The Council recognises the need to continually monitor and identify emerging needs, and develop strategies to meet them. We are initiating changes to Council policy to ensure that wherever possible, the Council can address needs as they occur, while looking also to continually improve the services offered by the Council.
Homelessness and advice services
Homelessness is recognised as being the most acute form of housing need and as such is the Council's first priority. The Council places important emphasis on preventative work and provides a dedicated Housing Advice Centre, which offers late night opening and outreach work in Stanwell. Some 6,000 callers use the Councils housing and advice services each year.
In addition to this we work closely with Rentstart who provide advice and financial assistance to single people. Nevertheless homelessness continues to be a problem in Spelthorne with acceptances totalling 50 - 60 per year, and there is evidence that the numbers will increase with the new vulnerability categories introduced by the Homelessness Act.
The Best Value Review focussed particularly on the homeless service and found it to be lacking in several aspects especially with regard to homeless people in non-priority need. Other problems highlighted were the relative poor performance on the statutory performance indicators and the management of the temporary accommodation. Of particular concern is the number of families and the length of time they spend in bed and breakfast. The consultation with those people accepted as homeless highlighted a number of issues.
The Council proposes to address the problems in the following ways:
Improve the housing support arrangements for those households in temporary accommodation
A review of the way Apex Housing implement the agreement with respect to rent arrears
Reduce the time taken to house homeless households to 1 year by increasing the number of affordable homes available and by reviewing the allocations to homeless applicants
Increasing the supply of temporary accommodation and looking at other options available such as the use of mobile homes, with a view to reduce the time families spend in bed and breakfast to 10 weeks by the end of 2002/03, and 6 weeks by the end of 2003/04
Monitor the quality of the bed and breakfast accommodation used with a view to improving customer satisfaction ratings
Improving Housing Options
The Council will be reviewing its Allocation Scheme in the light of the Homelessness Act 2002, and looking for further ways to improve choice for applicants. This will include reviewing the success and best practice of other authorities that have piloted or implemented choice based letting schemes, prior to changing our own scheme.
The statutory requirement to carry out a review of homelessness in the area and then publish a Homelessness Strategy is welcomed by the Council as an ideal opportunity to build on the work already undertaken. We believe that we are well placed to make a success of the process because of our existing strong partnership arrangements such as with Spelthorne Rentstart, and would hope to draw in other agencies such as social services, health agencies, housing associations and probation.
Supporting key workers
There is already assistance for key workers (defined by the government as teachers, those working in the health services, and police officers) through the Government's Starter Home Initiative, which offers to subsidise the cost of housing to key workers in London and the South East via interest free loans.
Locally, the scheme has been administered by:
Thames Valley Housing Association - which has received an allocation to assist teachers and health workers across the County, including Spelthorne.
The Apex Group - which has been allocated funding to assist Police Officers throughout the County, including those in Spelthorne.
Airways Housing Society - which has been allocated £700,000 towards developing 38 homes at Ashford Hospital for health workers.
During the last year, the Council carried out research to determine the extent of the problem that local employers are facing in recruiting appropriate staff, and how such problems may be affected by local house prices. The Education Authority, local schools, Surrey Police, the local hospital trust and various other local employers were approached.
Spelthorne Borough Council also held a key worker housing workshop on 22nd March 2002, to discuss the findings and possible solutions. Representatives attended the seminar from Apex Housing, Airways Housing Society, Threshold Housing and Support, Metropolitan Home Ownership, an NHS representative, Rentstart and planning and housing officers of the Council.
There was no doubt that recruitment of key workers was a problem for employers. The local health sector, and to a lesser extent the police service were experiencing recruitment problems. The survey found that recruitment and retention poses a very significant problem for schools, with 38% of local schools reporting serious recruitment problems.
The research found many local schools struggled to meet the national curriculum due to recruitment problems. To cope, schools had no choice but to rely on supply teachers, or lowered the academic experience / quality of staff to fill a post. Figure 5 below illustrates the problem more clearly.
Fig 5.
Future action
After discussion around the seminar and debating the issues with members the Council has agreed the following:
facilitate a local key worker housing forum of all interested organisations to bring employers together to become stakeholders - to help them review and consider using their own assets to provide accommodation in partnership with other accommodation providers and consider the range of options. The forum would also be able to monitor the local situation and changing needs.
assist local state schools by developing, as part of a wider review of its allocation policy, a scheme to enable up to 10 units of rented accommodation per annum, to be nominated to teachers, working for schools in the Borough, who would otherwise be unable to obtain accommodation. (However, such an arrangement should not impinge on the ability of the Council to discharge its priority duty to homeless persons).
Black and ethnic minority housing needs in Spelthorne
As part of the Councils commitment towards ensuring an inclusive community, the Council commissioned primary research into the needs of black and ethnic minority groups as part of the Borough's Housing needs and stock condition survey (2001). The previous estimate on the size of the black and ethnic minority population in Spelthorne was 3.5%, but little knowledge on their needs existed.
The Council expanded the specification of the survey to include an analysis of BME needs and also increased the sample size of the Housing Needs and Stock Condition survey in the hope that a sufficient number of black and ethnic minority households would then be represented within the overall response rate. This worked with 278 black and ethnic minority households represented within the survey.
The Council now has statistical data on black and ethnic minority households covering incomes, housing conditions, special needs etc. This data will help inform the Supporting People team in planning support needs, and a context in which the Council can assess its other policies and priorities, especially housing.
The black and ethnic minority households in the sample indicate that Spelthorne has a black and ethnic minority population of 6.5% (almost double the size the Council previously estimated). Eight specific groups were identified, the largest groups were: Irish (21%), Indian (19.9%) and 'other' (also at 19.9%) and Bangladeshi (13.2%).
Black and ethnic minority respondents were asked about their current housing status. The survey found that:
57% are living in detached (37%) housing or semi-detached (19.3%) housing
The majority of respondents are living in 2 or 3 bedroom accommodation, 22% and 47% respectively.
16.4 % are living in 4-bed accommodation.
Less than 1% are living in bedsits or mobile homes.
Respondents were asked to indicate if any member of the household had a disability or long term limiting illness. 15% of the black and ethnic minority sample had a member of their household with a disability or long-term illness, lower than in the main DCA survey (15.6%). In the majority of cases only one person was affected, in 6 cases 2 members of the household had a disability or long-term illness. Respondents were asked to indicate if there were reasons which prevented them from moving. 29 respondents indicated that they wished to move but could not. A total of 42 responses were given, an average of 1.4 per respondent. Reasons for wishing to leave the Borough are given in Figure 6.
The majority of black and ethnic minority households who responded to the DCA survey are living in 2 and 3 bedroom accommodation, 22% and 47% respectively.
black and ethnic minority households appear to have access to a wide range of facilities
16% of black and ethnic minority households said their home was inadequate (as compared to 10% in the general population). Of those 65% said there housing was inadequate because it was too small (as compared to 81% of the general population).
There were only 2 cases where 5 people were living in 2 bedroom accommodation and 4 cases where 6 people were living in 3 bedroom accommodation indicating a low instance of over-crowding amongst black and ethnic minority households.
A lower proportion of black and ethnic minority households (36.7%) are on the lowest incomes, i.e. below £20,000, compared to all households (40.7%).
In giving reasons for wishing to leave the Borough, lack of affordable housing was indicated by 33.3% of black and ethnic minority households responding, a slightly higher level than the 28.9% in the main DCA survey.
Future action
Black and ethnic minority groups in Spelthorne are slightly higher paid, on average, than other households. However, black and ethnic minority households fared just slightly worse that general households (identifying lack of affordable housing as their number one reason for leaving the Borough) in housing terms, and slightly higher numbers of black and ethnic minority households felt their home was inadequate.
There seems no real justification to make special provision for black and ethnic minority groups within the allocation scheme as the council's own monitoring has identified that an average of 6.1% of past nominations has gone to black and ethnic minority groups.
The Council has reviewed the number of black and ethnic minority households registered with the Council, and this accurately reflects the size of the local black and ethnic minority population, and their relative needs within the Borough (7.2 % of applicants on the Spelthorne Housing Register are from black and ethnic minority households). However, it will be necessary to ensure the stock profile can meet the family requirements of those black and ethnic minority households on the register, and to ensure that those in need are registered with the Council, and to ensure continued access to translation services, as required, currently provided through an arrangement with the London Borough of Hounslow.
The Council has also reviewed the qualifications for registration and nomination to social housing in the area, but feels there are no directly discriminatory eligibility criteria for joining the register (for example there is no length of previous residency qualification) for those currently living in the Borough. However those working (but not living) in the Borough are not eligible for council nominations - unless they have previously lived in the Borough for at least 15 years. This may lead to discrimination, and this policy is being reviewed.
The Council will comply with level 1 of the equality standard for local government (which sets out a framework for tacking equality issues), adopt the Commission for Racial Equality's code of guidance for rented homes, and observe any guidance that should be issued from the Office of the Deputy Prime Minister in this area, as set out in the action plan.
Supporting People
'Supporting People' is a government initiative, which aims to place the funding and development of housing support services, on a more secure and co-ordinated level.
The Council is committed to meeting the needs of those least able to help themselves, and of monitoring the situation of different groups as they reach different stages of need. We are also looking to improve the services that we offer to ensure the needs of the community are met across the Borough, and that the focus of our work is directed at ensuring a place where service users, particularly those who are more difficult to engage (e.g. people that have dependency problems or complex needs) are respected and fully engaged within a safe inclusive environment.
The Council supports the main aims of the Supporting People initiative, which is to:
Focus on local need
Improve the range and quality of housing support services for vulnerable people
Integrate ''support'' with wider local strategies
Monitor and inspect quality and effectiveness
Introduce effective decision making and administration
Spelthorne Council is working closely with the County Council ( the Supporting People Administering Authority) helping to put in place the new arrangements to deliver the programme as from the 1st April 3003. To help co-ordinate the Supporting People initiative, the Council facilitates the Spelthorne Supporting People Forum, which brings together providers, the Council and the Supporting People team at a local level to discuss needs, share information and promote best practice. It is the Councils aim that this forum should become key to considering future needs in the Borough and will ensure the forum works closely with other community planning forums. Some of the prominent issues are listed below.
Developing older persons services
The needs of the elderly look set to grow, but the Councils emphasis will be to promote independence where possible, through improving the housing people are living in, and this is mentioned in more detail in the next chapter. However, the authority also needs to work with other agencies to ensure provision for those people who are unable remain in their own home.
Apex provides 175 units of sheltered accommodation with on-site warden and 18 units where there is only a visiting warden to assist those who wish to live in a more supportive environment. There are also 69 units of extra care and a further 402 properties with an alarm served by two peripetic wardens.
Apex has now carried out a review of its sheltered housing stock, and made plans to meet the requirements of Supporting People, and to improve homes that currently fail to meet older people's accommodation expectations. The Council recently grant-funded the extension of one of these schemes to increase provision and two schemes have been targeted for conversion and adaptation.
Apex are party to the discussion with the Ashford and St Peters Trusts and Social Services (referred to under supporting the Primary Care Trust, and the Health Improvement Plan). There is likely to be a developing need for extra care or very sheltered housing, which the Council will be reviewing this issue with its partners, both directly and through the Spelthorne Supporting People Housing Forum.
Future action
The Council has already obtained provisional Housing Corporation support for social housing grant funding for physical works to improve sheltered services in the Borough. The Council will also be working towards developing a co-ordinated strategy for meeting older peoples needs, at a corporate level.
Physical Disability
The Council will be working closely with the Supporting People team, Social Services and Health and other providers to ensure sufficient homes are able to meet the needs of those with physical disabilities. There is already a number of wheelchair units in the general stock, and six wheelchair units in the sheltered stock.
The Council will be reviewing all new social housing developments in the Borough to ensure that all new schemes consider the need for wheel-chair accessible homes, whilst also promoting lifetime homes where possible. Other aspects of physical disability, and how the Council is working to improve people's homes, are mentioned further in the next chapter.
Future action
The Council has recently entered into a strategic partnership with Ability Housing Association (who are based in Staines) to manage homes and to help identify solutions for users living in unsuitable housing. This will also complement the work of the Home Improvement Agency, which works to provide advice and access to services that can enable people to have their homes adapted to enable them to remain in the community. The Council will continue working with providers to identify solutions for future needs and ensuring effective use of disabled facilities grants (DFGs).
Learning disabilities
The National Care Framework for mental health sets out the need to promote independence. This identifies the need for safe, sound and supportive services. Spelthorne has eight shared group homes and 28 self-contained one-bed units for people with learning disabilities. The majority of provision is in the Ashford area. There is also a service offering outreach support to people with learning disabilities in the community.
Future Action
There is a requirement for a high support scheme for another seven people, and this need will be considered at a County and Local level. A joint (Housing and Social Services) referral panel arrangements already exist for mental health and learning disability clients, which will assist with reviewing needs on an ongoing basis.
Mental Health
There are currently three shared housing schemes and 22 self-contained flats for people with mental health needs in Spelthorne. In addition, 1.5 full-time equivalent staff are employed to offer outreach support to people in the Borough with mental health needs.
Future action
There is a further need for the development of eight self-contained cluster flats with low levels of support to meet the need of those presenting to Council with significant mental health and housing needs.
Young people and rough sleepers.
Most young people are able to live independently at home with family, or find a home in a planned way. Others need support to make the transition to independence. Protocols are being developed between social services and housing to develop a seamless service for those aged 16 and 17 who present as homeless and are vulnerable, to help achieve this.
There is currently no specific provision for those aged 16 -17, but they are eligible to access the supported accommodation in the Borough that is provided by Surrey Community Development Trust.
There is a need to review provision for this group, and develop a move-on strategy (in conjunction with the Housing Advice Centre and Supporting People, and the voluntary sector) to ensure existing and new schemes do not silt-up, e.g. through young people being unable to move on to independence when they are ready.
The Teenage Pregnancy Unit (DTLR) has identified teenage pregnancy as a priority need and have stated that by 2003, all single parents unable to live safely at home should be provided with appropriate supported accommodation. Currently, there is no specific support for this group in Spelthorne.
The Council works with Rentstart who advise the Council on the numbers of people who may sleep rough (rough sleepers) on any night. They estimate the incidence of Rough Sleeping to be very low (29 people stated they had slept rough throughout 2001/02) but this issue will be reviewed as part of developing the homeless strategy.
Future action
Housing support for vulnerable single people placed in B&B is being considered with funding under Supported People arrangements. The Council will also be reviewing its move on strategy for more vulnerable groups.
The Council aims to put in place a floating support service for teenage parents placed in temporary accommodation, and a suitable provider is being sought. The best approach for this group will also be considered with key players locally and will be further discussed at the Local Supporting People Forum Graphical Version l
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