Citizens Advice Bureau • Orbit Heart of England Housing Association Stratford-on-Avon District Council supports District Housing Forum but does not chair it.

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Response to initial partner consultation from District Housing Forum (as agreed at meeting on 18 March 2009)

---------------------------------------------------------------------------------- Vision 1: Does the current Strategy’s vision statement capture our main hopes for

housing in the District? 2: How could the vision statement be improved? The vision expressed in the current Housing Strategy remains good but should aim to create and maintain sustainable communities. Aims 3: Are each of the current Strategy’s aims still relevant and how could the

wording of each aim be improved? Aim 1: Needs no amendment. Aim 2: Should be extended to refer to housing that is suitable to the

household’s circumstances, and to living as independently as possible.

Aim 3: Should explicitly refer to prevention, including the services

and assistance that help keep people out of homelessness. 4: Are there any other aims that you would like to see in the Strategy?

A further aim could refer to specialist working for particular groups of vulnerable people.

Choice should be mentioned either in the vision or the aims.

Challenges 5: In brief, what are the main housing challenges in your field of interest that

could be addressed by the Strategy? (Not in priority order)

• Effects of the recession. • Promotion of entitlements when the law is complex. • Reducing isolation when an individual moves towards more

independent living. • Ensuring housing is close to facilities, GPs, bus stops etc. • Reducing time taken to engage appropriate support. • Keeping vulnerable people safe, including access to premises. • Delivering housing that is capable of successful adaptation for

different needs.

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meet the challenges you identified in Question 5? • Promotion of guidance to tenants on rent arrears. • Directories of local services. • More emergency access accommodation (raised in update on the work

of the Salvation Army). • Expansion of services of home improvement agencies including

handyperson schemes (raised in Supporting People briefing). Co-ordinated action 7. How can the Strategy encourage partnership working to improve housing

circumstances across the District? • Established partnership meetings. • Sharing good practice. • Mutual understanding of partners’ roles and services. 8. What form should the Strategy’s Action Plan take? Consultation 9. Given the limited amount of time available, how best can partners and the

public be involved in the drawing up of the Strategy?

Consultation should include one or more of the Senior Citizens Action Networks in the District.

Other ideas 10. Do you have any further comments on the scope, format or style of the

new Strategy?

An Executive Summary of the Strategy should be produced.

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E-mail introducing the initial partner consultation survey form ----------------------------------------------------------------------------------- Subject: Your chance to help shape the new Housing Strategy for

Stratford-on-Avon District Dear Colleague: Initial (partner) consultation on Housing Strategy 2009 for Stratford-on-Avon District This is an important opportunity to help shape the forthcoming Housing Strategy 2009 for Stratford-on-Avon District. At this stage, we want to hear about your broad ambitions for the Strategy and its Action Plan, which will relate to all housing tenures and should go beyond what the District Council proposes to do. Please take a look at the attached document. The first page reminds you of the vision and aims of the current Housing Strategy and describes the features that the new strategy will need if it is to be effective and persuasive. With these points in mind, please consider the questions that follow. Don’t worry if you only wish to comment on some of questions – all responses will be helpful and will be given careful consideration. Please respond by Thursday 16 April. Your responses will help us draw up a first draft of the Housing Strategy. We are hoping to launch full consultation with partners and the general public on this draft in early Autumn 2009. Please contact one of us if you would like to discuss the consultation questionnaire or any other aspect of the Housing Strategy process. Many thanks.

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Response to initial partner consultation from Bromford Group ----------------------------------------------------------------------------------

Vision 1: Does the current Strategy’s vision statement capture our main hopes for

housing in the District?

Not all homes are for people experiencing difficulties – it includes people moving on to independence, improving and developing lifestyle, meeting people’s aspirations, etc.

2: How could the vision statement be improved?

Could we therefore, say something like:

To create successful sustainable communities by providing a wide range of housing and support options for all people in Stratford Upon Avon. Ensuring that all affordable housing developments are needs lead.

Or: In the current fragile economic climate it is increasingly difficult for people to get on the housing ladder. We believe that everyone should have the opportunity to live in a decent home that is affordable, in a community where they choose to be. We are committed to deliver a range of affordable housing across a range of tenures to meet the needs of the district. Including general needs and local needs housing and supported housing for people with specific requirements.

Aims 3: Are each of the current Strategy’s aims still relevant and how could the

wording of each aim be improved? Aim 1: To provide a variety of innovative (exploring new products

and idea’s) new affordable housing to meet the holistic needs of the community both urban and rural.

Aim 2: To empower people and communities to live inclusive and

independent lives. Aim 3: Take proactive action in reducing and preventing

homelessness.

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4: Are there any other aims that you would like to see in the Strategy?

(a) Explore levels of self management in communities where people can invest in the choice and quality for their own environment.

(b) Work within the LSP and LAA priorities to ensure new homes are planned, delivered and managed well. i.e. Access to Employment, transport, leisure, health, education and services, meets the needs of the community. (c) Home Match scheme- an initiative which offers owners of empty properties the chance to let their homes to people on the SDC waiting list. (d) Address underoccupation and overcrowding – The number of people living in overcrowded homes in England is set to increase by 15% in 2 years as unemployment and repossessions increase. The National Federation predict 350,000 people will be living in cramped accommodation by 2011. Suggest that a lettings plan for new developments with affordable rent have a % agreed for people to downsize from existing accommodation in SDC and free up larger family accommodation.

Challenges 5: In brief, what are the main housing challenges in your field of interest that could be addressed by the Strategy? Not in priority order.

(a) Making 106’s work better. On larger sites – a new model on funding these is needed.

(b) Rural developments – where outright sale or shared ownership is less of an option in the current climate, how we make these acceptable as all rented product to the community.

(c) Land Supply – taking a bold approach to releasing land for development to meet need in a fragile market..

(d) Mixed Income Communities – making them work. On developments where the affordable ration is increased losing the balance of outright sale and shared ownership. Making them work with new rented products, Intermediate rent, market rent, Try before you buy (build on sales for the future) to achieve a balance in the short and longer term.


meet the challenges you identified in Question 5?

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(a) Work up a new model for funding on 106’s. Involve partners in the process.

(b) Agree the consultation process for rural developments where tenure is likely to change and community opposition is likely. Explore new products – flexible tenure to become future sale.

(c) Land Supply – if land opportunities are available – can these be pursued as land opportunities to kick start the affordable housing provision.

(d) Mixed Income Communities – a flexible tenure approach – Affordable rent, Intermediate rent, market rent, flexible sales and potential sales models, lettings plans, work with the LSP, LAA objectives for sustainable communities and getting the services and infrastructure right. Getting the balance right in the community.

Co-ordinated action 7. How can the Strategy encourage partnership working to improve housing

circumstances across the District?

Work in partnership with the HCA the TSA and the LSP/LAA priorities in the delivery of homes and services tailored to the needs and aspirations of the people of Stratford-on-Avon.

8. What form should the Strategy’s Action Plan take?

Aim/Task – Actions - Responsibility – Timescales – Resources - Outcomes

Consultation 9. Given the limited amount of time available, how best can partners and the

public be involved in the drawing up of the Strategy?

A number of consultation routes, web site, press, open days, LSP and other groups, partner consultation day.

Other ideas 10. Do you have any further comments on the scope, format or style of the

new Strategy?

Innovative approach to current housing needs and climate. Can we talk more about using initiatives that meet the holistic needs of everyone in the community.

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Response to initial partner consultation from Adult, Health and Community Services (Warwickshire County Council)

---------------------------------------------------------------------------------- Vision 1: Does the current Strategy’s vision statement capture our main hopes for

housing in the District?

In the Vision it may be appropriate to include the word ‘care’ in addition to ‘support’ so that wording reads as “..To create sustainable communities by improving the housing and housing with care and support options..”

2: How could the vision statement be improved? Aims 3: Are each of the current Strategy’s aims still relevant and how could the

wording of each aim be improved? Aim 1: This current wording does suggest that Strategy is focused

on Stratford-upon-Avon town and surrounding rural areas rather than the Stratford district as a whole.

Aim 2: Could possibly be re-worded to include the following “…To

enable both older people, younger adults and their families to live independently in good quality homes, irrespective of any physical, learning and sensory disabilities and/or mental health problems…”

Aim 3: Could possibly be re-worded to include the following “…To

reduce homelessness and provide long term housing solutions suitable for all..”

4: Are there any other aims that you would like to see in the Strategy?

(a). Links to other key stakeholders both locally and nationally, e.g. PCT, County Council, Third Sector, Central Government Agencies.

(b). Links to a countywide Housing Strategy as well as regional strategy.

Challenges 5: In brief, what are the main housing challenges in your field of interest that

could be addressed by the Strategy? (please state if these are in priority order)

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(a). Development of Extra Care Housing.

(b). Reduction in traditional residential care numbers and link to increase in specialist residential care.

(c). Homes for Life and relevant adaptations to maintain people in their own homes for life, particularly when there is a deterioration in physical condition brought about either by ageing, lifetime conditions or one off events, e.g. road traffic accident.

(d). Whole market approach to housing options from owner/occupiers to range of tenures.

Solutions 6. In brief, what actions (existing or new) could the Strategy promote to meet the

challenges you identified in Question 5?

(a). Better collaborative partnership working with key stakeholders.

(b). Lessons learned from ‘family’ authorities, e.g. What worked well/What worked less well.

(c). More robust Contingency Planning, particularly in light of Credit Crunch/Recession/Depression.

(d). Stakeholder events that can also act as a dating agency by introducing local traders/providers to each other, e.g. architects, builders, service providers.

Co-ordinated action 7. How can the Strategy encourage partnership working to improve housing

circumstances across the District?

Better collaborative partnership working with key stakeholders. 8. What form should the Strategy’s Action Plan take?

Matrix –style with named points of contact, responsible officers, timelines and contingency plans for slippage etc.

Consultation 9. Given the limited amount of time available, how best can partners and the public

be involved in the drawing up of the Strategy? Other ideas 10. Do you have any further comments on the scope, format or style of the new

Strategy?

Include guidance on Building Design

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Notes of discussion at Stratford District Partnership Core Group meeting on 9 April 2009

Vision The only comment about the existing vision was that housing is only one element of sustainable communities. Therefore, it was suggested that the vision could be improved by amending it to read “To help create sustainable communities…” Aim 1 (affordable housing) The requirement to provide affordable homes in Stratford-upon-Avon town and in rural areas is not mirrored in the recently adopted Sustainable Communities Strategy (which only refers to creating more affordable homes in rural areas). [The importance of aligning Housing Strategy 2009 with Sustainable Community Strategy was noted. This does not preclude Housing Strategy 2009 from seeking affordable housing across the District in order to address needs and promote sustainability.] Aim 2 (enabling independent living in good quality homes) There should be a reference to suitable or appropriate accommodation that is provided at the right time. Other comments • More green spaces are needed. • More community halls are needed.

[It was noted that these two points should be passed to the Council’s Planning Policy team to consider.]

• Too many new homes are being proposed for the District. [It was noted that this issue is subject to the current Examination in Public on the Regional Spatial Strategy Review Phase 2.]

• One person commented that there are only 214 people in need of affordable housing on the Housing Waiting List. [This figure relates to a sub-set of the waiting list population and was reported before the change to Home Choice Plus in December 2008.]

• Need for more support for people who have learning disabilities. [It was noted that the needs of all vulnerable people would be taken into account in the Strategy.]

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Notes of discussion at Housing Partnership Meeting on 23 April 2009 ------------------------------------------------------------------------------------------ Aim 1 of the existing housing strategy It was agreed that this was an essential aim and that it was very important that in the affordable housing aim, however it was phrased, the Council should continue to ask for affordable housing both in Stratford Town and the rural areas. Partners commented that the house building moratorium would eventually be lifted and the Regional Spatial Strategy Review approved by the Secretary of State, and it was then inevitable that there would be some big new housing developments in Stratford town. Partners wanted to see some affordable housing on these sites – particularly as however good the rural affordable housing programme is, proportionately more affordable homes will be delivered on (large) allocated Stratford sites. Affordable housing issues • Importance of resisting attempts by developers to reduce proportions of

affordable housing, or omit altogether. • There is a need to maintain the high standards required of new affordable

homes (e.g. the Building For Life criteria), and to progressively apply the same high standards to new homes for private sale on the same development sites.

• The need to examine business models in the light of the current economic

downturn. • The need to optimise the tenure profile of affordable housing schemes to

best respond to identified needs in different parts of the District (as already happens with Local Choice and Rural Exceptions sites but the issue is really allocated sites). In particular, avoid an over-supply of shared ownership housing – developers often prefer shared ownership to rented affordable homes. Also possibly allow some flexibility in the strategy for emerging affordable housing models.

• The need to optimise proposed stock profiles; in particular to avoid an

over-supply of flats. • A need to facilitate the development process and avoid delays in the early

stages through, for example: 1) avoiding an unduly rigid application of the planning sequential test

when a community wishes to develop on several sites under Policy Com 1.

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2) adopting a multi-agency approach to facilitate rural housing. 3) encouraging Warwickshire County Council to clarify its approach to

Section 106 contributions for education, libraries etc on Local Choice sites and Rural Exceptions sites. The wheel is being reinvented on each occasion with local representatives having to lobby WCC, and this is wasting time. Partners are adamant that they should not be paying these contributions as homes are for local people living in the town / village anyway.

• Importance of parish plans for rural housing schemes. • Scope for bringing empty properties back into use.

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Housing Strategy 2009 Consultation Log Appendix D.9 Handout to support discussion at Stratford-on-Avon District Landlords

Forum on 30 June 2009 -----------------------------------------------------------------------------------

Your opportunity to help shape the new housing strategy

The District Council is writing a new Housing Strategy. This will be a plan for all kinds of housing and for the whole District. It will set out the main housing issues and how they will be tackled through a ‘high level’ Action Plan. The new strategy must be based on a sound understanding of:

• The ‘technical’ evidence base (including the update to the housing market research, and the new survey into the condition of the private sector stock and the circumstances of occupiers of private housing).

• What partners, housing interests and the public say about what is

important to get right and how the current situation can be improved. We therefore want to know what issues are considered important by local landlords, and how the housing strategy can support a stronger private rented sector. In particular, we would welcome your comments on:

1) What support do landlords need to promote the private rented sector in this District?

2) How can we continue to improve the quality of private rented

housing? 3) What are the best kinds of tenant for you, and why? 4) What else should be covered in the new housing strategy?

Thank you for your contribution. We will consider your comments carefully when drawing up the draft strategy, which will be available for public consultation in September. Please contact us if you would like an invitation to the draft strategy ‘launch’ event at Elizabeth House on Friday 18 September. Contacts:

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Notes of consultation discussion at Stratford-on-Avon District Landlords Forum on 30 June 2009

-----------------------------------------------------------------------------------

What support do landlords need to promote the private rented sector in this District?

• A list of accredited landlords – good landlords do not want to have their

reputation tarnished by the activities of poor landlords.

• Advertise properties, perhaps on the Council’s website. • Council should accredit tenants – score them for reliability, behaviour, etc. –

and provided references to allow landlords to avoid potential problem tenancies.

• Facilitate matching of tenants to properties. • Council could maintain a District-wide map of demand for private rented

property – including the size and type of accommodation in greatest demand – to help prospective landlords decide where to invest. [In response, it was explained that this it was not feasible for the Council to do but that the Council could make available a survey of private rented accommodation it had undertaken in April 2009. This would allow landlords to compare the location, availability and cost of private rented accommodation across the district.)]

• A single point of contact within the Council. • Continue with training events for landlords, through the Forum.

What are the best kinds of tenant for you, and why? • The ideal tenant is one who pays their rent! • Landlords need to be able to assess a prospective tenant’s ability to pay the

rent and keep the accommodation in a reasonable state. • Most of the landlords thought that they had a right to know if a prospective

tenant was in receipt of housing benefit / local housing allowance. Some of the landlords are quite happy to let to people in receipt of housing benefit but there are some problems:

o Amount of housing benefit is being reduced. o Instances where tenants claim housing benefit fraudulently. o Housing benefit is paid four weeks in arrears, whereas rent is required

in advance. o Frequent changes in the claimant’s circumstances increase the risk to

the landlord.

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o Rules on vulnerable tenants being able to request that rent be paid to the landlord are unclear or are applied inconsistently.

• One of the landlords thought tenants in receipt of housing benefit were more

likely to have parties and cause damage to the property. • One of the landlords rents only to single mothers (who are seen as good

tenants). How can we continue to improve the quality of private rented housing?

• Promote an accreditation scheme for both landlords and properties, preferably

the Midland Landlord Accreditation Scheme.

• It is important to accredit the property, not just the landlord. • Establish minimum accommodation standards. But ….

• Too many restrictions will deter people from letting properties.

• Misleading references from previous landlords can be an issue.

Discussion of vulnerable tenants, particularly young people

• Nobody was aware that Bromford Support provides support to tenants in

private rented accommodation to help them sustain their tenancies. [Bromford were at the meeting and will give a presentation to the next meeting.]

• Some landlords were happy to rent properties to people aged 18 – 24 but like

to ensure that people have jobs: people are more likely to be mature enough to rent if they have job. Landlords sometimes seek references from the employer or can ask the young person’s parent(s) to ask as guarantor(s). There is a need for more support to young people who rent privately. The limit on the housing benefit payable to single people aged up to 25 can be an issue.

What else should be covered in the new housing strategy? • Stop building one-bed accommodation: there are too many small flats and

not enough 3 bedroom properties for rent. • Promote private rented sector as next stage of housing for those in supported

accommodation.

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Housing Strategy 2009 Consultation Log Appendix E.1

Introductory letter to residents of Pathlow Caravan Site (produced in Verdana pt 14)

---------------------------------------------------------------------------------- To all residents at Pathlow Caravan Park 3 June 2009 Dear Resident What is important to you? The District Council is writing a new Housing Strategy. This will be a plan for the future about housing of all kinds and how to make sure that more people, including Gypsies and Travellers, get the housing and housing services they need. Before we write anything we are talking to people to find out what housing issues they think are important. I would like to meet with as many of you as possible on Thursday 11 June 2009 at the site office at Pathlow at 10.30am. I know the site office is not very large and it is likely that I may have to talk to people in several small groups. I can stay at Pathlow all morning. Thank you for your help. Please feel free to contact me by phone. Yours sincerely District Housing Enabler

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Notes of consultation discussions with residents of Pathlow Caravan Site held on 11 June 2009

------------------------------------------------------------------------------------------ The site is being refurbished and all the facilities (“sheds”) are being upgraded. Some preliminary work is already underway (including the site office) and the major work starts next week. The refurbishment will not address the fact that the site is cramped. There are a number of families with young children living on the site. Plots are small; car parking is limited and there is nowhere for children to play. It was evident from all the replies that households rely a great deal on Council officers that regularly visit the site for information about services and signposting to services. The key points raised are set out below. 1 Most important things for making somewhere a good place to live

• Friendly people and neighbours, friendly environment - 5 households • Peace and quiet, no violence - 4 households • Good facilities - 2 households • Clean site, no dumping - 2 households • Having a plot – somewhere to live – 1 household

2 Things that most need improving

The two things that most need improving are:

• The provision of a play area - 10 households • Additional parking spaces - 6 households

In addition, 4 households stated that the sheds / facilities should be improved, 3 households wanted more plots, 2 households wanted more space around existing plots and 1 household wanted a garden. Comments:

a) Play area would help keep children away from vehicles. b) Play area would make it easier to control children – 2 households. c) Somewhere for children to play. d) Play area with a fence. e) Would like house knocked down to provide more space for larger plots,

a play area and additional parking. f) Would support knocking down house to provide parking and play area –

2 households. g) Would like adjacent site and house to be bought to provide additional

parking. h) More plots. i) Want house and land next door for play area, more plots and if possible

a garden.

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3 Relationship with local community

• 7 households thought they were treated with respect and consideration by the local community – both on-site and off-site. One household commented “not always plain sailing but we sail”.

• 3 households did not think they were always treated with respect and

consideration by the local community:

a) One person caused trouble in a pub and everyone from the caravan site was banned from going into the pub.

b) No – cannot find any workmen to fit a kitchen even though we have offered to pay the workmen in advance.

c) No – not really. Once you mention you are from Pathlow people don’t want to know you – workmen.

4 Other issues

Households were also asked about other issues. Their comments are summarised below:

• All households are very much looking forward to the completion of

the refurbishment.

• There were no specific issues about young people except that some households mentioned that they wanted a play area.

• There were no specific issues in relation to older people except for one person who wanted a larger plot and more space for parking.

• All households said that they could easily access suitable care and health services.

• All households said they could easily access and obtain information and

relevant benefits and grants.

• None of the households required any further information or advice about housing or site matters.

Note of consultation with Pathlow residents continued

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Households were also asked what, apart from the lack of sites for Gypsies and Travellers, they thought was important – there was a list of prompts. Comments are listed below.

Facilities on sites Will be ok when done - 3 households Happy with site once refurbishment complete - will be perfect. Facilities being refurbished Sheds will be good when finished Happy when facilities done Happy once improvements are done Need play area - 2 households More parking

Young People Need for additional plots for young people Need play area - 5 households Want play area with fencing No issues - 4 households

Older People More parking, larger even plot (current plot slopes) No issues - 9 households

Care and health All households said that they could easily access suitable care and health services. Fine. Good.

Housing benefits and other benefits or grants All households said they could easily access and obtain information and relevant benefits and grants.

Notices in office and speak to Mark or Jon. Fine. Everything ok. Happy with Working ok. OK – notice in site office Information and advice good All information good Can access information

Information and advice on housing or site matters All households said this was not an issue. Nothing else required.

Any other housing issues None of the households had any other housing issues.

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Introductory letter and questions for County Council’s Gypsy and Traveller Services Team to put to residents of Darlingscott Caravan Site,

June 2009 -----------------------------------------------------------------------------------

The responses given in bold text after each question are not a verbatim record but closely match the phrases used by the respondents – the text was produced by the Team Leader.

---------------------------------------------------------------------------------- Background The District Council is writing a new Housing Strategy. This will be a plan for the future about housing of all kinds and how to make sure that more people, including Gypsies and Travellers, get the housing and housing services they need. Before the Council writes anything it is talking to people to find out what housing issues they think are important. So far the Council has, or is in the middle of, getting the views of residents, young people, older people, people who are migrants, and organisations that represent different groups of people etc. We very much want to know what is important to you. The Strategy will not be able to fix everything. In particular, it is not a planning document which means that the Strategy cannot decide where additional sites for Gypsies and Travellers are needed. However, everything people say is being taken seriously. If something cannot be dealt with directly in the Strategy it will be passed to another section of the Council or to another agency. For more information about the Housing Strategy please contact …. at the Council (tel: 01789 260…) Questions 1 What is the most important thing for making somewhere a good place to live?

• We like the open air not to be on a housing estate. • Stop the discrimination how can we enjoy where we live if the

council will not accept us. It is racist. • Fields and the countryside: that is where we have always been. • Friendly neighbours.

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2 What one thing most needs improving?

• More affordable sites in appropriate areas: we do not want to live on top of the settled community but need to be near for shops.

• Council needs to listen to us rather than ignore us. • Small family size sites would be better.

3 Do you feel you are treated with respect and consideration by the local community? No.

Please explain your answer

The local council has not respected us and have attempted at every opportunity to invade our privacy. They have not helped us settling into the community but have put barriers with remarks that they are making. If only they would talk to us they would know we need a home and if they had helped us when we first approach them we would of accepted a site from them.

4 Apart from the lack of sites, what other housing or housing related issues are important? Prompts: Facilities on sites Young People Older People Care and health Housing benefits Information / advice on housing Any other housing issues

[A number of travellers have disabilities which need addressing.] -----------------------------------

Thank you for your help

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Housing Strategy 2009 Consultation Log Appendix F.1

Main concerns of local older people (Discussion with SDC Policy Officer on 6 May 2009)

The following issues were identified as concerns of older people living in the District. They are not listed in any order of priority. • Inappropriate current housing: under-occupation; lack of property

maintenance. • Limited access to services for those living in rural areas leading to isolation

and increased vulnerability. • Inability to stay in own home: difficulty in arranging adequate care and

support; delay and cost of adaptations; limits on telecare; specialist care needed (e.g. for those with dementia); pressures on family carers.

• Personal finance, including reduced savings interest leading to decisions not

to repair, maintain, clean home. • Lack of knowledge and reliable information on property finance, alternative

housing and care options, how to move. • Impact of personalisation of care packages. • Difficulties in getting ‘low level’ help such as gardening, cleaning, minor

works; cost of recommended firms; selecting a reliable provider. • Poor perception of sheltered housing: reduced warden availability; doubts

over quality of care / accommodation; lack of organised activities. • Role, accessibility and cost of residential care homes. • Lack of alternative housing (with sufficient space) in their existing village • Planning for transition to greater dependence / more appropriate housing and

support: Lifetime Homes and smart homes; adaptations, mixed accommodation developments; Extra Care concept.

• Lack of affordable housing options for adult children in their home

communities.

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Introduction sheet for discussions at Senior Citizens Action Network meetings

(produced in Verdana pt 14) -----------------------------------------------------------------------------------

Stratford-on-Avon District Council

Bidford Senior Citizens Action Network

28 May 2009 The District Council is writing a new Housing Strategy. This will be a plan for the future in respect of housing of all kinds, and across the whole District. To help us write the Strategy, we would like to hear your ideas on the following questions: 1. How easy is it to get good advice about housing? 2. What problems do people have in maintaining their home and garden? 3. What is important to get right in housing for older people? 4 Have we missed anything important about housing generally? Your comments are really helpful. We will think about them carefully. Thank you very much.

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Notes of consultation discussion at Bidford-on-Avon Senior Citizens Action Network meeting on 28 May 2009

--------------------------------------------------------------------------------------- Comments made in answer to: “How easy is it to get good advice about housing?” • What kind of advice is applicable to people who own their home? • Get advice from Council offices or the Housing Department. • Parish Council (?) information desk at Bidford library. • Occupational Therapists can give advice about adaptations. • Several mentions of Age Concern as source of advice. • Sometimes not clear who to approach. • Advice needed on extra assistance to people in their own home. • Difficult to make initial contact. • Important to share information between agencies. • Should divide housing advice into different kinds of housing and offer advice

from different teams. • More detailed advice from specialists needed. • Better homelessness advice for older people needed. Comments made in answer to: “What problems do people have in maintaining their home and garden?” • Plenty! • Gardening. • Decorating. • Dealing with trees. • Installation of boilers. • Rubbish removal, particularly large items. • Improving the insulation. • Small electrical jobs. • Cost of getting help. • Difficulty in finding reputable tradesmen. • Need to know the price of the job before agreeing and to keep control. • Gardeners are often willing but do not know enough about plants. • County Council just said to get help locally. • Tradesmen on approved lists aren’t local. • The agencies that PHILLIS refer you to are too expensive and hence I cannot

use them very often.

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Comments made in answer to: “What is important to get right in housing for older people?” • Not many homes in Bidford for old people. • Safety. • Security. • Homes should be easily adaptable – Lifetime Homes • Internal design, fittings and furniture should be suitable for older people. • Height of hedges. • Advice needed on how to adapt your own home to allow you to stay there. • Baths not always suitable – may need walk-in showers. • Want decent sized 2 bedroom homes with what we want and enough space

for furniture. • Not enough bungalows for old people. • Not good to designate whole areas for the elderly – need mixed housing. Comments made in answer to: “Have we missed anything important about housing generally?” • Insufficient houses in area. • Council should build more affordable housing. • More social housing needed. • Affordable homes for youngsters. • Housing for young people. • Shared ownership properties are being let out – meant to be for young people

starting out. • Housing should be kept for local people – people want to stay in the village. • Children’s playgrounds cause noise next to houses – should be on other side

of the river. • Children need safe places to play – housing estates should have playgrounds. Comments made in answer to the extra question: “Are there any issues around transport and housing?” • Some bus stops don’t have any shelters or even paving to stand on. • Bus services only on main road. • Need a proper bus stop at the care home.

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Notes of consultation discussion at Stratford-upon-Avon Senior Citizens Action Network meeting on 1 June 2009

------------------------------------------------------------------------------------------ Comments made in answer to: “How easy is it to get good advice about housing?” • Residents don’t always take up the opportunities on offer to get information

or advice. • Where do you go for advice? In answer to a direct question, nobody said that they had sought housing advice from any organisation. Comments made in answer to: “What problems do people have in maintaining their home and garden?” • Help the Aged are helpful – didn’t have to pay for work. • Age Concern can be contacted but charge £18 per hour for gardening and £25

for other work – this is too costly. • Which other agencies can you contact for help, such as the Council? • Voluntary Services now do gardening. • For home owners, the issue on down-sizing is not just around the decision to

do so but also the costs involved (e.g. stamp duty, estate agent’s fee, etc) • Last point is linked to people living in properties that are far too large. • When can you get adaptations done without cost? – grants means test. Comments made in answer to: “What is important to get right in housing for older people?” • Lifts within apartment blocks. • Wider doorways to allow for wheelchairs and walking frames. • Some [social housing] dwellings are too small and lack a second bedroom. • Need storage space within homes. • Balconies at flats – large enough to sit out on and have plants. • Bungalows proved their value in the past – need more now. • Any steps should be low-rise and have a handrail. • Bathrooms must be large enough and appropriately designed for people with

disabilities or for those requiring a carer to help them. • Low edge baths.

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Comments made in answer to: “Have we missed anything important about housing generally?” • How many people are there on the housing waiting list in the District and how

does the system work? • There is a housing shortage but a difficulty in agreeing where new homes

should be built – Green Belt, etc. • Lack of housing is one of the main causes of delinquency. • County Council has sold school playing fields for housing development – now

not enough open spaces in the town. • Retirement villages – would we want to live in these where we largely didn’t

mix with other generations? • Extra-care homes such as Briar Croft need to have sufficient parking for

visitors, doctors and other professionals, etc. • What is social housing? Are these rented homes? • Some estates in south Birmingham that were developed in the early 20th

century are well planned, had excellent facilities and shops and plenty of open space. Modern housing areas do not have this ‘space’.

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Notes of consultation discussion at Southam Senior Citizens Action Network meeting on 18 June 2009

---------------------------------------------------------------------------------- Comments made in answer to: “What is important to get right in housing designed specifically for older people?” • The location is important – often, it is situated on the outskirts of the town /

village making it difficult to access local facilities. • Opportunity to develop small unit accommodation for older people and young

people (starter homes) on site of local sheltered housing scheme which is due to close.

• It is unacceptable and disruptive if an older person has to move out of ‘ordinary’ housing for older people when their care needs increase.

• Extra support should be provided within one’s own home when care needs change.

• An established complex in Stratford-upon-Avon seems to work well and could be an example of good practice. [This was a reference to a ‘close care’ complex of 56 dwellings adjacent to an associated nursing home.]

• Finding suitable sites on which to build ‘extra care’ housing schemes must be difficult.

• An increase in the number of ‘park homes’ [static caravans] would be cheaper and quicker to implement than building large complexes.

• A person’s housing needs change over the period after retirement and, for many, the time lapse in building suitable housing is simply too long.

Comments made in answer to: “What problems do people have in maintaining their home and garden?” • Can’t do it – need help! • If you have the money, it’s OK but not otherwise. • Limitations to what some carers or tradespeople will do – for example, high

level work on the house. • Help is expensive. • No issues about quality of work undertaken – clearing out gutters. • Sometimes not possible to find reliable people to do work within the home. • Grants [for adaptations, etc] are means tested and therefore exclude many

people. The next prompt question was: “How easy is it to get good advice about housing?” Members of the audience had previously stated that they knew about the services available from Age Concern, including Tradeline [the directory of vetted tradespeople]. They had also mentioned PHILLIS, the Warwickshire-wide advice and information service responding to people over 50 who have ‘low level’ needs.

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No comments were made in response to an additional question about getting advice on financial options open to older people thinking of changing homes or tenure. Comments made in response to: “Have we missed anything important about housing generally?” • There is a need for more small homes for young people. • Housing developments should take account of people’s requirements “over a

lifetime” - good to have housing for people of all ages. It is important for older people to feel that they are still part of their community.

• There was general agreement that bungalows are the most suitable form of housing for older people, but their scarcity was also recognised.

• Many older people need a smaller house, but the issue is that most 2 bedroom houses are just too small – “like boxes”.

• Costs involved in ‘trading down’ are so large that much of the transaction profit is often wiped out.

• Feel sorry for the young people, in villages in particular, as there is nowhere of appropriate cost to buy, or to rent. They are therefore having to move out of the village.

• Modern detached houses are far too close to each other, with only a narrow pathway to the side of each house.

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Housing Strategy 2009 Consultation Log Appendix F.6 Summary of points made at meetings of Bidford, Stratford and Southam

Senior Citizen Action Networks in May / June ------------------------------------------------------------------------------------------

* = mentioned at one meeting ** = mentioned at two meetings *** = mentioned at all three meetings

Housing options for older people • Not enough bungalows *** • Need areas of mixed housing – not just schemes occupied only by older

people *** • Want 2 bedroom homes of sufficient size, including storage space *** • Want options to stay in current home when care needs increase ** • Costs of ‘down-sizing’ are too great ** • Need to be located close to shops and other local facilities ** • Know some of the benefits and flaws in ‘close care’ and ‘extra care’ schemes

** • Adaptations are expensive for those ineligible for grants ** • It takes too long to develop housing schemes for older people * • More ‘park homes’ could provide a solution for some older people * • Not enough homes locally for older people * Design issues (in private houses or in designated schemes) • Suitable internal layout, steps, doorways, fittings and furniture ** • Need bathrooms that are large enough and appropriately equipped ** • Lifts required in apartment blocks * • Balconies should be large enough to sit out on * • Parking at some housing schemes is inadequate * • Safety and security are critical * • Homes should be easily adaptable * Help with maintaining a (private) home and garden • Demand exists for more and better services *** • Hourly cost of help is too expensive *** • Concerned to use only local, reputable and reliable tradespeople ** • Difficult to find help with gardening, electrical jobs, decorating, rubbish

removal, boilers ** • Tradespeople will not do some types of jobs **

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Summary of SCAN points continued Getting advice on housing issues • Knowledge of Age Concern services *** • Reference to PHILLIS ** • Sometimes not clear who to approach for advice ** • Know there are several sources of advice ** • More specialist advice needed, including homelessness advice for older people

* • Agencies should share information so as to be able to offer better advice * • Residents don’t always make use of the information and advice services on

offer * Other housing issues (not prompted but mentioned in response to question: “have we missed anything important about housing generally?”) • Residential developments need to have shops, facilities, carefully sited

children’s play areas and just more space *** • More housing of all kinds is needed ** • More social rented housing is needed ** • There is a shortage of small houses for young people ** • Local people are not able to stay in their own village ** • Shared ownership properties are being let out * • Council should build more affordable housing * • Closure of sheltered housing schemes should be opportunities to provide for

both older and young people * • Playing fields should not be developed for housing *

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Housing Strategy 2009 Consultation Log Appendix G.1

Questionnaire used in consultation exercise with young people conducted on 16 June 2009

---------------------------------------------------------------------------------- Introduction The District Council is writing a new Housing Strategy for this District. This will be a plan for the future about housing of all kinds and how to make sure that more people get the housing and housing services they need. Before the Council writes anything it is talking to people to find out what housing issues they think are important. We particularly want to know what young people think. We already have a great deal of information from other residents including older people. What you say will help shape the Housing Strategy. A draft of the Strategy will be out for public consultation (including the Council’s website) in the week commencing 7 September 2009. Questions 1 Do you live in the District? Yes No 2 Can I ask if you are under 25 years? Yes No 3 Are you satisfied with your present accommodation? Yes No Reasons 4 Do you see yourself as living in this District in Yes No 5 years’ time? Reasons 5 Thinking about housing in this District - what do you think should be

improved?

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Housing Strategy 2009 Consultation Log Appendix G.2

Summary of points made by young people during consultation discussions on 16 June 2009

----------------------------------------------------------------------------------- 1. People living with parent(s) or family All were satisfied with their accommodation but some people want their own accommodation.

Live in District in 5 yrs’ time?

Comments and what people said needed to be improved

16 yr old female No • Family moving out of the District. • Improve availability and cost of public

transport. • Cost of housing needs to be much lower. • Would like to rent with friends.

17 yr old male Lives in Wellesbourne

Yes • Private renting too expensive.

17 yr old female Lives in Stratford

Don’t know.

• In private rented with parents. • Family moved from Wolverhampton to

Stratford a year ago. • At college. Not tied to area. Wants to

rent.

Group of 4 people 16 yr old female 16 yr old female 17 yr old male 17 yr old male All live in Stratford

No

• No jobs. • Need more accommodation for younger

people. • Need more housing that is affordable. • Cost of housing is an issue. • Prepared to share. • Want a better social life. • Tourists have “poached” the District.

Group of 5 people 4 x 17 yrs 1 x 18 yrs 3 females 2 males

Don’t know.

• All intend to go to University/ college. • Cost of living very high – premium for

Stratford which is expensive. • Accommodation too expensive. • Public transport, trains in particular, too

expensive. • Parking too expensive.

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Group of 5 males 16 yrs 17 yrs 18 yrs 20 yrs 20 yrs 2 men live in Alcester

Yes

• All want (or eventually want) their own accommodation in this District.

• Living with parent(s) because at work and college and want to save money.

• Haven’t looked for accommodation as it is expensive.

• Would like to rent with mates. • One man working early shifts at

McDonalds. No early buses so he uses his Mum’s car to get to work but cost of parking means there is no money left for housing or anything else.

Group of 3 females 19 yrs 20 yrs 21 yrs Live in Stratford and Tiddington

No

• All would like their own accommodation but they cannot get on the property ladder or rent as prices are too high – will have to move.

• Lived here all their lives but not prioritised for housing by the Council unless you have problems – Council only houses teenage mothers.

• Stratford good for tourists but nothing to do – it needs a proper nightlife.

• “Crackheads” behind the scenes. • One person concerned that because she

had a Polish surname (but born in Stratford) she would find it difficult to get a job because of all the stuff in the papers about Poles.

21 yr old male Lives in Welford-on-Avon area

No

• Will move from the District as accommodation is too dear. Living with mum but she is moving and there is not enough room.

• Cannot afford any housing. • Would like more affordable housing. • Evesham is cheaper.

23 yr old male Lives in Salford Priors

No

• Wants own accommodation. • Need lower rent prices. Stratford has

extortionate rents. • Nothing for young people to do except

skate / bmx park. • Lack of public transport but ok from

Salford to Stratford.

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2. People renting privately

Live in District in 5 yrs time?


16 yr old female Lives in Stratford

Don’t know

• Sharing flat with friends. • Very difficult to find rented

accommodation at reasonable cost. • Flat not that good but cheapest she and

friends could find; it took 5 months to find the flat. Flat had to be furnished because they could not afford any furniture.

• Landlords do not like sharers. • Wants own place.

24 yr old male No

• Migrant worker from Poland who has been here 3 years and who intends to return to Poland in 2 to 3 years’ time.

• Plenty of private rented accommodation but it is very expensive. Quality of accommodation is good – you get what you pay for.

• Does not like sharing as there are problems with rent when people move out.

25 yr old male Lives in Stratford

No

• Has lived in Stratford all his life. • Accommodation OK but very expensive –

will have to move out of the District. • Council tax too high. • Prices generally too high. • Council not interested in helping people

(with housing) who do not have a problem.

• Sharing tricky – people move on.

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3. People in other housing situations

Live in District in 5 yrs time?


18 yr old male Living around Wellesbourne

Yes

• Just turned 18 years old. • Homeless – sleeping on floors and sofas

at various friends’ houses since his father moved to another part of the country a few weeks ago.

• Has approached the Council as homeless and waiting to hear back from them.

• Has two part time jobs and he is finding it very difficult to get to work as this often depends on where he spends the previous night.

• Wants a full time job but must first sort accommodation. Lot to do.

• Private rented too expensive.

19 yr old male Yes • 3 nights with family, 4 nights moving

around and staying with various friends. • Cost of accommodation too high. • Wants own place.

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Housing Strategy 2009 Consultation Log Appendix G.3 Notes from interviews with young people being housed and supported by a housing association (“the provider”) – see paragraphs G.5-G.7

----------------------------------------------------------------------------------------- The four people interviewed were aged 16, 17, 19 and 21 years. Reasons for people’s housing difficulties Person A Person A became homeless when his parents evicted him because of his illness. He slept rough for a few nights and then stayed with various friends on their sofas. He was referred to the provider by the Council. Before taking up residence, he spent a few days in another supported housing scheme. Person B Person B became homeless because of a family breakdown. This is the second time he has had to leave the family home and the second time he has been housed by the provider. He was referred there by the police on the first occasion and by the Council on the second occasion. On both occasions, he spent some time sofa surfing (staying with friends) before being housed by the provider. Person C Person C became homeless in February 2009 when her mother was evicted from her rented home. C has no contact with her mother and does not know where her mother now lives. She approached the Council as homeless but was advised to seek accommodation at the hostel in Coventry. She did not want to do this as she had a place in a school in Stratford and would be taking her exams later the same year. Therefore she spent four months sleeping on friends’ sofas and her grandmother’s sofa until the provider was able to house her. There is a big waiting list for this accommodation, plus it takes 2-3 weeks for the provider to do all the necessary checks before someone can move in. Person D Person D was asked to leave home following arguments with her mother. She then stayed with her boyfriend in supported accommodation but this was against the rules and put his tenancy at risk. She was then housed by the provider.

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Living in the District in 5 years time? Three people want to stay in the area. One person hopes to go to London University. What needs to be improved? Two people mentioned the need for emergency access accommodation in this District (Stratford not Coventry) for when someone is homeless. Two people mentioned the need for more affordable homes. More affordable private rented accommodation. More support services. More people to help young people get where they need to be. More accommodation.

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Housing Strategy 2009 Consultation Log Appendix H.1

Questionnaire used to interview newcomers from abroad on 24 June 2009

---------------------------------------------------------------------------------- Introduction The District Council is writing a new Housing Strategy for this District. This will be a plan for the future about housing of all kinds and how to make sure that more people get the housing and housing services they need. Before the Council writes anything it is talking to people to find out what housing issues they think are important. We want to know what people who have come to live here recently from abroad think. Questions 1 What town or village do you live in? 2 Do you think the local community treats you with respect and consideration? 3 Are you happy with your housing? Reasons: 4 Did you find it easy to find suitable housing? 5 Do you see yourself as living in this area in 5 years time? Reasons: 6 Thinking about housing in this area - how could it be improved?

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Housing Strategy 2009 Consultation Log Appendix M.1

Programme for partner event 18 September 2009 ----------------------------------------------------------------------------------

09:30 Registration and refreshments 10:00 Welcome and housekeeping 10:05 Why we need a new Strategy 10:30 Vision, aims and themes of the Strategy

(Portfolio holder for Revenues and Housing) 10:45 Questions 10:55 Introduction to Action Plan workshop discussions 11:00 Action Plan workshop discussions Group A:

• Enabling more and better affordable housing (actions 1 – 6) • Local Development Framework (action 24) • Gypsies and Travellers (action 25) Group B: • Better homes (actions 7 – 13) • Housing options for older people (actions 14 – 15) • Reducing disadvantage – digital inclusion (action 27) Group C: • Tackling homelessness (actions 16 – 19) • Young people (actions 20 – 23) • Reducing disadvantage – financial inclusion (action 26)

11:50 Feedback from workshops 12:10 Request for responses to consultation draft 12:15 Lunch

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Partner event 18 September 2009 – summary notes of Group A ----------------------------------------------------------------------------------

Draft Comment Action Enabling more and better affordable housing

1. Affordable housing strategy actions / policies must align with the Local

Development Framework (LDF). The level of housing growth / broad location of housing will be determined by the Regional Spatial Strategy / LDF process.

2. Planning policy mechanisms to ensure the profile of all new build

housing (market and affordable) is appropriate.

• There is a general need / demand for 2 bed properties not purely affordable.

• Developers are not going to build 2 bed properties. • Capture data from communities and parish councils on housing

need. • More action options are needed for the District Council to be able to

step in to create affordable housing in parishes. 3. The need for proactive action on the part of the District Council in some

cases where local communities fail to act effectively:

• Role for the Council to play in influencing parish and town councils to agree to affordable housing.

• Needs careful consideration to maintain relationships. 4. Need to differentiate between ‘need’ and ‘aspiration’. 5. Action 5 – milestone 2 supported:

• Rural communities benefit from newcomers. • There is freedom of movement in private market housing but we

limit freedom of choice in affordable housing market by applying the local connection stipulation.

6. Need for policies aligned to those relating to young people to maintain

sustainable communities e.g. measures to avoid family relationship breakdowns.

• There are no developments specifically for young people. • There are schemes in place for disabled / elderly – extend this

attention to young people.

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• Concern was expressed on the small percentage of the affordable housing built that is allocated to young people:

o Difficulties may arise when mixing young / old due to different lifestyles.

o Housing authorities look at letting policies to overcome difficulties – boundaries set in rent agreements (for example, on noise) – need to identify problems and provide solutions.

• Housing associations should review allocation policies to ensure more ‘sustainable communities’ (Action 3).

• Need for mixed communities and tenures – not ghetto community – remove fear.

F Local Development framework 24 Action supported.

Need for flexibility in interpretation of strategic (regional level) housing requirements. • Seems to be a discrepancy between housing needs survey and

corporate strategy. • Local communities’ needs to be taken into account. • Local choice is a more bespoke approach from needs identified in

the local community. G Gypsies and Travellers 25 Caravan site provision and site management. New sites are likely to

private – this would be preferred. What managed standards should apply in such cases?

• How much and what way will we influence provision of sites and

facilities? • Scope for further work with Gypsies and Travellers.

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Partner event 18 September 2009 – summary notes of Group B ----------------------------------------------------------------------------------

General comments • The Strategy should be written in plain English and not to be too onerous

for the reader. • This discussion could only produce snap points of view. Better Homes Draft Action 7: Concerns were expressed for funding for improving existing housing and helping people to live as independently as possible due to the economic climate. Innovative design of houses should be considered. Most agreed in the group that bungalows for the elderly were a solution but spatially this would need greater land usage. Recycling adaptations – it was felt that equipment installed for adaptations could be recycled when no longer in use by the owner/occupier of a dwelling. However arguments against this were that there would need to be sufficient storage provided and many adaptations were designed for the individual and could not be recycled for that reason. The third sector should be used to its full potential as there are many voluntary partners who provide assistance which is not being maximised. The Home Improvement Agency review should pick up more of these issues and should report on them. The Worcester review1 was mentioned whereby people are being placed in houses that most meet their spatial needs. Like for like basis. Occupiers are being persuaded to exchange houses whereby an older person/couple are under occupying a property and are asked if they would like to be in smaller properties to allow a family to even the occupancy of a dwelling out. However, the concerns raised were that if older people did do this then they could be in danger of losing their local support networks in favour of a smaller property. This is especially prevalent when these older people have lived in an area for many years. It was also mentioned that very few bungalows are available and older people would be placed in flats that are not appropriate for older people. Concerns were brought up about rural areas whereby support services will not be provided due to the size of the District. 1 It is understood that this is a reference to the way the Home Choice Plus system of bidding for affordable housing when properties become vacant – Worcester City and Stratford-on-Avon Councils are both in the Home Choice Plus partnership.

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In relation to digital inclusion, more support should be given to rural areas. Draft Action 8: Telecare services – Better to refer to this as ‘Assistive Technology’ to avoid confusion. Mentioned that there are large amounts of money are available for telecare services and should be used more. ‘Virtual District Board’ to be inserted in the resources column and should be the ones to take the lead in this issue. There should be an increase in specified partners again in the resource column but to keep this to a realistic number. Personalisation should be added into this action point. Draft Action 9: Concerns were expressed that a lot of the conversation for this action was about older people. Reminded that many young people live in rented accommodation and this should be identified. Excess cold was brought up as a major priority with regards to hazards found. Need to link more with affordable warmth. More education for landlords and an idea to educate young people before they leave school / college about budgeting, conditions of rentals and tenant law. Seasonal letting – The use of holiday homes, college halls of residence, and mobile homes for a temporary 6 month period out of season was suggested. However, there are severe legislative and practical reasons why this might not be appropriate. The main concern that the majority of holiday lets are not geared up for the winter months which would lead us into realms of excess cold which is already prolific in a lot of rentals around the district. Another issue arises at the end of the tenancy and gaining control of properties after a term. The group felt there was a need to ensure that vulnerable people (including those leaving institutional settings) should have access to decent accommodation with the appropriate support so they can make the most of educational opportunities - linking accommodation as a stepping stone towards independent living. Draft Action 10: A member of the group questioned why 50 was the target and why not higher. This is related largely to the reasons of why and how empty homes are not occupied. It is also down to the means of legislation as tools that are available. Many of the tools involve long procedures and take up a considerable amount of time. Some couldn’t understand why owners don’t want grants but it was explained that the grants come with conditions and some owners do not want to know. So asked why the conditions are there in the first place. Explained that this was a way of controlling who gets what money, is it being given in the public

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interest and that the Council is accountable for what is spent. It could be contentious if it was seen that the Council was handing out funds to anybody who might be just looking to upgrade their properties. Questioned if capital assets could be used to increase the empty homes grants but this could be restricted. Draft Actions 11, 12, 13: It was mentioned that Orbit Heart of England Housing Association is doing significant work in relation to the above actions. They are committed to a ‘Decent Home Plus’ programme of improvements to their stock. This is around increasing the energy efficiency of homes to benefit tenants, reduce fuel poverty, and reduce CO2 emissions. Some quotes that in some areas bills are being reduced from £90 to £12. However, rents cannot be increased so the return on spending will be over a longer period of time than planned. It was felt that not enough proactive work was being done in the District with regards to funding and supporting individuals (across all tenures) to install more ground source heat pumps within properties. Opinions of this extended to insulation and water tightness (weather proofing) of properties. Housing options for older people Draft Actions 14, 15: Bungalows are still considered the best option for older people and many more should be built. Concerns about the cuts in funding that will prevent these actions being achieved. Thorough use of the third sector especially those such as Voluntary Action Stratford-on-Avon District. Include third sector agencies in the resources column. “This is a fantastic opportunity to be innovative and creative and we should be able to make a big difference.” Reducing Disadvantage Draft Action 27: SDC has access to £250,000 from the Government in relation to digital technology.

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Partner event 18 September 2009 – summary notes of Group C ----------------------------------------------------------------------------------

Tackling homelessness Draft action 16: Home Choice Plus was felt to be working well, including for those leaving care. Some individuals have problems accessing computers – but these are largely felt to be overcome. (Some individuals still seem to access the system at one minute after midnight, assuming that this will advantage their application). There was concern over the availability of properties (number of properties and tenure types). Care must be taken in relation to language – to make sure the service is accessible – especially to the more vulnerable.

Draft action 17: The group felt that it would help if the actions and strategies involved in this were detailed. Actions such as Rent Express and making information at schools (in terms of written information and presentations) should be made available. The Government’s ‘Homelessness Prevention Fund’ should be understood better, or at least more widely. Draft action 18: There was concern about the profiling of Discretionary Housing Payments – wishing to avoid an under-spend at year end. Draft action 19: The need for hostel accommodation for non-statutory homeless people was agreed as a priority. A tender has been let for a supported accommodation scheme in Stratford-upon-Avon that will provide eight bedspaces plus an emergency room – this was welcomed. The need was underlined by noting that emergency accommodation is being accessed about weekly. The group welcomed and supported the initiative with The Salvation Army, which has led to 44 people finding accommodation. Young people Draft action 20: The group felt that this could have extra wording added to clarify that it may not always be possible or desirable for people to stay at home, for example where the pressure is economic rather than relational – (there is a notable rise in cases towards the end of school term).

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Draft action 21: Add To Resources – Orbit Heart of England Housing Association and other accommodation support providers. An increasing number of 16 and 17 year olds are presenting as homeless who have had no previous involvement with any agency. There were five such cases in the previous quarter – and this group placed a high priority in having a set procedure to deal with this issue.

Draft action 22: Supported as written Draft action 23: There was a great deal of enthusiasm for the concept of a foyer project – and wished to see this supported. There was recognition of both the capital and revenue implications – but felt it must at least remain a long term ambition. Add to Resources column – housing associations and community groups. Financial inclusion Draft action 26: Add to resources – Warwickshire Welfare Rights Advice Service, Orbit Heart of England Housing Association, support providers.

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Housing Strategy 2009 Consultation Log Appendix N.1

Two side summary sheet to accompany Consultation Draft of Strategy ----------------------------------------------------------------------------------

Stratford District Partnership’s Sustainable Community Strategy

Children and Young People � Stronger Communities � Healthier Communities and Older People Safer Communities � Economy and Employment � Climate Change and Environment

Housing Strategy 2009 - 2014

Vision: A District of sustainable communities offering more people the opportunity to live in good quality

Housing of their choice, with the support they need. Aim 1 To increase the supply

of good quality affordable housing for

local people.

Aim 2 To improve existing housing and help people to live as independently as

possible.

Aim 3 To prevent

homelessness and reduce the harm caused by it.

Aim 4 To strengthen the support to local communities.

Local Development

Framework

Better homes

Tackling homelessness Gypsies and Travellers

Reducing disadvantage

Enabling more and better affordable

housing

Housing options for

older people

Young people Continuing to meet

residents’ needs

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Housing Strategy 2009 Consultation Log Appendix N.1 continued

Two side summary sheet to accompany Consultation Draft of Strategy (reverse)

----------------------------------------------------------------------------------

Consultation on first draft Strategy and Action Plan

Start of public consultation period Week commencing 14 September 2009

Consultation event for invited partners 18 September 2009

Briefing to Area Committees East – 15 September 2009 West – 17 September 2009 South – 1 October 2009

End of consultation period for draft Housing Strategy 23 October 2009 The draft Strategy and Action Plan will be revised in the light of the results of the consultation exercise and the findings of the latest research studies. The revised draft will then be presented for endorsement by the District Strategic Partnership, and approval and adoption by the District Council:

Consideration of revised draft Strategy and Action Plan

Stratford District Partnership Stronger Communities Theme Group 20 November 2009

District Council (Housing Advisory Panel) 22 January 2010

District Council (The Cabinet) 8 February 2010

District Council (for formal adoption as a Council strategy) 22 February 2010

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Housing Strategy 2009 Consultation Log Appendix N.2

Text of Housing Strategy page on District Council’s website during the period of public consultation (18 September to 27 November 2009) ----------------------------------------------------------------------------------

Stratford-on-Avon District Council's current Housing Strategy covers the period from 2006 to 2011. Its vision is "To create sustainable communities by improving the housing and support options of all people in Stratford-on-Avon District who are experiencing housing difficulties, or who are at risk of experiencing housing difficulties". The Housing Strategy has been updated twice. Review 2007 has been superseded but is still available for download from this page. Review 2008 was adopted by The Cabinet on 15 December 2008 and should be read together with Housing Strategy 2006 - 2011. The Action Plan within Review 2008 also contains the actions from the current Homelessness Strategy. We report regularly on the progress being made on each of the actions in the combined Action Plan - the position at August 2009 is available to download. We are undertaking a full review of the strategy. This is necessary to allow us to:

• Make it a less operational and more strategic document; and link it to other new strategies.

• Give stronger recognition to the work of partner organisations, including local housing associations.

• Consult partners and the public on the scope and content of the strategy and the proposed high-level actions.

• Take account of some important new research into local circumstances. Extensive consultation with housing partners and the public has resulted in the Draft Housing Strategy 2009 - 2014. This is published for public consultation. Many of the themes (and actions) develop the successful approach that is described in Housing Strategy 2006 - 2011. Enabling affordable housing to meet local needs is an example of this. New or expanded sections deal with housing issues affecting young people, older people, and people who are vulnerable or at risk of homelessness or exclusion. We conducted a Stage 1 Equalities Impact Assessment so as to avoid the strategy having adverse impacts on any particular group of residents. The Draft deals in detail with several aspects of private sector housing. And we have strengthened our proposals to ensure that all housing makes a smaller impact on the environment while being cheaper to run and more comfortable.

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Please take a look at the Draft Housing Strategy 2009 - 2014. We will be pleased to receive your comments on any part of the document or suggestions for target dates in the Action Plan. If you want us to take your comments into account before finalising the document, please write to us at Housing Policy and Development Team, Stratford-on-Avon District Council, Elizabeth House, Church Street, Stratford-upon-Avon, CV37 6HX or e-mail them to us at [email protected] The consultation period ends on Friday 23 October 2009. For further information please contact the Housing Policy and Development Team on 01789 260842, by fax on 01789 260860 or by email at [email protected]

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Housing Strategy 2009 Consultation Log Appendix P.1

Response of Southam Town Council to Consultation Draft -----------------------------------------------------------------------------------

20th October 2009 Draft Stratford on Avon District Housing Strategy 2009-2014 Southam Town Council welcomes the opportunity to comment on the Draft Housing Strategy and, as a positive contribution to the development of this important strategy across the District, would wish to make the following points: 1. The Council is pleased to see the clear recognition of “Affordable Housing” as a major issue for families across the District and that, in particular, the serious plight of young people and homeless is recognised by – “One of the main reasons for young people leaving the District is the lack of affordable housing.”

2. It is good to read that “Choice Based Lettings”, operating across the sub-region, appears to be well received by those who have been able to access the scheme.

3. But, the ‘Draft’ reminds us, “demand for affordable housing in this District is high” and that there is an estimated “District-wide…annual shortfall of 532 affordable homes”.

4. There is, clearly a real need for a step change in provision by our District Council. The self-congratulatory comments on the ‘track record’ of the Council and its partners, in the recent provision of Affordable Housing, are not enough. That “the Council has since April 2004 invested over £4m of its own capital to fund more affordable homes”, and that “at August 2009 there is approximately £1.3m in the Council’s Affordable Housing Investment Programme”, begs the question “What has happened to the £60m or so received as capital receipts by Stratford District Council when it sold off all its housing stock?”.

5. “The Council will need to decide whether or not it can afford to invest anymore capital to fund new affordable homes”, it is a very important point that should be answered clearly in debates of this important strategic document. Therefore, we would encourage SDC at this time, when local authorities are once again being encouraged to build council houses, that our District “.is flexible enough to make the most of new opportunities and respond to changing circumstances”, and considers the option of serious investment of capital accrued from the selling off of the previous housing stock into a suitable imaginative scheme, so that the on-going problem of affordable housing across the District can be tackled more successfully. Investing more of our money (obtained from

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selling off previously affordable housing) to help our young people stay in our communities must be central to any thoughts of “creating a District of sustainable communities”. Implicit in this, is that we believe “affordable housing should in the first instance be reserved for local people in that town or village…”

6. The Town Council is pleased to note that issues relating to Gypsies and Travellers are being addressed and that details about proposed sites should be in the public domain as a matter of urgency.

7. Sac’s aims regarding Sheltered Housing are of great significance especially in light of the possibly sale of Victor Hodges House. This building certainly requires modernisation and is a key area for much needed residential elderly care for Southam residents now and in the future. As such, the council would hope that SDC would oppose the sale of this much needed accommodation.

8. Throughout the document there is reference to how this Draft Housing Strategy links with other strategies for the development of ‘sustainable communities’. We agree that such joined-up thinking is very important in bringing forward a coherent district wide Housing Strategy for 2009-2014.

One important link that appears to be missing is any reference to a Transport Strategy. It seems to us that sustainable communities must be supported by sustainable means of (public) transport.

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Housing Strategy 2009 Consultation Log Appendix Q.1

Extract from Consultation Draft – sub-regional partnership working -----------------------------------------------------------------------------------

Why we have written a District-wide strategy The West Midlands Regional Housing Strategy 2005 created sub-regional housing market areas, that is areas that had housing markets with similar characteristics. In each area, local authorities would work together to address housing issues and attract Government investment. Stratford-on-Avon District Council is currently moving from the South Housing Market Area housing sub-region (Worcestershire, Warwick and Stratford-on-Avon local authorities) to the Coventry, Solihull and Warwickshire (CSW) housing sub-region. The move to the CSW housing sub-region will be beneficial as it will align with existing CSW arrangements for planning and economic development. It will also facilitate joint working across Warwickshire because all the Warwickshire local authorities will for the first time be in the same housing sub-region. The move to a new housing sub-region is the main reason why, having decided that a new housing strategy was required, Stratford-on-Avon District Council chose to do a District-wide housing strategy rather than a cross authority housing strategy. This approach was endorsed by Government Office West Midlands – the priorities identified in this Housing Strategy can feed into a sub-regional housing strategy at a later date. This Strategy places the housing issues facing the District - and the actions proposed to tackle the impact of these challenges – in the context of initiatives being progressed across Warwickshire and the Coventry, Solihull, Warwickshire sub-region. Thus, the alignment between relevant strategies will be strengthened so that each can make an effective contribution to achieving positive outcomes for our residents and communities.

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Housing Strategy 2009 Consultation Log Appendix S.1 Comments of Housing Team, Government Office for the West Midlands

(GOWM) in response to the Consultation Draft -----------------------------------------------------------------------------------

Thank you for letting GOWM have the opportunity to comment on your draft housing strategy. I found the strategy easy to read, it is written in clear English and is a suitable length, not to long whilst at the same time covering the issues at an appropriate level. Main Document Your four aims and nine themes reflect the West Midlands Regional Housing Strategy "Pathways of Choice" and are also shown to interweave with your Sustainable Communities Strategy. At the beginning of the strategy it is refreshing to see the scene being set with the reasons behind revisiting the strategy. I am also interested in the move to a new housing sub-region, I fully understand the reasons behind this move as this is where the single conversation will take place with the homes and communities agency and hence the funding distributed. However the wording in paragraph 3 on page 6 reads as if Government Office endorsed the new sub-region as well as the district housing strategy. We fully agree that the Council wanted to produce a district housing strategy as neither the South HMA or the CSW partnership were in a position to undertake a joint strategy at that time. Therefore it is only natural for the Council to re-evaluate its priorities and produce a revised document, which could then be used in the future to feed into sub-regional strategies. It is not for the Government Office to endorse or not endorse a move from South HMA to the CSW partnership as we actively encourage and support sub regional working. So perhaps this paragraph could be worded more clearly to reflect this. It may also be important to note that you have not severed all links with the South HMA as you still work with them on the joint Choice Based Lettings Scheme as mentioned later in the strategy page 28. It is good to see that each of the four aims show the link to LAA outcomes and that each aim section ends with the relevant actions from the new action plan for 2009/14. I am very pleased to see that Gypsy and Travellers have been included in the strategy and that current G&T residents have been consulted as part of the consultation process. You could also state that you have been successful in achieving funding in the past page 37 5th paragraph. The recent GTAA showed that there was a need for additional provision so have you considered an action around this extra provision, not necessarily providing the pitches yourselves but working with gypsies and travellers on applications for private sites in the right places within the area.

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Perhaps monetary resources could be mentioned somewhere within the strategy to give the reader some feel to how much the Council spends on specific priorities. Monitoring is an important aspect of all strategies as this shows what is working and what is not. Stratford has a good track record of monitoring the current housing strategy's action plan and the new strategy shows that this is set to continue. Action Plan It is really good to see that the action plan incorporates partners in the resources column of the plan. Partnership working is key to the delivery of any housing strategy. What is the optimum amount in action 1? Could this be described using numerals? Without seeing the deadlines set for the actions it is hard to judge if they are realistic to achieve. Very good to see that monitoring of the strategy is an action within the action plan. The last comment I would make is to say make sure that the feedback from the consultation exercise is referred to within the strategy as this shows that the Council values the views of its residents etc. and the audit commission has picked up on the lack of this in the past when inspecting other authorities. Once again thank you for asking for our comments. I look forward to discussing these with you at our meeting on 8th October at 10am. I look forward to seeing you then.

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Appendix T1 Stratford-on-Avon District Housing & Homelessness Strategy

Action Planning Event

Thursday 5 July 2012

Council Chamber, District Council offices - Elizabeth House, Church Street, Stratford-upon Avon, Warwickshire CV37 6HX

Agenda

09.30 Registration and refreshments 10.00 Welcome and housekeeping Cllr Maurice Howse SDC Portfolio Holder Enterprise, Housing & Revenues 10.10 Know your district quiz Sionnain Backman Service Manager S. Warks. Bromford Support; Chair District Housing Forum Renata Mosz District Housing Enabler SDC 10.25 What's happening in the West Midlands? Neelam Sunder Current trends and policy impacts West Midlands Regional Manager Homeless Link 10.45 New development and sustainability Graham Spencer Development Manager Orbit Homes 11.00 Achievements and future challenges Nick Cadd & Martin Cowan SDC’s Housing Services Manager & Housing Advice Manager 11.15 Questions 11.30 Introduction to workshop discussions Renata Mosz 11.40 Workshops A: Enabling affordable homes John Gordon SDC Mike Hill Bromford Housing Group B: Improving existing homes & Nick Cadd promoting independent living Heather Fellows Stratford & District CAB, Vice-chair District Housing Forum C: Preventing homelessness, and Martin Cowan the needs of vulnerable people Hugh Gaster WCC Supporting People 12.40 Feedback from workshops & next steps 13.00 Lunch

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