Agenda item

Members considered a report seeking approval and endorsement of the Building a Housing Ladder of Opportunity strategy paper incorporating the draft Housing Strategy, draft Tenancy Strategy, draft Scheme of Allocation and draft Homelessness Strategy.

Councillor Aherne expressed concern that the withdrawal from the “LOCATA”  will put H&F tenants in a worst position to access social housing.  People will have less choice under the proposed allocation policy.  He inquired, who was the reported person on the waiting list since 1976?.  He noted that the Westfield development phase 2 planning application provided for 95 homes for rent.  However, the document had indicated 25% of new homes built should be for rent.

In response, it was stated that the system of Choice based lettings through  “LOCATA” had failed.  The inefficient Housing Register created false hopes and expectations and withdrawing from LOCATA will provide a better system for applicants through assisted choice.  The Council is still a member of the West London Housing Partnership.  A person being on the waiting list for over 35 years without qualifying for social housing justifies the reason to pull out of the “LOCATA”.  The new Scheme of Allocation will give a greater priority to those who are working, those in training leading to employment and those making a significant contribution to the community.  A significantly higher proportion of lettings will go to such groups.

As part of the strategic plan, the Council was relying on 25% of houses to be built within the White City area not just by Westfield.  It was explained that there was a complicated calculation attached to the number of homes for rent to be built by Westfield.  95 new homes for rent is the minimum guaranteed figure. Any additional homes built for rent would be determined by the level of public subsidy available and some other conditions. In the majority of cases, the 5 year limit on tenancies will not affect existing tenants.  The proposals will clarify that this does not affect statutory tenants

Councillor Cowan asked for clarification of the term a realistic chance of getting a home.  He also requested for the analysis and methodology used to calculate the impact of the policy and how the £40,000 income threshold for access to social housing was determined.

The meeting as informed that 95% of those on the waiting list fell within Band D, therefore, they would not qualify for a home.  Under the new proposals only people with a reasonable prospect of being housed will be accepted onto the Register.  The Choice based letting system will be replaced with an “Assisted Choice” offering applicants a more realistic opportunity to secure social housing.  In order to increase the number of larger properties available, some tenants will be incentivised to downsize and the Council will look at expanding the size of some existing properties.   The Council’s current stock meets the urgent housing needs of residents.  It accepts that it cannot re-house everyone on the housing waiting list.

RESOLVED:

That the Draft Housing Strategy, Draft Tenancy Strategy , Draft Scheme of Allocation and Draft Homelessness Strategy documents for public consultation with the interested parties identified in section 9 of the report be approved.