Housing, Homelessness and Benefits Strategy - Basingstoke and ...

Housing, Homelessness and Benefits StrategyBASINGSTOKE AND DEANE BOROUGH COUNCIL2008-2011Housing Strategy

Return to ContentsContents5 Foreword9 Executive Summary15 Background16 Introduction17 Basingstoke and Deane - The Housing Market22 House Prices and Affordability27 Strategic Framework29 Priorities30 A - Meeting Local Needs36 B - Neighbourhood Development and Regeneration38 C - Preventing and Addressing Homelessness43 D - Housing Benefit45 E - Support for Vulnerable Groups55 F - Making Best Use of Existing Housing Stock61 Finance65 Monitoring66 How the Strategy will be Monitored67 Targets and Performance Indicators68 Key Contacts70 GlossaryAPPENDIX 1 - Action Plan for Housing, Homelessness and BenefitsAPPENDIX 2 - Housing Association PartnersAPPENDIX 3 - ConsultationAPPENDIX 4 - Private Sector Housing StrategyAPPENDIX 5 - Data Sources3

Return to ContentsForewordBoth the Council Plan and the Community Strategy recognise theimportance of housing in its widest sense in ensuring a high qualityof life for the residents of Basingstoke and Deane5

Return to ContentsForewordBoth the Council Plan and the Community Strategy recognise theimportance of housing in its widest sense in ensuring a high qualityof life for the residents of Basingstoke and Deane.Having regard to the outcome of detailed consultation and ongoingreview of homelessness throughout the borough (Appendix 3) andthe ambitions of the Council Plan and Community Strategy, theHousing, Homelessness and Benefits Strategy for 2008 to 2011sets out how the Council and its partners (Appendix 2) aim toencourage a mixed and balanced housing market that meets localneeds. We intend to look beyond the traditional methods of housingprovision and support and use existing and future Council policy todeliver a variety of housing options in the borough.The Strategy outlines successes to date, and identifies plans toincrease the provision of affordable housing, provide a range ofoptions to address homelessness, increase choice and affordability,make better use of the existing public and private housing stock,and offer improved advice and solutions.These ambitious aims will be delivered jointly through implementationof the Housing, Homelessness and Benefits Strategy 2008-11 withregard to the formulation of the Local Development Framework.As a result, while having regard to the overall housing marketoperating in the Borough, the Housing, Homelessness and BenefitsStrategy focuses its scope to considering issues around affordablehousing, homelessness and maximising use, access to and qualityof the Borough’s existing housing stock. It also considers the rolewhich housing benefits and regeneration can play in addressingthese issues.Council Plancommunity strategyThe Strategy builds on recent success. In particular, I am delightedto report that Basingstoke and Deane Borough Council and itspartners have an excellent track record of delivering new homes,including homes for social rent, and have regularly exceeded targets.The Strategy also recognises the importance of strengthening the6

evidence base of local need when securing our affordable housingprovision. In addition, I am particularly proud of the completion ofthe Oakridge regeneration scheme, improved levels of service inhomelessness prevention and housing benefits administration andin the work we have undertaken to make local homes more energyefficient. In addition, our innovative approach to dealing with issuesaround vulnerability and meeting support needs is also at the coreof our service delivery.The Strategy provides details of our successes and identifies areaswhere we can make further improvements over the next 3 years.The Priorities, which are of equal standing, are:Return to Return Contents to ContentsStrategyEnsuring a highquality of life forthe residentsof Basingstokeand Deane• Meeting Local Needs• Neighbourhood Development and Regeneration• Preventing and Addressing Homelessness• Housing Benefit• Support for Vulnerable Groups• Making Best Use of Existing Housing StockI would like to take this opportunity to thank all those who contributedto the consultation and all those who work in partnership with theBorough Council on a day to day basis, without whom none of thiswould be possible.Councillor Cathy OsseltonPortfolio Holder for Housing and HealthMeetinglocal needs7

Return to ContentsExecutivesummaryThe Housing, Homelessness and Benefits Strategy sets out howthe council aims to meet housing needs in the borough over thenext three years.9

Return to ContentsMeetingIntroductionThe Housing, Homelessness and Benefits Strategy sets out howthe council aims to meet housing needs in the borough overthe next three years. It includes details of the housing market inBasingstoke and Deane, the council’s priorities for housing andan action plan providing details of the council’s objectives.Housing stockThe borough currently has a housing stock in excess of 66,000dwellings with 74% of properties privately owned, 18% socialrented, and 9% privately rented. The overall condition of thehousing stock in Basingstoke and Deane is in very goodcondition, with all homes in the social sector and 80% of homesin the private sector meeting the Decent Homes Standard.The housing market within the borough has remained buoyantin recent years and the council has worked in partnership withhousing associations and private developers to deliver significantnumbers of properties for both market and social housing.During this period, the overall mix of the council’s housing stockhas remained reasonably stable, with 26% of the stock comprisingone and two bedroomed properties in 2007 compared to 23.8% in2001, and larger three and four bedroomed properties comprising74% in 2007 and 76.2% in 2001.House prices and affordabilityThe average house price in Basingstoke and Deane has morethan doubled since 1995 and, despite recent evidence that houseprices are falling, many people remain ‘priced out’ of the marketwith the bottom 25% of earners unable to afford the cost of amortgage and increased cost of living.housing needs10

Return to ContentsResearch shows that someone aged between 20 and 39 whois on average earnings for Basingstoke and Deane will have toborrow 4.31 times their salary to obtain a mortgage large enoughto purchase a two or three bedroomed property in the borough.Buying a property becomes more difficult when you factor inthe increased size of deposits being sought by the majority ofmortgage lenders, with many seeking a deposit of between 20%and 25% of the purchase price.Private sector rent for a two bed property in the borough is atleast £650 per month.Based on 25% of income being used for rent, the annual incomerequired in Basingstoke and Deane to rent in the private sector is£33,000. This means that 41% or 27,000 households are unableto rent as their income is too low.In light of this, it is expected that many residents will continueto be unable to afford their own home either to buy or to rentprivately. As such it is of the utmost importance that a range ofaffordable/subsidised housing options are available locally.The demand for affordable housing locallyStatisticsOver 66,000homes in the borough74%privately owned18% rentedfrom housingassociations9%privately rentedThere are currently 5,633 people registered for housing on thecouncil’s Housing Register, of which 3,867 (69%) are consideredto be in need, as defined by the Department for Communities andLocal Government (CLG). Assuming that the borough council willaim to meet this need over a five year period, there is a currentannual demand for affordable housing of 773 units.In addition to the existing demand for housing, research hasshown that 59% of all newly forming households in the borough(920) will have insufficient income to access market housing.Consequently, the council and its partners must make availablean additional 1,693 units of accommodation for each of the nextfive years if it is to meet the anticipated housing need.It is anticipated that around 740 homes will be made availablethrough social housing re-lets in the borough, resulting in theneed for the development of 953 new homes.Recent trends in the development of new affordable housing inthe borough show that the number of units delivered each yearhas remained stable at between 264 and 276 units. In 2007 /2008 the council was able to deliver 420 new affordable homes,due in part to the completion of a large scale scheme with 100Demandaffordability11

Return to Contentsaffordable units (58 rented / 42 key worker shared ownership) atPriestley Road (Austen Court) Basingstoke.Having considered the predicted housing delivery for 2008-2011, thecouncil has set a target to deliver 300 new affordable homes eachyear throughout this period. However, it must be noted that shouldthe market continue to fall and housing development continue toslow down this target may become more difficult to achieve.These figures show that the borough is facing a total anticipatedshortfall of around 653 new affordable homes each year, whichwill have a significant impact on the council’s limited resourcesby way of an ever increasing Housing Register, if successfulmeasures are not taken to bridge the gap.The council’s prioritiesThe council has established six priority areas to help bridge thisgap and make good quality housing more accessible to thepopulation of Basingstoke and Deane. These priorities are:• Meeting local needs• Neighborhood development and regeneration• Preventing and addressing homelessness• Housing benefit• Support for vulnerable groups• Making best use of existing housing stockCouncilpriorities12

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Return to ContentsBackgroundThis section gives some background information about theborough of Basingstoke and Deane in terms of key facts andfigures.15

Return to ContentsIntroductionThe Housing, Homelessness and Benefits Strategy has beenproduced following extensive consultation, research and marketassessments. This section gives some background informationabout the borough of Basingstoke and Deane in terms of keyfacts and figures. It also highlights key points about the HousingMarket in and around Basingstoke and sets the context withinwhich the Housing, Homelessness and Benefits Strategy hasbeen written.Throughout the strategy, reference numbers lead to thecorresponding section of Appendix 5, which lists sources of data.Basingstoke and Deane – Facts and Figures• Basingstoke and Deane covers an area of 245 squaremiles within northern Hampshire.• Over 90% of the land is agricultural, woodland or inother Greenfield use.• Population of 157,000 people 1 .• 94,000 people (60%) of the population live in theBasingstoke town 1 .• Most recent and planned major development is around thenorthern urban edge of Basingstoke town.• Basingstoke and Deane has a mainly white population.Latest estimates indicate 8.3% from ethnic groups 5 .Factsand figures• Basingstoke and Deane experiences relatively littledeprivation in the national context.16

Return to Return Contents to Contents• More than half of the 104 geographical areas which make upthe Borough fall within the least deprived areas in England.• One of the 104 geographical areas which make up theBorough falls within the 30% most deprived in Englandand 9 others fall within the 40% most deprived.• Basingstoke and Deane has an unemployment rate of 3.7%.This is lower than the South East average of 4.3%.• Only 1.1% of residents claim Job Seeker’s Allowance 7 .• 7102 households are in receipt of Housing Benefit(10.8% of the population) 10 .• The over 60 age group is predicted to increase rapidlyreaching 21% of the total population by 2012.Basingstoke and Deane – The Housing MarketCurrent Housing StockThe Borough currently has a housing stock in excess of 66,000dwellings. The table below shows the types of dwelling:Statistics245 sq milesBasingstoke and Deane90%of land is rural157,000population3.7%unemploymentType of dwellingDetachedSemidetachedTerracedFlatPercentage (%) of localhousing stock32% 25% 30% 13%With regard to the size of dwelling, three and four plus bed homesaccount for approximately 74% of the total stock. One and twobed homes account for 26% of the total stock. Of these 47% areone and two bed flats.74% of properties in the borough are privately owned, 10% are forsocial rent, and 8% are privately rented.Research has shown that Basingstoke town centre is a largelyself contained housing market with over 80% of household movesbeing within the town 9 . In addition there is a high incidence ofsocial housing around the town centre with some 24% beingsocial housing.The housing stock in Basingstoke and Deane is in very goodcondition 13 overall, with all homes in the social sector and 80% ofhomes in the private sector meeting the Decent Homes Standard.Section 4 (Priority F) of this strategy outlines the Council’s plans tomaintain and improve the quality of the existing housing stock.housingmarket17

Return to ContentsHousing Delivery 2004-2007 and its effect onoverall housing stockThe adopted Basingstoke and Deane Borough Local Plan 1996-2011 aims to deliver 804 new units of accommodation each year,in line with the requirements of the Hampshire Structure Plan1996-2011.The housing market within Basingstoke and Deane, in line withmost of the South East of England, has been buoyant in recentyears. This, together with the introduction of a proactive approachto monitoring the rate of housing completions and take up of siteshas ensured that a significant number of units were completedduring each of the years covered by the Borough’s previousHousing Strategy (2004-2007).The following table shows the total number of units built per year:Year 2004/05 2005/06 2006/07Number of units built (marketand social housing)888 924 728The Borough Council’s adopted local plan contains a policy(Policy C3) which aims to achieve a mix of housing ondevelopment sites.The implementation of this and other policies has resulted in asmall change in the overall mix of the dwelling stock between2001 and 2007 and as outlined overleaf:Housingdelivery and effect18

Return to Return Contents to ContentsEstimate of change in housing mix of the dwelling stockin Basingstoke and Deane between 2001 and 2007Estimatedstock in 2001*Percentage oftotal stock 2001Dwellings built2001/2-2006/7Estimated stockat April 2007PercentageIncreasePercentage oftotal stock 2007Flat 1 bed 3,414 5.7% 630 4,044 19% 6.2%Flat 2 bed 2,520 4.2% 1,331 3,851 53% 5.9%Flat 3 bed 546 5.46% 50 596 9% 0.9%Flat 4+bed 267 0.4% 1 268 0% 0.4%TOTAL FLATS 6,747 2012 8,759House 1 bed 2,136 3.6% 67 2,203 3% 3.4%House 2 bed 6,125 10.2% 750 6,875 12% 10.5%House 3 bed 21,676 36.0% 1,383 23,059 6% 35.3%House 4+ bed 23,395 38.9% 965 24,360 4% 37.3%TOTAL HOUSES 53,332 3,165 56,497Total 1 & 2 bed 14,195 23.7% 2,778 16,973 26%Total 3 bed plus 45,884 76.2% 2,399 48,283 73.9%TOTAL STOCK 60,079 5,177 65,256*source: 2001 Census and HCC formula used to estimate number of bedroomsThe figures show, amongst other things, that three and four plusbed houses continue to account for approximately 74% of thetotal stock. One and two bed houses account for 14% of totalstock, as was the case in 2001. In relation to flats, one and twobed units have increased in terms of their percentage of thetotal dwelling stock from just below 10% in 2001 to 12% in 2007.Therefore, as can be seen from the table above, whilst recentdevelopment has been characterised by a greater increase in thepercentage of small units being built, there has been only limitedimpact on the overall balance of the Borough’s total housingstock. However, further work is underway in order to betterunderstand how this translates at a more local level.Predicted Housing delivery 2008-2011 and itspredicted effect on overall housing mixAs part of its annual monitoring, the Borough Council, inassociation with the County Council has, for a number of yearsprojected future housing completion rates in order to identifyOverallhousing mix19

level of completions which have been achieved in the past andtherefore the Council recognises that, in order to succeed, therewould need to be a step change in current levels of delivery.This is likely to prove especially challenging during the next fewyears taking into account the influence of the national and globaleconomy and its impact on the housing market.It is recognised that the work we do with partners and developersshould continue so that we explore the influence which the Councilmight have and any actions which could be taken to ensure that allopportunities to enable a continued housing supply are exploited.It is also important to note that the Borough’s Local Plan willbe superseded by the Local Development Framework. Thisframework and, in particular, the Core Strategy will, uponadoption, detail how the Council will deliver the housing targets tobe set out in the South East Plan up until 2026. The most recentindication is that the South East Plan will set a target equatingto 895 dwellings to be delivered each year across Basingstokeand Deane. This compares with the Borough Council’s formalsubmission to the examination into the Plan that 740 dwellingsshould be provided each year during this period.Return to Return Contents to ContentsStatistics1996-2011trajectory895 targetfor south each yearRPGrequirementshousingdeliveryThe Secretary of State is currently considering the recommendationscontained in the report of the South East Plan Panel Inspectors andwill be publishing its proposed changes to the draft South East Planlater in the year, which will be subject to a further public consultation.In drafting the Council’s response to the consultations, considerationwill need to be given to the deliverability of the proposed housingnumbers, particularly in light of the market and our knowledge ofprevious levels of delivery and lead in times.With regard to housing mix an analysis of current unimplementedplanning permissions suggests that there will only be a marginalchange in the overall housing stock towards smaller dwellingsduring the lifetime of this strategy (2008-2011). The majority oflarge sites still awaiting detailed planning permission are unlikelyto incorporate significant amounts of smaller dwellings because ofthe way that Policy C3 is framed taking into account the locationand size of the sites in question.It should also be noted that the recently completed StrategicHousing Market Assessment for Central Hampshire and theNew Forest analyses the projected future growth in householdsover the next 20 years. Growth in the number of householdsis predicted to be driven by large increases in the number ofsingle persons households. It is estimated that by 2026 familyWe haveand we will21

Return to Contentstype households are expected to comprise only some 32% ofthe overall composition of the Borough. However, it is very hardto translate their projections of particular household types intoforecasts of what the market demand will be for particular typesof property, as the figures do not take into account a range ofissues including personal preferences and life-style issues, houseprice/income ratios and the impacts that these factors have onchoice.As a result, further work is planned, as part of the evidence basefor the emerging LDF, to try and better understand the needs ofsmall households and the type of home that they would wish tolive in.House prices and affordabilityHome ownershipThe average house price in Basingstoke and Deane has morethan doubled since 1995. However as this document goes toprint, prices in the borough appear to be falling. The table on thefollowing page shows the most up to date information to illustratethat the early part of 2008 shows a reduction in average saleprices:Houseaffordability22

Return to Return Contents to ContentsAverage House Prices in Basingstoke and Deane - 31.03.08Quarter 3 Quarter 4Change fromQ3 to Q4Change fromQ3 to Q4Oct-Dec 2007 Jan-Mar 2008 £ %Average £258,462 £242,308 £16,154 -6.3%Detached £405,238 £396,557 £8,681 -2.1%Terraced £200,759 £192,137 £8,622 -4.3%Flat £150,972 £142,775 £8,197 -5.4%Change in averagehous epriceAnnual Change asat end of QuarterOct-Dec 2007 Jan-Mar 2008-6.0% -6.3%5.2% 0.4%*source: Land Registry of England and WalesBasingstoke and Deane has an affordability ratio of 8:1 (bottomquarter house price : bottom quarter earnings). Affordability isslightly better than for the South East as a whole (9:1) and whencompared to its nearest neighbours, e.g. West Berkshire 17 (9.44:1),but in practice this makes little difference because the gapbetween earnings 18 and house prices is still so large that most ofthe bottom 25% of earners in the borough are priced out of themarket.Statistics32% familyhousholds by 2026Doubledhouse prices since 19958:1 ratioof affordability4.31 timessalary requiredLikewise when the average price of a 2/3 bed dwelling iscompared against the average household income of those aged20 to 39, it is apparent that the average household in this agerange would have to borrow 4.31 times their salary to purchasea 2/3 bed dwelling in the Borough – again showing that for manylocal people buying a home outright is currently not an option.Even in the current market of falling house prices it is unlikely thatthis will benefit many local people as any savings which may bemade are likely to be consumed by the corresponding increasein the cost of living – as such, owning a home is not expected tobecome more affordable during the lifetime of this Strategy.Private rentPrivate sector rent for a two bed property in the Borough is atleast £650 per month.Based on 25% of income being used for rent, the annual incomerequired in Basingstoke and Deane to rent in the private sector is£33,000. This means that 41% or 27,000 households are unableto rent as their income is too low.Averagehouse prices23

Return to ContentsIn light of this, it is expected that many residents will continueto be unable to afford their own home either to buy or to rentprivately. As such it is of the utmost importance that a range ofaffordable/subsidized housing options are available locally.The demand for affordable housing locallyTotal demand can be calculated by identifying current demand foraffordable housing and adding this to forecasts for new demand.Current demandThere are 5,633 people currently on the waiting list for social housing.Households with Current Housing Applicationsas at 31 March 2008Transfer Applicants 1,189Waiting List Applicants 4,357Homeless Households in Temporary Accommodation 87TOTAL 5,633Of those, 3,867 (69%) are considered to be in need 16 . Assumingthat the Borough Council will aim to meet that need over a 5 yearperiod this equates to a current annual demand for affordablehousing of 773 units.New demandThe Housing Market Assessment (HMA) estimates that 59% ofnewly forming households in the borough have insufficient incometo access market housing.Demandaffordable housingLatest figures from the Housing Register (as at 31March 08) showan increasing demand for social housing, with a correspondingincrease in the number of households in need on the register.24

Return to Return Contents to ContentsYear (March)Total onHousingRegister% IncreaseTotal inHousing Needon Register% TotalRegister inHousing NeedStatistics2008 5633 12% 3867 69%2006 5048 6% 3442 68%2004 4761 11% 3039 64%2002 4281 6% 2512 59%2000 4046 - 2399 59%The HMA estimates that the newly arising need for social housingto be at least 920 homes per year 11 . It should also be noted thatnew demand may well increase during the life of this strategy as aresult of the current economic climate.Total demandIn light of this, total annual demand for affordable housing isestimated to be 773 + 920 = 1693 units.The supply of affordable housing locallyTotal supply can be calculated by identifying potential re-letsof affordable housing units and adding this to forecast newaffordable housing units.1693affordable units required27,000unable to rent5,633 onsocial waiting list6%re-lets supplyRe-letsThe annual supply through re-lets in the Borough is around 6% oftotal social rented stock, or 740 homes.New affordable housing unitsPolicy C2 of the adopted local plan 1996-2011 requires, asa starting point for negotiation, that 40% of all new housingdeveloped will be affordable.As approximately 90% of all new affordable housing is deliveredvia negotiations carried out using policy C2, the supply of newaffordable housing in Basingstoke & Deane is inextricably linkedto the supply of market housing.In light of this it is no surprise that the Borough Council and itspartners have ensured a good supply of new affordable housingunits over the life of the last housing strategy.Year 2004/05 2005/06 2006/07Number of new affordableunits delivered273 276 263Demandand supply25

Return to ContentsHaving considered the predicted housing delivery for 2008-2011,the council has set a target to deliver 300 new affordable homeseach year throughout this period. However, it must be notedthat should the market continue to fall and housing developmentcontinue to slow down this will affect supply of affordable housingUrgent work is beginning to explore how the Council and itspartners can maintain this level of delivery of new affordablehousing within the current housing market conditions.The shortfall in affordable housingThe table below identifies that there is an expected annualshortfall of 653 units per year.AExisting annual need for affordable housing (assumingneed is to be met over 5 years)773B Newly arising need per annum 920CNumber of vacancies arising from re-lets and newbuild, per annum1,040C– (A+B) Shortfall per annuwm 653Given that the Council and its partners have, at most, been ableto secure a maximum of between 300 and 400 units in any oneyear (even during the buoyant housing market of recent years)new build affordable homes will not be able to address the needfor affordable housing – other options to new build are critical ifwe are to succeed to meet the need for affordable homes.Shortfallin affordable housingThis Strategy therefore explores not only how to maximise newbuild affordable housing but also identifies how to make best useof the private sector, using housing benefits where appropriate.In addition it aims to ensure that our existing housing stock is wellmaintained in order to serve current and future needs and thatwe maximise the opportunities that the regeneration of existinghousing stock affords. The Strategy recognises the importanceof delivering these priorities whilst still protecting and deliveringthe needs of specific vulnerable groups including the homeless26

and our growing populations of older people and those from theBorough’s black, minority and ethnic communities.Strategic FrameworkNo strategy exists in isolation, and this strategy is no different.The diagram below shows how the Housing, Homelessness andBenefits Strategy is informed by, and in turn informs, a range ofpolicies and strategies.Sustainable Communities:Homes for AllReturn to Return Contents to ContentsAffordablehousingTarget 300new homes each year653 expectedyearly shortfall of unitsHomes for the future: More affordable,more sustainable (Green Paper)South East PlanRegional Housing StrategyLocal Area AgreementHampshire Supporting People StrategyLSP and Community StrategyHousing Homelessnessand Benefits StartegyCouncil PlanLocal development FrameworkNeighbourhood Renewal StrategyCommunity SafetyStrategic AssessmentCorporate Equality StrategyOlder Persons StrategyStrategicframeworkDomestic Violence Strategy27

Return to ContentsPrioritiesAccess to a suitable home is fundamental to quality of life and asuccessful local economy.29

Return to ContentsPriority A - Meeting Local NeedsAccess to a suitable home is fundamental to quality of life and asuccessful local economy.Assessments of housing needsThe strategy is informed by a body of evidence that includes surveysof the housing stock, both public and private, and analysis of theborough’s housing market and its interaction with neighbouring areas.In 2007, the Council joined four other Hampshire local authorities tocommission a Strategic Housing Market Assessment (HMA). TheHMA informs both the Housing Strategy and the Local DevelopmentFramework and covers the whole of Central Hampshire and the NewForest, providing a statistical summary of current and future needsas well as an analysis of what drives the housing market. A full copyof the HMA as well as a summary specific to Basingstoke andDeane can be viewed at www.basingstoke.gov.uk/housing/sps/Housing+Market+Assessment+(HMA).htmThe Council was concerned about some limitations of the HMAand as a result requested that the information be supplementedby additional, locally available information. This strategy is thereforebased on the most up to date information available to the Council.In addition to the HMA, a viability study has been commissioned,which analyses the affect of different affordable housingplanning requirements on the profitability of development sitesin Basingstoke and Deane, Winchester and East Hampshire.The study is in its final stages, and the results will help to informaffordable housing planning policy.Meetinglocal needsIncreasing / maximising supply of affordablehousing of mixed tenures and sizesOver the past three years, the council has consistently exceededits targets for delivery of new build affordable housing. In 2006/07,30

Return to Return Contents to Contents263 affordable homes were built against a target of 250. Inaddition, 18 Open Market Homebuy properties were funded in theborough. This has been achieved by integrated working betweenHousing and Planning Services.A new target of the building of 300 homes was therefore set for2007/08, which was exceeded with 420 homes. This was, in part,achieved by the completion of a large scale scheme with 100affordable units (58 rented / 42 key worker shared ownership) atPriestley Road (Austen Court) Basingstoke.For the 2007 – 2008 affordable completions the size mixbreaks down into:29% x 1 bed58% x 2 beds13% x 3 beds or larger31% were houses and 69% flats.65% were for rent, 25% intermediate tenures and 10% for key workers.In addition, in 2007/08 there were 30 Open Market Homebuyproperties funded in the borough.Statistics31% are houses69% are flats65%were for rent25% wereintermediate tenures10%for key workersThe HMA identified a need for all forms of housing as well associal rent, and recommended that the Council encourage theprovision of intermediate rented properties (homes with rentsbelow market levels, but higher than standard social rents).Rural HousingThe success of rural communities depends on the provision ofhousing that meets targeted local needs. Overall housing provisionoutside of Basingstoke town has averaged just under 10%.Through the HARAH partnership the Borough Council hassupported a strategic approach to the provision of rural housingschemes using the rural housing provider - Hyde HousingAssociation. One rural exceptions scheme has been completedat Holly Bush Farm, Headley and two schemes have receivedplanning consent with starts on site. These are at PrestonCandover (Stenbury Drive) and at Charter Alley. Other schemesare under discussion including at Upton Grey and Ellisfield.In addition the Council has agreed to the provision of 5 retiredestate worker bungalows at Stratfield Saye.Rural schemes currently under construction include 20 homesat Parkview, Whitchurch and 52 units at Overton (Overton Hilland Foxdown). For more details please visit www.harah.org.ukRuralhousing31

Return to ContentsFunding and deliveryMuch of the new affordable housing in the borough is deliveredvia Section 106 planning obligations. To aid this process, theCouncil has produced supplementary planning guidance inrelation to affordable housing which can be viewed here:www.basingstoke.gov.uk/planning/localplan/spd/affordablehousingspd.htmWhile the Council and its partners have succeeded in deliveringsome new affordable homes without the need for grantassistance (50 units in 2006/07 and 42 units in 2007/08), thereis no question that the majority would not have been deliveredwithout substantial grant allocation from the Housing Corporation.Developing housing associations in Basingstoke and Deanereceived an initial allocation of £13.2m / 331 units in March 2006.This has now been increased through successful negotiationand larger scale sites coming forward to just over £48 m / 1500units for the allocation period 2006 – 2008 including the initialallocation sum for 2008 -2009. Further allocations are possiblewhen schemes have received detailed planning consent and arethen eligible for funding from the Housing Corporation through the“market engagement” bids process.Fundingand deliveryThe current uncertainty in the credit and housing markets bringboth risks and possible advantages for affordable housing.Whilst a slowdown in private development will lead to a reductionin the number of homes delivered via planning obligations, afalling market may make it possible for local housing associationsto buy newly built homes at a lower cost. In this latter respectthere have been two recent market purchases that enabledaffordable housing provision above the planning requirements.This has added an extra 93 affordable homes with a total grantsum of just over £5m.32

Return to Return Contents to ContentsDelivering Sustainable CommunitiesProviding a mix of housing to deliversustainable communitiesPPS3Planning guidance effective from April 2007 puts increasedemphasis on enabling mixed communities, improving thedesign of housing and neighbourhoods and achieving higherenvironmental standards.www.communities.gov.uk/publications/planningandbuilding/pps3housingWe value social rented housing as a vital source of affordablehousing and recognise the importance of this tenure in ourborough. However there is significant demand for other tenuressuch as shared ownership / shared equity and intermediaterented, and for keyworker housing.BDBC intends to create sustainable communities by providing amix of housing tenures spread evenly throughout a developmentrather than allowing a concentration of one particular tenure. TheHMA recommends that the Council continues to aim for a split of60% market housing, 15% intermediate housing and 25% socialrented housing.Statistics13.2 millionintital allocation48 millionallocation increase46 people boughtvia Homebuy29 of themwere keyworkersSwaythling Housing Society is the ‘Zone Agent’ for Hampshire,and manage the allocation of low cost home ownership, keyworker housing, and other intermediate tenures in Hampshire.More details can be found at www.homesinhants.co.uk or bycalling 023 8062 8000.46 people bought properties via the Open Market Homebuy schemeadministered by Swaythling in 2007/08. 29 of these were keyworkers.As part of a recent review of the housing register and allocationssystem, it was identified from locally available data that applicantsof differing housing size were all housed at the same speed. TheCouncil intends to evaluate this further and explore if, for example,affordable family housing should be prioritised. As outlined earlier asignificant number of 1 and 2 bed properties for affordable housinghave been developed in recent years; the Council intends toexplore this further via robust assessments of housing need.Delivering sustainable communities through theallocation of social housingThe allocation of new and existing social housing is key to deliveringSustainablecommunities33

Return to Contentsbalanced and sustainable communities whilst also addressingthe requirement to meet urgent housing needs. The Council hasa statutory responsibility to operate a scheme of allocations inaccordance with criteria that are set out in Part 6 of the Housing Act1996. The Government has also set target for all local authorities todeliver a choice based method of allocating properties Choice BasedLettings (CBL) by 2010.The Council commenced a wholesale review of the allocationsscheme in 2005, in recognition that it would need to develop asystem which would be more compatible with CBL. The currentallocation scheme was recognised as being too complex, intricateand detailed, and the aim was to achieve a simplified, transparentand accountable method of allocation.The comprehensive review involved widespread consultation andinvolvement of members through a single issue panel. The reviewculminated in approval of a new scheme by Cabinet in September2007. The new scheme is based on a date order / banding approach,with a simplified points system determining particular bands.The Council has also recognised the advantages to be gainedfrom a choice based approach to lettings, namely:• more customer choice• the ability for customers to make informed decisions abouttheir housing options• Compatibility with a preventative / housing options approach tohomelessness• Greater transparency and accountability.• Opportunities to integrate methods of allocating social housingwith access to intermediate housing options.SustainablecommunitiesAt the same time, the need to ensure safeguards are in placefor vulnerable households is essential, as well as to make surethe Council can still meet its statutory housing obligations tovulnerable groups.34

Return to Return Contents to ContentsActions for 2008-11 (See Appendix 1 for full details)Aim – we want to Rationale – why we want to do this We willDevelop a system of allocations whichis fairer, more transparent and respondsto the anomalies and complexities of thecurrent schemeConsultation responses showed thatcustomers were unhappy with the systemImplement revised scheme of allocationsEnsure allocations deliver sustainablecommunitiesImprove community cohesionDevelop local lettings plans for all new andregenerated housing schemes.Increase understanding about socialhousing lettingsCustomers have told us they do notunderstand the allocations system, anda lack of information on what is availablehas made it difficult for them to makechoices regarding their housing optionsEnsure there is sufficient information,advice and training available on the newsystem and CBLDevelop a CBL model which meetsstrategic needs and those of our partnersDeliver CBLEnsure the new allocations scheme andCBL model are strategically relevant anddeliver key objectives of simplicity andtransparencyProvide more choice for customers, andmeet the Government’s target of deliveringCBL by 2010As aboveAs aboveEnsure the implementation of CBL isintensively project managed to incorporatethese requirementsImplement CBL within the requiredtimescaleImplement robust monitoring, evaluationand review mechanisms.Increase the amount of rural housingprovisionIncreasing need in rural areas. Targetedhousing provision helps to maintain ruralcommunities.Increase the proportion of affordablehousing which is in rural areas from 10%to 15% over the next two years (providing3 schemes over the next two years).Provide wheelchair adapted housingbased on evidence of needs.Increasing number of disabled residentsrequiring assistance. Up to 50 peopleon the housing register need mobility orwheelchair access units.Secure the delivery of supported/wheelchair access units on the majordevelopment sites of Merton Rise(phase 3a) and Sherfield Park, as wellas bungalow provision on Park PrewettHospital Site and at Bishops Green.Maximise affordable housing supply.Increasing pressure on affordable housingof all tenures. The HMA concluded thatthe Borough Council should continueto require 40% of all new housing to beaffordable, with 25% of this to be forsocial rent and 15% intermediate tenuresincluding key workers.Deliver at least 300 new affordable homesper year.Provide a mix of tenures on developmentsites.Encouraging sustainable communities.Meeting the needs of different sections ofthe community.Ensure that at least 195 of the affordablehomes delivered are for social rent.Encourage the provision of intermediaterented properties as part of the broadtenure mix.Changes in the housing market andmortgage availability. Falling house prices.Review planning policy to ensure itdelivers an appropriate level and mix ofhousing without stifling development.Continue to research new methods ofaffordable housing provision.Work with our partners to deliver a mixof homes that meet identified needs, andensure high standards of management.Develop a revised Housing AssociationPreferred Partnership Agreement35

Return to ContentsPriority B - Neighbourhood Developmentand RegenerationAlthough Basingstoke and Deane is an affluent area as a whole,there are pockets of deprivation, where the quality of life ofresidents is poor by comparison. The Basingstoke and Deane LSPaims to ensure that by 2025 no one is disadvantaged by wherethey live. In support of this the Council aims to reduce deprivation,improve well-being, and provide access to decent housing.To meet these aims a Neighbourhood Renewal Strategyidentified the need for neighbourhood plans, alongside physicalimprovements to the living environment, to improve quality of lifefor residents within the wards of Popley, Norden, South Ham andBuckskin, as well as addressing education, skills and training;affordability of housing; and access to services across theborough as a whole.The Neighbourhood Renewal Strategy can be viewed atwww.basingstoke.gov.uk/community/renewalstrat.htmTo date the neighbourhood planning approach has been pilotedin one area, Popley. Results of this approach are due to bereported in June 2008.The Council continues its programme of environmental renewalschemes, aimed at improving the public realm and streetenvironment in accordance with the needs identified by the localcommunities. The primary objective of the programme is toenhance the appearance and fabric of the external environment.Developmentand regenerationSecondary objectives are to reduce crime and fear of crime bymaking pedestrian routes safer, to facilitate ease of maintenance,and to encourage active participation in the process of renewal bythe local community. Expenditure in 2007/08 was nearly £400,000.36

Return to Return Contents to ContentsIn addition, the Council and its partners actively work towardsdelivering the aims of the Community Safety Strategy. This includesensuring the full engagement of the housing and benefits team,together with our housing association partners, at all relevantstrategic and operational forums (such as the Problem SolvingCore Group and Multi Agency Public Protection meetings).The final phase of the Oakridge Regeneration Project in Norden wardwas completed in 2007/08. This award-winning scheme has beenhighlighted by the Government as an example of best practice, inrecognition of the transformation of Oakridge from an area in whichpeople did not want to live to a well-designed ‘urban’ community.The success of the regeneration at Oakridge contributed to theCouncil being awarded Beacon Status for Affordable Housing bythe Government in 2005/06.Further details of the Oakridge Project can be found at:www.basingstoke.gov.uk/housing/info/beacon/casestudy.htmActions for 2008-11 (See Appendix 1 for full details)Aim Rationale We will work in partnership toImprove well-being in PopleyExtend neighbourhood planning to otherareas of the boroughTo improve the public realm and streetenvironmentTo reduce anti-social behaviourTo achieve improvements in quality of livevia targeted regenerationTo improve quality of life in the borough’smost deprived areasAs aboveTargeted action to improve theappearance of the boroughTo contribute to the aims of thecommunity safety strategy, reducing crimeand the fear of crimeEncouraging sustainable communities,and reducing inequalityImplement the Popley NeighbourhoodPlanAssess the neighbourhood planningapproach and apply the lessons learned toother areasContinue the programme of environmentalrenewal schemesParticipate in a multi-agency approachto dealing with crime and anti-socialbehaviourExtend the number of regenerationprojects to include those listed in the tablebelowRegeneration area Action so far We willLongfellow Parade, PopleyDetailed planning permission has nowbeen obtained for the demolition of theexisting 50 units and their replacementwith 89 units and the retention of 12 flatsat Shelley Close, resulting in a total of 101units.The development will consist of affordablerented and shared ownership units witha mix varying from 1-bed flats to 3-bedhouses. Detailed permission has also beenobtained for the relocation of shops fromLongfellow Parade to a site adjacent tothe Shakespeare Road Health Centre, andthis development includes the provisionof ten 2-bed flats above the shops. TheLongfellow development is now underwaywith a new build tenure mix of 48 rentedand 41 shared ownership with completionby December 2010.37

Return to ContentscontinuedActions for 2008-11 (See Appendix 1 for full details)Regeneration Area Action so far We willBishops GreenConstruction of 148 new units by SentinelHousing is underway in the westernhalf of Bishops Green. The Council hasworked closely with Sentinel, and hastransferred its land in order to facilitate acomprehensive scheme dovetailed withthe new village hall, shop and proposednew central open space. The first phase of28 rented / 7 private equity share homeswas completed by March 2008.Continue with the Bishops Green project,delivering a further 32 units by July 2009.Overall there is a mix of 80 affordableand 68 private sale units to provide asustainable community.Maldive Road and Faroe Close, PopleyFollowing extensive consultation with localresidents, a planning application has beensubmitted to replace the existing 5-storeyblocks of maisonettes with 237 new buildhouses and flats, which together with 4maisonettes and 10 houses being retainedon site, gives a total development size of251 homes.The new build units will provide 140 flats(59%) and 97 (31%) houses. The tenuremix consists of social rented, sharedownership and intermediate market rentedunits, with a mix varying from 1-bed flatsto 4-bed houses. The transfer of Councilland to Sentinel will be critical to ensurethis comprehensive project can takeplace.Taverner Close and Freemantle Close,OakridgeThe Council is to input to an optionsappraisal led by Sentinel HousingAssociation for this area. This will look atthe feasibility of full/partial redevelopmentor refurbishment and will involveconsultation with local residents.Priority C - Preventing and AddressingHomelessnessPreventingand addressingHomelessness prevention is key to delivering sustainablecommunities. The Council believes priority should be givento developing and implementing a strategic approach tohomelessness prevention rather than just developing servicesto alleviate the impact of homelessness. It therefore placesgreat emphasis on working dynamically with partners to preventhomelessness and deliver interventions which tackle the keyhomelessness risk factors.38

Return to ContentsThe successful development of a strategic approach tohomelessness prevention since the implementation of thefirst homelessness strategy in 2003 has led to significantachievements.Levels of accepted homelessness have dramatically decreased.This is demonstrated below:Year EndingTotal Acceptances07/08 3506/07 8705/06 101PreventPreventinghomelessnessis key todevelopingsustainablecommunities04/05 12603/04 12102/03 158This decrease has been achieved in spite of increasing numbersof vulnerable households approaching the Council for advice andassistance each year.Numbers in temporary accommodation have also fallen:YearNumbers in temporary Accommodation07/08 8706/07 13405/06 16304/05 13703/04 230The use of bed and breakfast for accepted homeless householdsnow only occurs in exceptional / emergency situations. Since2006, no families with dependent children or a pregnant familymember have been placed in bed and breakfast for longer thansix weeks. During 2007/08, only 3 accepted homeless familieshad to be placed in bed and breakfast, all three of which wereemergency placements.The comprehensive development of a range of housing andsupport initiatives to tackle youth homelessness has also meantthat the Council has effectively ceased using bed and breakfastfor 16 and 17 year olds.We haveand we will39

Return to ContentsThe key themes within the Council’s preventative approach areset out below:Theme Rationale ActionsProgress on PreventionIt is essential to offer a rangeof options to avoid potentiallyhomeless people losing theirhomes.• Focussing on early intervention and delivering pre-tenancy training• Providing specialist in –depth advice. The housing advice teamwas reorganised from January 2007 to deliver a generic, outcomefocussedservice• Arranging mediation to prevent family relations breaking down.• Delivering a housing duty officer service to deliver first hand adviceon a drop-in basis• Coordinating all floating housing support provision in the borough toensure it is focussed on homelessness prevention• Ensuring the availability of advice information and leaflets onhomelessness prevention• Earmarking funding for “spend to save” initiativesReducing Numbersin TemporaryAccommodationThe Government has setlocal authorities a challengingtarget to halve the numberof households living intemporary accommodation• Developing alternatives within the private rented sector (see below)• Reconfiguring temporary accommodation to provide more suitableand sustainable alternatives• Placing increased emphasis on homelessness prevention(see above)• Undertaking supply / demand analyses to ensure sufficient numbersof accepted homeless households are housed through the housingregisterActions to PreventDomestic ViolenceDomestic Violence is a directand unacceptable cause ofhomelessness• Appointing a dedicated DV Coordinator within the borough• Developing and implementing a local Domestic Violence strategy• Developing and implementing a Domestic Violence HousingProtocol for RSL’s within the borough• Reconfiguring the local Domestic Violence Forum to ensure targetedand coordinated delivery of strategic objectives• Delivery key Domestic Violence awareness and training events• Initiating a Sanctuary serviceDeveloping Sustainableoptions within theprivate rented sectorAffordable and sustainablealternatives must be availableto support people to makeinformed choices and avoidbecoming homeless• Implementing a Rent Bond Scheme (to replace the old Rent Depositscheme). A total of 239 households have been assisted since thescheme commenced; approximately 11 households each month• Assessing and meeting housing support and resettlement needs ofhouseholds assisted, to ensure placements are sustainable• Fostering closer links with landlords and delivering landlord training/ information forums• Expanding the Private Sector Leasing scheme with DownlandHousing Association40

Return to Return Contents to ContentsMay Place HostelMay Place is the borough’s only direct access hostel, providing 20units in an ideal town centre location with 24 hour waking cover.May Place performs a pivotal role in meeting the Council’sstrategic homelessness prevention objectives, by addressingthe housing and support needs of potentially street homelessvulnerable single people. The original impetus for setting upthe scheme arose over levels of rough sleeping in the boroughand the subsequent absence of street homelessness is directlyattributable to the 24 hour direct access service provided bythe hostel and, perhaps more significantly, the way in which it isstrategically linked and networked with other supported housingservices in the borough.May Place acts as a gateway to all other supported housingschemes in the borough, including move on into permanenttenancies. It also acts as the common link to the strategicpriorities of our statutory partners. The service is of vitalstrategic significance (within both the borough and the subregion) delivering high quality support with demonstrable (andacknowledged) outcomes for the strategic priorities of all statutoryagencies. May Place has a stretch target to ensure residentsmove on within an average of 6-8 weeks after entering the hostel.StatisticsMay Place20 units in town centre24 hourswaking cover95%maximised income87%better healthOther achievements include, for example:In 2007:• 70 people moved through MPH and 76% of residents achievedgreater independence• 95% maximized their income• 100% of residents re-engaged with primary care• 87% better managed their mental health• 75% of residents wishing to participate in work-like activities ortraining achieved this• over 62% of residents successfully avoid tenancy breakdownachieving a planned move through the supported housingpanel entering either supported accommodation or RSL/Privateaccommodation (includes ‘floating support’ package).In spite of the quality of support services, the physical limitationsof the building pose significant threats to the long term viabilityand safety of the scheme. A dedicated project group of relevantagencies has been set up to ensure this is addressed.Someachievements41

Return to ContentsActions for 2008-11 (See Appendix 1 for full details)Most of the Council’s current and forthcoming housing strategy priorityobjectives for homelessness prevention focus on consolidating andbuilding on achievements already made. These include:What we want to do Rationale We will:Delivering the temporaryaccommodation targetExpanding the availabilityof sustainable homelessprevention optionsPeople need stable,settled housing. Temporaryaccommodation is bothunsuitable, and expensive toprovide.If the right help andadvice is provided earlyon, homelessness can beavoided. Investment inpreventive and supportmeasures saves money inthe long run.Meet, maintain and exceed the Temporary Accommodation target withinthe life of this strategyEnsure high quality and consistent advice is available throughout theboroughAddress the need for quality debt and money adviceEnsure high level training for frontline staff and agencies deliveringhousing adviceAssess the need for and delivering appropriate mortgage rescuepackagesDevelop an accessible, more homeless prevention focussed range ofconflict resolution / mediation servicesExpand the range ofhousing and supportoptions to tackleDomestic ViolenceDomestic Violence is a directand unacceptable cause ofhomelessnessMonitor and Coordinate the activities of the DV Forum to ensure they arefocussed on homelessness preventionMonitor the impact of the DV Housing Protocol and promote it as anexample of best practiceContinue to deliver appropriate awareness raising and training eventsDevelop and integrate refuge services delivered within the boroughDeliver safe houses as an alternative to refuge provisionExpand the availability of sanctuary provision throughout the boroughRough SleepingLack of suitableaccommodation preventspeople from achievingeconomic and social wellbeingand good health.Monitor the strategic and operational delivery of all supported housingprovisionCoordinate the availability of outreach and specialist supportReconfigure service provision of direct access hostel services at MayPlace to ensure they are safe and fit for purposeCross Authority WorkingThe HMA shows that housingmarkets are not confinedwithin local authorityboundaries. A co-ordinatedapproach to housingprovision improves efficiency.Develop joint strategic and operational working with neighbouring andregional authorities to promote best practice, develop shared initiativesand ensure seamless availability of advice and support servicesirrespective of location / geographyPartnership WorkingTargets for housing andhomelessness can only bemet with the help of theCouncil’s partnersFoster and develop dynamic and effective partnerships with allstakeholders (statutory, voluntary, private and RSL sectors) which arefocussed on homelessness prevention and early intervention42

Return to Return Contents to ContentsPriority D - Housing BenefitHousing and Council Tax Benefit ServiceThe Council has taken the progressive step of merging its housingand benefits services into one unit. This was done in recognitionof the contribution housing benefits makes to an overall strategy toprevent homelessness, reduce poverty and stop financial exclusion.It also aims to streamline the delivery of high quality and accessiblefront line advice services in an integrated and seamless way.The newly merged service will commence in September 2008.Housing and Council tax benefit is paid to 8,638 householdsin the borough. The Council recognises that any delays,inefficiencies or inaccuracies in the administration of housingbenefits can lead to the loss of accommodation (through rentarrears and eviction), prevent people accessing alternativeaccommodation in the private rented sector, and prevent attemptsto reduce levels of poverty throughout the borough.Local Housing Allowance (LHA) is a new way of working outHousing Benefit for private tenants. It was introduced nationallyon 7 April 2008. The effective and efficient implementation ofthe local housing allowance throughout the borough has beenstrategically significant for the following reasons:Statistics8,638 housholdshousing benefit paidDown to 10.97days for circumstancechangeDown to 22.88days for new claims7 daysor on time- it compliments the Council’s approach to facilitating choiceand informed decision making for customers- it will ensure the private rented sector is accessible andsustainable for low income households- it reinforces the emerging collaborative partnership andinformation sharing arrangements with our private sectorlandlordsDuring 2007/08, the average number of days to process newclaims and change of circumstances have reduced, as indicatedin the table below:2006/07 2007/08New Claims 31.95 22.88Change of Circumstances 17.42 10.97These reductions have also meant that payments of HousingBenefit being paid on time or within 7 days of the decisionbeing made have increased from 44.66% in 2006/07 to 97.50%Housingbenefit43

Return to Contentsin 2007/08. These improvements have been made whilstmaintaining an accuracy level of 99%.The approach to new claims and change of circumstances duringthe past year has been more proactive and with careful monitoringof the works peaks and troughs we have been able to manage ourresources accordingly to match the work requirements. Experiencehas told us that new claims are rarely ready to process whenthey are received, therefore contacting the tenant at the earliestconvenience was key. All new claims were looked at within 48working hours of receipt; change of circumstances, by the natureof the work, did not warrant such a quick response, were looked atfor the majority of 2007/08 within 10 working days and processedif possible or further enquiries were made. At the close of 2007/08this had reduced to 7 working days.Performance indicators for Benefits have changed from April 2008.The “Right Time” indicator (N181) will measure the time in calendardays to process new claims and change of circumstances (nowknown as Change Events). Further improvements will need to bemade to bring turnaround times for change events in line with newclaims. Training within the team has already taken place to makethe team more generic and this gives a more flexible approach withthe use of resources and the incoming work.All communications with our client base will be reviewed with aview to getting the right information at the right time and reducethe need to request supporting information.The merger of Housing and Benefits brings opportunity for aunified approach, ensuring advice and support is provided as acomplete service by Housing Officers and Benefit Officers.HousingbenefitThe implementation of LHA has meant the development of BACSpayments of benefit, this will continue to be rolled out to the entireclient base resulting in quicker payments and less delays due topost.44

Return to Return Contents to ContentsActions for 2008-11 – See Appendix 1 for full detailsArea of work Rationale We will:Monitoring the levels of change events and new claims coming inWork allocationEfficient administration of housingand council tax benefitsEnsuring correct resources are working in correct areasUsing software to work in date order regardless of typeUnified advice andsupportTo offer an integrated service tocustomers, and ensure the benefitsservice contributes to housing andhomelessness prioritiesThe introduction of a Welfare and Resettlement Officer to assistpeople once they have a tenancyThe merger of Housing and Benefits advice at the reception deskDiscretionary HousingPaymentsTo alleviate hardship and reducepovertyTo ensure a robust system is in place allowing a consistentapproach throughout the client baseTo ensure that funds and support are availableNotifications andCommunicationMaking the system easier forcustomers, and ensuring thatpayments reach customers andlandlords as soon as possibleTo carry out a review of all correspondence from benefits making iteasy to understand and trying to educate the client base to get allthe information required in at the right timeEfficienciesImproving accessibility forcustomers, and contributing to theCouncil’s aims for e-governmentTo explore the use of electronic initiatives e.g. On line claim forms,payments by BACSBACS paymentsImproving efficiency, and ensuringclients receive their payments asquickly as possibleGradual rollout of BACS to the entire client baseMonthly paymentsAs aboveTo review current proceduresConsider additional ‘monthly’ pay datePriority E - Support for Vulnerable GroupsThe Council recognises the delivery of sustainable housingobjectives can only be realised if the provision of appropriatehousing related support services is also addressed. Meeting thehousing and support needs of vulnerable people is fundamental to:- helping vulnerable people achieve and maintain independence- supporting and enabling vulnerable people to makeinformed choices- preventing homelessnessThe strategic impact and contribution of effective supportedhousing provision has received increasing impetus since theSupporting People programme went live in April 2003.Housing and Support services can only be delivered in aseamless and cost effective way if they are coordinated within aVulnerablegroups45

Return to Contentsstrategic framework. Partnership working is therefore at the core,and the Council has played a key role in shaping and coordinatingthe range of strategic and operational forums (supported housingpanels) which now oversee and deliver a range of housing andsupport services throughout the borough. The impact andoperation of the Council’s approach has been recognised andacclaimed as an example of Best Practice.This, together with our engagement in the administrative eframework for delivering the Supporting People programme, willprovide an excellent basis for engaging and participating on abroader basis within the emerging LAA and CAA’sHampshire County Council (HCC) Supporting People is theprimary funding mechanism for the delivery of housing andsupport related services throughout the borough, although theCouncil also commissions key services (some of which are jointlycommissioned) in partnership with HCC. These include:- supported lodgings for young vulnerable people- Specialist floating support services for young people- Specialist support and sanctuary services for victims ofdomestic violence- Home Improvement / Handy person services for older people- A Housing Occupational Therapist- The provision of a cross sector / cross client groupSupported Housing Coordinator- In house welfare, benefits and resettlement support forpotentially homeless peopleSupportingpeople46

Return to Return Contents to ContentsThe array of housing and support services now available withinthe borough include:Homelessness / Short Term Services Long Term Services for Adults with Disabilities Services for Older PeopleAccommodation based services for:Vulnerable single homelessYoung PeoplePeople with complex mental health and/or substance misuse issuesVictims of DVHomeless single womenVulnerable familiesFloating Support ServicesOutreach for mental health / substancemisuseShort term / crisis supportLong term supportDV OutreachYoung PeopleEx Offenders (with rent bond)Accommodation based services for:People with learning and / or physical disabilitiesFloating Support Services for:People with learning disabilitiesPeople with enduring mental health problemsAccommodation based services(sheltered housing)Home Improvement AgenciesAlarm servicesAssistive technology / TelecareIn 2005, HCC Supporting People embarked on the followingthree-stage programme of strategic reviews of all its services.The Strategic review stages each consist of 3 main parts; aperiod of initial consultation with the programme’s stakeholders,the production of a development plan (outlining the over-archingdirection of travel that service provision will need to take), and theproduction of an implementation plan (which details the impactof the review in respect of existing services and outline anyinstances where new services will be tendered). The Council hasplayed a key role in the strategic review process.Timescale Strategic Review Status of Review / Outcomes2005/06 Homelessness / short term servicesReview completeReconfiguration of service delivery throughout theborough to deliver increased capacity and commissioningof new services2006/07 Long Term Services for Adults with disabilitiesReview completeReconfiguration of service delivery throughout theborough to deliver strategically relevant services, includingcommissioning of new services2007/08 Review of Older Persons ServicesReview in progress.Comprehensive consultation completeServices for Young PeopleSince 2003, when no specialist provision for 16/17 year oldsexisted within the borough, significant developments to deliver47

Return to Contentsa range of accommodation based and floating support serviceshave been undertaken. These include developing:- a comprehensive supported lodgings services (including forhigh / complex support needs, and emergency placementsto avoid the use of bed and breakfast)- a range of different sized shared accommodation units withlinked support- additional / linked self contained move on flats- broadened access to all supported housing in the boroughfor 16/17 year olds- specialist young persons floating support services Inaddition, specialist mediation services can be provided whererelationships within families are in danger of breaking down.- a programme of early intervention education / tenancytraining programme and peer education homeless preventionprogramme in schoolsAll of this provision has been developed in partnership andcoordinated through a dedicated young persons supportedhousing panel. The under-18 panel deals with around 100 caseseach year of young people and care leavers with complexneeds. Over 70% of referrals lead to a direct supported housingplacement being made. No use is made of bed and breakfast toaccommodate homeless vulnerable young people.Servicefor Young People48

Return to ContentsServices for Older PeopleThe Council has undertaken 2 key pieces of work in relation toolder people:1. Older Persons Strategy, “‘Promoting Quality of Life for OlderPeople in Basingstoke and Deane” (produced April 2004) – setout a vision for improving the quality life and well being for olderpeople in the area and identifies the main principles to underpinall future service planning.www.basingstoke.gov.uk/council/keydocs/older.htm2. Older Persons Housing Needs Survey (produced 2005) –updated an earlier older persons housing needs surveyNeed for:Morespecialist floating supportMore extra caresheltered provisionsOlder Persons’ Housing Needs Survey 2005 www.basingstoke.gov.uk/housing/sps/OPHNS.htmAlthough the majority of older people clearly wish to remainindependently in their homes for as long as possible, evidenceof need from the Council’s housing register suggests shelteredhousing continues to have a vital role in meeting the housingand support needs of older people in the borough. Clear gapsin current service provision include the lack of specialist floatingsupport services, and the absence of any extra care shelteredhousing provision.There is clear and robust evidence of need for extra care serviceswhich would help address the following:- Known demographic trends and projections for a significantageing population within the borough- Replacing valuable residential and day centre facilities whichthe County Council have recently closed in the borough.- Address issues regarding delayed hospital discharge andbed blocking- Address high levels of demand for sheltered housing whichmight be more appropriately met through extra care provisionThe County Council is currently preparing an extra care schemeat Beechwood Down site, Brighton Hill to provide up to 64affordable units. A planning application is expected by the endof 2008. In this context a bid for funding is being made to theDepartment of Health in May 2008.Servicefor Older People49

Return to ContentsServices for Ex Offenders and Priority ProlificOffenders (PPO’s)According to Home Office information, up to a quarter ofoffenders do not have stable accommodation and a homelessprisoner is twice as likely to re-offend as one with a stablehome. In addition, offenders supervised in the communityare significantly more likely to complete their programme ofsupervision if they have stable accommodation.In 2004 the government introduced their Prolific and OtherPriority Offender Strategy. There are around 20 – 25 individualsidentified in the Basingstoke and Deane area who are beingmanaged under the local PPO Scheme at any one time.Through a dedicated Community Safety Officer, the councilcoordinates procedures and liaises with all statutory and otherrelevant partners in their efforts to comply with the government’sapproach. This includes all issues related to supported housing,housing advice and homelessness.The Council works in conjunction with and through the followingpartnerships in order to seek to address the housing and supportissues of ex offenders and PPOs:• Housing Partnership Board (membership includes probation)• Community Safety Forum• PPO Strategic Group• All Supporting People forums• Supported Housing PanelsServicefor Ex Offenders• Multi Agency Public Protection Arrangement (MAPPA)Strategic board50

Return to Return Contents to ContentsA new cross authority housing support and rent bond scheme(funded through Supporting People) will be developed from2008/09. The Council will work with its partners to ensure thisnew service is fully integrated with all other housing advice andsupport services which meet the needs of ex offenders.Vulnerable Persons Protocol (VPP)The VPP is an innovative initiative developed by the Council inpartnership with all members of the Housing Partnership Board.It represents a common framework for assessing and respondingto vulnerability, with a key objective of ensuring individuals andfamilies in the borough can achieve independence, move in aplanned way into social housing, sustain their tenancies andensure eviction will only ever be used as a tool of last resort.The protocol was developed as a mechanism for reducingevictions from housing association tenancies. The protocol:Vulnerable PersonsProtocol has led to:43% dropin arrears notices33% droppossessionproceedings70% dropin evictions- sets out a shared framework for assessing vulnerability- identifies key stages within a persons “housing career” wherevulnerability might arise- identifies key triggers and life cycle events where vulnerabilitymight arise- sets out agreed processes for responding to vulnerability andensuring support needs can be assessed and met.- Incorporates provision for inter agency and shared training onhousing related vulnerabilityThe protocol was developed during 2002/03 and is currentlyundergoing a second substantial review.The VPP has had a significant impact on the way housingassociation, housing support providers, the voluntary sectorand the Council work together in partnership at both strategicand operational levels. Within the most recent year of monitoringalone, these achievements include:• A 43% drop in notices for arrears being served• A 33% drop in possession proceedings being taken• A 70% drop in evictionsMost importantly, the protocol has brought about a cultural shift,changing the practices of all partners to ensure allocations aremade in a sustainable way, tenancies maintained, and evictionavoided wherever possible.VulnerablePersons Protocol51

Return to ContentsGypsies and TravellersThe Housing Act 2004 included a statutory requirement toundertake a needs assessment of Gypsies and Travellers, knownas a Gypsy and Traveller Accommodation Assessment (GTAA). Thisassessment has now been carried out, and sub-groups acrossHampshire were formed to decide how sites should be distributedin the county. The North sub-group, consisting of Basingstokeand Deane Borough Council, Hart District Council and RushmoorBorough Council submitted the results of the assessment andsubsequent discussions to SEERA in October 2007.Members in the three local authorities accepted the GTAA’srecommendation for 9 additional permanent pitches in the Northarea (2 in BDBC, 7 in Hart, 0 in Rushmoor), plus one transit site inthe North area.Planning Services are working with SEERA and neighbouringauthorities to identify sustainable locations for these sites inpreparation for a formal public ‘Issues and Options’ consultationstarting in September 2008 and running for 12 weeks.The Council has worked to improve its approach to the managementof unauthorised encampments. The current policy regarding themanagement of unauthorised camping can be viewed here:www.basingstoke.gov.uk/NR/rdonlyres/7C4789A9-0051-48B7-8EB8-DC55E623BAB6/0/PolicyRegardingtheManagementofUnauthorisedCamping.pdfGypsiesand travellersAn assessment of the needs of travelling showpeople was alsocarried out, and published in March 2008. The assessmentidentified a need for 13 new sites in Hampshire and the Isle ofWight by 2011, and this figure has also been submitted to SEERA.Travelling showpeople provide their own sites at their ownexpense, and do not ask for local authority provision; howeverthe report recommended that a Planning Forum be created to aidshowpeople in providing new, self-funded accommodation sites.52

Housing with Support for vulnerable families andteenage parentsIn conjunction with key partners, the Council has reconfigureddelivery of housing with support services for vulnerable families.This involved demolishing a property which previously providedshared hostel accommodation solely for families who becamehomeless, and using Housing Corporation capital funding toreplace it with 29 self contained units (ranging from studio to twobedroomed) with an accommodation based support servicedelivered within the scheme.Access to, and move on arrangements from the service, havenow been established and replicated according to the successfultemplate already established within the single homeless / youngpersons sectors. This has involved:- establishing multi agency panel arrangements to coordinatereferrals to the serviceReturn to Return Contents to ContentsThe council iscommitted toensuring that noone faces unfairor unlawfuldiscrimination,and that allresidents inthe boroughcan accessservices- ensuring all referrals to and from the scheme are coordinatedwithin the wider context of floating support services andallocations to social housing using the VPP- enabling potentially homeless households to be referred tothe scheme in order to avoid (rather than necessitating) theirhomelessness- aligning and integrating the service to other reconfiguredschemes within the borough (8 units at Oakley Lodge)The new housing and support service was launched in April 2008and is known as The Joshua Tree.Equality and DiversityThe Council is committed to ensuring that no one faces unfairor unlawful discrimination, and that all residents in the boroughcan access services. The Housing, Homelessness and BenefitsStrategy has been assessed with regard to the Corporate EqualityStrategy, and activities undertaken by the Housing and BenefitsService to ensure equality include:• Regular attendance at the Basingstoke and DeaneDiversity Forum• Consultation with the Basingstoke Access Forum• A survey of the housing needs of ethnic minorities in theborough, completed in 2006• Remodelling of the Housing and Benefits reception to alloweasier access to the building and reception desk for those inwheelchairsEqualityand diversity53

Return to Contents• Ongoing assessment of all Housing and Benefits policies,strategies and procedures using the Equality Impact andNeeds Assessment (EIANA) process.• Quarterly monitoring of housing allocations to ethnic minorityapplicantsActions for 2008-11 – See Appendix 1 for full detailsTheme / Area Rationale We will:Older PeopleThe borough has a significantand increasing proportion of olderpeople that requires specificaccommodation and servicesSupport the objectives of the older persons strategy by enabling olderpeople to remain in their home. Work with supporting people to developand implement the strategic review. Work with HCC to assess the needfor and deliver extra care services in the borough.16/17 year oldsYoung people’s life chances arereduced by poor accommodation.Provision of a settled home withappropriate support enablesyoung people to make the most oftheir livesEvaluate and monitor the impact of early intervention initiatives. Expandthe supported lodgings scheme, to include respite provision pendingfamily reconciliations. Promote the supported lodgings scheme andyouth homelessness initiatives as examples of best practice.Ex Offenders andPPO’sProviding stable accommodationreduces re-offendingWork with supporting people and providers to implement new Supportand Rent Bond scheme. Monitor to ensure housing and support needsof ex offenders and PPO’s can be delivered through existing array ofhousing advice and support services. Ensure council fully complies withduties to cooperate within Criminal Justice Act 2003 Section 325.Supported HousingPanels and ServicesMatching people to services thatmeet their needs, and identifyinggaps in services and areas forimprovementCoordinate information and advice on range of services availablethroughout the borough. Undertake long term outcome monitoringof supported housing panel and coordination activities. Work inpartnership with HCC to oversee the transition of SP funded servicesinto the new LAA.VPPSince its implementation in2002/03 the VPP has preventedhomelessness by ensuring thatsupport is offered when needed,and thereby dramatically reducingevictionsContinue to monitor the outcome and effectiveness of the VPP.Disseminate the VPP as a best practice initiative.Explore opportunities for expanding application of the VPP.Vulnerable families /teenage parentsAccommodation with specificsupport prepares vulnerablefamilies to move-on toindependent accommodationMonitor and evaluate the impact and outcomes of service delivery atthe Joshua Tree. Explore and identify opportunities to expand units ofaccommodation directly linked to support services at the scheme54

Return to Return Contents to ContentsTheme / Area Rationale We will:Gypsies andTravellersEfficient management ofunauthorised encampments in theboroughImplement a new approach to managing unauthorised encampmentsThe Council has a statutoryobligation to identify and providefor the needs of Gypsies andTravellers. Appropriate provisionwill reduce the amount ofunauthorised encampments andallows the Council and Police touse the full extent of their powersin relation to such encampments.Work to identify suitable pitches and meet the needs identifiedin the GTAAPriority F - Making Best Use of ExistingHousing StockAlthough a substantial amount of housing development is plannedin the borough, in 2026 over 80% of housing in Basingstoke andDeane will be homes that are already built now. It is thereforeimportant to ensure that this stock is improved and maintained,and that empty homes are brought back into use.It is also one of the Council’s main aims to enhance wellbeingand quality of life. This is the basis of our work towardsimproving the condition of substandard dwellings via advice andenforcement, providing assistance with home improvements,assisting with home adaptations of disabled residents, andpromoting energy efficiency.A thriving private rented sector is essential in meeting the housingneeds of the borough, and the Housing and Benefits BusinessUnit works to inspect Houses in Multiple Occupation and ensurethat landlords provide safe accommodation for residents. Theyalso engage with private landlords to resolve complaints receivedfrom tenants.The 2006 Stock Condition Survey showed that the conditionof the housing stock in the Borough is generally of a very highstandard.However, there are issues which need to be addressed. Over9000 dwellings in the borough fail the Decent Homes Standard,and there is a large number of households in the Borough whichare headed by elderly, low income or disabled persons. TheCouncil therefore focuses policies to assist these groups.At the time of writing, there are 1477 empty homes (includingpublic and private) on the council tax register in BasingstokeHousingstock55

Return to Contentsand Deane, with 16 awaiting demolition. Not all propertiesare suitable to bring back into use; for example isolated farmcottages, annexes, or 1-bed flats in tower blocks which presentmanagement difficulties if taken over and used as social housing.There are approximately 300 empty homes in the borough whichhave been empty for more than 6 months, and which the Councilconsiders would be appropriate to bring back into use.The following table outlines some of the improvements that havebeen made to the borough’s housing stock since 1995.KEY STATISTIC 1995 2001 2006Average SAP rating for the privatehousing sector (an indication of theenergy efficiency of the stock)39 48.7 62Number of households in fuel poverty NR 1050 849Unfit housing 2060 438 234Housing in reasonable repair 72% 88% 96.8%Dwellings with cavity wall insulation 19% NR 51%Since the last Housing Strategy, energy conservation in theborough has improved significantly. As the number of inefficienthomes decreases, it is becoming harder for the council to identifyand deal with homes needing improvement. However workcontinues to improve energy efficiency and eliminate fuel poverty.Last year, the Council brought 26 empty homes back into use.The Private Sector Housing Strategy (Appendix 4) outlines ourwork towards every resident in the Borough having a home whichmeets their needs for warmth, safety, security and amenities.These plans cover the following areas:Best useof housing stock56

Return to ContentsImproving and maintaining the condition of thehousing stockThe council gives advice to vulnerable households and takesdirect action whenever necessary to improve the condition of a‘non-decent’ dwelling. Dwellings are assessed according to theHousing Health and Safety Rating System (HHSRS), and thecouncil aims to resolve issues informally with property ownersbefore enforcement action is taken, unless there is an imminenthealth risk.Improving the living standards for the elderly,disabled and the economically vulnerableThe Private Sector Housing Strategy includes plans to raiseawareness of the assistance available from the Borough Counciland from the Government’s Warm Front Programme, to improvethermal insulation for vulnerable people.The council has a capital budget to provide assistance to theelderly, disabled and vulnerable with home improvements.Working with landlords to ensure a thriving and highquality housing stock for private rentHouses of multiple occupation (HMOs) are inspected to ensurethey are safe and meet minimum standards, as well as licensinghigher risk HMOs as required by legislation that came into forcein 2006.StatisticsAll social housingmeet decent homesstandard90.8%of property in goodstate of repair0.5% of propertiesempty for more than6 monthsSAP ratingof 62The Council provides training for landlords and continues tomaintain the Landlords Information Network, which is used todistribute information and to respond to any questions or mattersof concern raised by landlords. The Network currently containsover 120 landlords and letting agents.Bringing empty homes back into useIn order to bring homes back into use, the Council identifies theowners and works with them to bring them back into residentialuse, either by letting the property in its existing condition,renovating it or selling it.If owners do not bring empty homes back into use voluntarily,the council has powers under the Housing Act 2004 to takeenforcement action.We aim to bring 18 empty properties per year back into use.Improvingliving standards57

Return to ContentsActions 2008-11 – See Appendix 1 for full detailsAim Rationale We willImprove the standardof private homes inthe boroughMaintain and improve the existinghousing stock, to ensure decenthousing now and for the futureIncrease the number of dwellings meeting the Decent Homes Standardby 40 each yearAct to reduce CO2emissions in theboroughReduce the borough’s impact onclimate changeAchieve by 2011 a reduction in the total annual emissions of CO2 by30% based on the 1995 baselineReduce the impactof increasing energycosts on vulnerablepeople, and assisthouseholds out offuel povertyImprove health in the borough,and ensure that vulnerableresidents are aware of the financialand other help available to them.Reduce fuel bills and reduce theimpact of the borough on climatechange.Carry out promotions in the community promoting the Government’sWarm Front programme to assist a minimum of 50 households eachyear out of fuel poverty.By 2011 to improve the energy efficiency status of the housing stock sothat no dwelling shall have a SAP Rating below 30.Ensure that housingis of a reasonablestandard, and wellmanagedMeeting statutory obligationsunder the Housing Act 2004 andmaking sure landlords providesafe accommodationInspect each year every licensed HMO and mobile home siteBring long-termvacant propertiesback into useEvery property brought backinto use helps to meet the highdemand for housing in theborough. Properties that areallowed to deteriorate can affectthe condition of neighbouringproperties, and can affect thereputation of an area and thevalue of housing in that area.Identify long-term vacant properties and take action to bring them backinto use, using powers under the Housing Act 2004 if necessary, withthe aim of bringing 18 empty properties back into use per year.58

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Return to ContentsFinanceFunding is in place for Home Improvement Grants, which includeLandlord Grants, and grants for Disabled Facilities, Home RepairAssistance and Renovations61

Return to ContentsCapital BudgetAs well as the ongoing environmental renewal and regenerationprojects outlined in section 5 of this strategy, funding is in placefor Home Improvement Grants, which include grants for DisabledFacilities, Home Repair Assistance and Renovations.Capital Budgets for the duration of the Strategy have beenagreed, and are laid out in the table below.Capital scheme Budget 08/09 Budget 09/10 Budget 10/11Vulnerable people (Housing RenewalGrants, Repairs and Modernisation)750,000 740,000 730,000Environmental Renewal andRegeneration350,000 450,000 482,000The majority of new homes in the borough are deliveredvia Section 106 planning obligations, with the help of grantallocations from the Housing Corporation. Details are available inSection 4 of this strategy.Revenue BudgetThere is a significant revenue budget in place to enable thedevelopment of affordable housing in the borough, assistvulnerable people and prevent homelessness. Over the threeyears the Council has continued to make best use of externalfunding and partnership arrangements e.g. Private SectorLeasing. The cost of Housing Benefit has come down, mainly asa result of improved performance against government targets forreducing benefit overpayments.A summary of the budget is shown in the table opposite.Meetinghousing needs 62

Return to Return Contents to ContentsRevenue budgets Budget 06/07 Actual 06/07 Budget 07/08 Actual 07/08 Budget 08/09Development Programme/Strategic Planning 679,300 714,416 789,800 671,207 798,500Housing Benefit and Council Tax Benefit 652,200 731,531 486,000 450,603 536,100Homelessness 192,900 181,310 149,300 101,264 162,700Housing Advice 618,700 700,877 754,400 774,964 756,300Vulnerable People 1,241,700 846,553 795,200 782,292 743,200TOTAL 3,384,800 3,174,687 2,974,700 2,780,329 2,996,800Amount of TOTAL funded by CentralGovernment InitiativesHomelessness 65,000 65,000 65,000 73,475 86,000Beacon Status 32,500 27,500 0 0 0TOTAL Government Funded 97,500 92,500 65,000 73,475 86,000We haveand we will63

Return to ContentsMonitoringHow the strategy will be monitored65

Return to ContentsHow the Strategy will be monitoredActivity Who is involved DetailsBusiness Unit monitoringPortfolio Holder updatemeetingSustainable CommunitiesOverview CommitteeScrutiny CommitteeAudit, Governance andAccounts CommitteeCorporate Director, Head of Housing andBenefits, Management TeamHead of Housing and Benefits, PortfolioHolder for HousingMembers, Senior Management, OfficerMembers, Head of Housing and Benefits,Policy and Partnerships TeamMembers, Housing and BenefitsManagement TeamMonthly report to Corporate Director to monitor progressagainst service plan and performance indicatorsMonthly meetingQuarterly meetings to assist the Portfolio Holder in settingpolicyScrutiny Committee may ask to monitor any aspect ofthe implementation of the Housing Strategy. For example,in 2006 the Scrutiny Committee reviewed the Council’sapproach to homelessnessReviews compliance with performance indicators on anongoing basisAnnual Review ofPreferred PartnersHA complaint monitoringAnnual Report and AnnualUpdate to the Housing,Homelessness andBenefits StrategyHousing PartnershipBoardHousing AssociationManagement Forum(HAMF)Vulnerable PersonsProtocol Review GroupHomelessness ForumOfficers, preferred partner housingassociationsHousing Strategy and Enabling OfficerCabinet, Sustainable CommunitiesOverview CommitteeHead of Housing and Benefits, Senior HAHousing and Development ManagersHousing and Benefits, HousingAssociation Managers/NeighbourhoodManagersHousing and Benefits, SupportProviders, Housing Association StaffOfficers, HA staff, HPBNew monitoring arrangements for partner housingassociations are being drawn up. Partners will bemonitored annually on their contribution to the aims of thestrategy. Preferred Partners are required to have four greenlights from the Housing Corporation and at least a one-starrating from the Audit Commission.As part of the Preferred Partnership monitoring process,complaints made to Mewmbers or Council staff regardingHAs are monitored. If a tenant is dissatisfied with theway their HA has dealt with an issue or responded to acomplaint, the Strategy and Enabling Officer investigates,and works with the HA to resolve the matter.Report to committee, followed by Annual update to theHHBS, with the first update being at the end of 2009.Review existing targets and add new targets if necessary.Quarterly meetings to monitor progress with strategic aims,and decide approach to specific issuesBi-monthly meetings to discuss management issuesincluding allocations and ASBBi-monthly meetings to monitor evictions in the boroughand referrals to tenancy support. Ensuring that housingassociations adhere to the principles of the VPP.Key members of the Homelessness Forum will be invitedto the HPB on an annual basis to monitor progress againsthomelessness targets, and to review homelessnessservices in the borough66

Targets and Performance IndicatorsReturn to Return Contents to ContentsActual 2006/07 Target 2007/08 Actual 2007/08BV 64Number of non-local authority owned vacantdwellings returned to occupation or demolishedduring the financial year as a direct result of actionby the local authority - Annual target 1615.00 16 26.00BV 183bAverage length of stay in hostel accommodationof households which include dependent childrenor pregnant women and which are unintentionallyhomeless and in priority need (in weeks)21.41 21 35.55BV 202The number of people sleeping rough on a singlenight within the area of the authority2.00 2 2.00BV213Number of households who consideredthemselves as homeless, who approachedthe local housing authority's housing adviceservice and for whom housing advice caseworkintervention resolved their situation, per 1000households4 6 4BV225Actions against domestic violence - to assessthe overall provision and effectiveness of localauthority services designed to help victims ofdomestic violence and prevent further domesticviolence82.00% 91% 100.00%BV80% of Housing Benefit claimants satisfied with thebenefits services80%Recorded every3 years (last recordedin 2006)n/aActual 2006/07 Target 2007/08 Actual 2007/08NI 156Number of households living in temporaryaccommodation (will continue to report thismonthly)131 87 87NI 180The number of changes of circumstances whichaffect customers’ Housing Benefit/Council TaxBenefit within the yearNew national indicator, with no government target.The council will set a local target based on performance so far.NI 181Time taken to process Housing Benefit/CouncilTax Benefit new claims and change eventsNew national indicator, with no government target. The council willset a local target based on performance so far.NI 187Tackling fuel poverty – people receiving incomebasedbenefits living in homes with a low energyefficiency rating67

Return to ContentsKey housingcontactsKey Housing ContactsHousing and BenefitsTracey Cole Head of Housing and Benefits01256 845564 tracey.cole@basingstoke.gov.ukHousing Strategy and Housing DevelopmentMichael Kelleher Housing Strategy and Enabling Manager01256 845395 michael.kelleher@basingstoke.gov.ukIan Smith Development Officer01256 845760 Ian.m.smith@basingstoke.gov.ukHousing Policy and Research Officer - post currently vacantPlanning PolicyNicky Linihan Head of Planning and Transport01256 845489 nicky.linihan@basingstoke.gov.ukHousing Needs and AdviceKate Randall Housing Needs and Advice Manager01256 845392 kate.randall@basingstoke.gov.ukHousing BenefitNadine McKenzie Benefits Manager01256 845387 nadine.mckenzie@basingstoke.gov.ukRegenerationTim Boschi Head of Regeneration and Design01256 845473 tim.boschi@basingstoke.gov.ukHousing Standards (Private Sector Housing)Michael Kelleher Housing Strategy and Enabling Manager01256 845395 michael.kelleher@basingstoke.gov.ukNick Millard Assistant Manager01256 845252 nick.millard@basingstoke.gov.ukPortfolio holder responsible for housingCouncillor Cathy Osselton Cabinet Member forHousing and Regeneration01635 298774 cllr.cathy.osselton@basingstoke.gov.ukCorporate DirectorKaren Brimacombe Corporate Director (external)01256 845789 karen.brimacombe@basingstoke.gov.uk68

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Return to ContentsGlossaryABCASBOBVPIBMECAACDRPCLTCENTRAL HAMPSHIREDCLGDIFDVEIANAGTAAGOSEHAHAMFHARAHHHSRSHSSAHMAHMOHOUSING NEEDHPBKEY WORKERAcceptable Behaviour ContractAnti-Social Behaviour OrderBest Value Performance IndicatorBlack Minority EthnicComprehensive Area AssessmentCrime and Disorder Reduction PartnershipCommunity Land TrustCentral Hampshire represents the area studied in the Strategic Housing Market Assessment(HMA), containing the local authorities of New Forest, East Hampshire, Winchester, TestValley and Basingstoke and DeaneDepartment for Communities and Local GovernmentDistrict Inclusive ForumDomestic ViolenceEquality Impact And Needs AssessmentGypsy and Traveller Accommodation AssessmentGovernment Office for the South EastHousing AssociationHousing Association Management ForumHampshire Alliance for Rural Affordable HousingHousing Health and Safety Rating SystemHousing Strategy Statistical Appendix – information collected by the Council concerninghousing stock in the borough, lettings, and homelessness, and submitted annually togovernmentHousing Market Assessment (see SHMA)House in Multiple OccupationWe have used the CLG definition of a person ‘in housing need’ as being either: overcrowded,homeless, sharing facilities, having medical needs, having social needs (e.g. requiring a movedue to harassment/risk of violence)Housing Partnership BoardKey workers are specific public sector workers identified by government as important to thecommunity but unable to afford housing, such as teachers, health workers, and the police.The Council also has its own definition of key workers, which can be used to allocateproperties developed outside the government funding programme. Further details areavailable on the keyworker housing web page.KLOEKey Line of EnquiryLAALocal Area AgreementLHALocal Housing AllowanceLDFLocal Development FrameworkLSPLocal Strategic PartnershipMARACMulti-Agency Risk Assessment ConferencePPS3 Planning Policy Statement 3PSCGProblem Solving Core GroupRSLRegistered Social Landlord (also known as Housing Association)S106SAPSCSSEERASHMASHOGSPSPDTSAAVPPSection 106 Planning Agreement – a legal agreement setting out developer obligations toprovide affordable housing and community facilitiesStandard Assessment Procedure – a SAP rating system is used to assess the energyefficiency of a buildingStock Condition SurveySouth East England Regional AssemblyThe Strategic Housing Market Assessment carried out in 2007 (also known as the HMA)Senior Housing Officers’ GroupSupporting PeopleSupplementary Planning DocumentTravelling Showpeople Accommodation AssessmentVulnerable Persons Protocol70

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Housing, Homelessness and Benefits StrategyBASINGSTOKE AND DEANE BOROUGH COUNCILFor further informationFOR FURTHER INFORMATION OR A COPY OF THE STRATEGY PLEASE CONTACTHousing Strategy and Enabling TeamBasingstoke and Deane Borough CouncilCivic Offices, London RoadBasingstoke, HampshireRG21 4AHTelephone 01256 844844www.basingstoke.gov.uk© Photography by Jo Andreae ‘One World, One Camera’Housing Strategy13971