After the Labour Lies in Brighton, Here is the Truth About the West Ken Estate and Our Housing Plans

7/30/2019 After the Labour Lies in Brighton, Here is the Truth About the West Ken Estate and Our Housing Plans

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family home should be a house with a garden

After the Labour lies in Brighton, here is the truth about the West Kenestate and our housing plans.

Cllr Stephen Greenhalgh, the leader ofHammersmith an dFulham Council, was continually denou nced and misquoted at

this week's Labour Conference in Brigh ton. Here he sets out the

facts.

Here are the facts on H&F Council's housing record and policies:

Our aim, stated in our Local Development Framework, is to build at

least 6,500 new homes by 2021 (+31% above current London Plan

target). 50% to be affordable with no reduction in the amount of social rented housing (by

hab room).

Affordable housing: We have built 1,667 affordable homes in our first term compared to

888 under the previous Labour administration (nearly double). Source: HSSA return to

DCLG and anticipated completions for 2009/10.

New build affordable housing 2006-10: 1,667 total - 797 new intermediate homes vs 150

under Labour built & 877 social rent vs 738 under Labour. Source: HSSA return to DCLGand anticipated completions for 2009/10

Disposals: Out of 13,000 council homes of which 3,025 are street dwellings we have

disposed of 17 street properties under our limited disposals policy.

Homelessness prevention: Acceptances at record low of 250 in 2007/08 (further reduced to

116 April - Dec 08) with 500 homelessness prevention cases successfully completed.

Temporary accommodation: Ahead of 910 DCLG target by April 2010. Just

under 1000 (991) people in temporary accommodation from a 2005 baseline under Labour

of 1820.

Use of B&B: No families or 16/17 year olds for the past 18 months in B&B.

Social housing allocations: Lone parents incentivised into work (10 have so far secured

employment).

Empty properties: 350 empty properties brought into use (50 for social housing). Best

performance in West London.

Housing management: 71% of tenants satisfied with the overall services provided by the

council's ALMO H&F HOMES in 2009 (an increase of 6% from 2006/7).

Housing advice: Selected by DCLG as 1 of 11 Enhanced Housing Opt ions trailblazers to

modernize Housing Advice Services and based at 145 King Street.

On estates redevelopment: We need to spend 1 billion over the next 30 years just to

keep existing council housing in reasonable repair. We will build before we knock down.

We will consider redevelopment ONLY if we can offer our tenants and leaseholders better

housing in any new development and we have issued them with a cast-iron guarantee

that they can stay in the local area in an affordable home of their choice. Southwark

Council are decanting and demolishing 6,500 homes now. Hackney Council are about to

demolish 1,840 homes in Woodberry Down to build over 3000 new home. Newham

Council are demolishing 1,700 mainly public sector housing units in Canning Town with

reduction from 67% to 50% social housing and Greenwich Council are demolishing 1906 on

the Ferrier/Kidbrooke Estate to build 4000 new homes.

Our so-called "radical demolition policy" currently extends to 80 homes in Watermeadow

Court where we have been able to rehouse tenants in the new Imperial Wharfdevelopment. Over the last 10 years under Labour 400 units of social rented housing were

demolished and replaced with social rented, shared ownership and market housing (on

Townmead, Maystar and Gibbs Green estates).

Social housing reform: On the Localis pamphlet that I co-authored with John Moss we

should remember that the national debate on social housing reform was initiated by

Caroline Flint and there is a consensus amongst housing professionals that the system

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2/12



needs to be improved.

THE WEST KENSINGTON ESTATE.

The estate was built by a Labour Council in the early 70s . They acquired land from British Rail.

The builders were Taylor Woodrow who did such an appalling job that the council went into

dispute in the

High Court. Within a couple of years more was spent on estate refurbishment to put things right

than on the original cost of construction! It is in a pretty shabby state today.

Development will go ahead right next to West Ken estates (TfL depot plus Earls Court).

This means the estate will be next to a building site for next 10-15 years.

The Council must explore what opportunities there are to benefit the residents of the West

Kensington estate. Residents must not miss out on the opportunities that might result from such

a significant regeneration on their doorstep. I recognise that we must work closely with local

residents to ensure that they and their families get the best deal possible from any regeneration

that takes place.

We are considering redevelopment in order to offer our tenants and leaseholders better housing

in any new development. We will build before we knock down and have issued a cast iron

guarantee that they will all be rehoused locally. Our policy is no reduction in the amount of social

housing and we have built nearly 900 new social rented homes in our first term.

We want to enhance the exhibition and conference facilities (international convention centre).

We want to make sure that density levels are acceptable.

The gerrymandering accusations and Porter slurs are downright lies.

THE FULL STORY

Our housing and regeneration aspirations are borough wide but focused

on providing a ladder of housing opportunity and improving the worst

performing and poor quality neighbourhoods to the benefit of existing and

future local residents.

In a borough with t he 4th highest house prices in the country there is

currently little prospect of those living in either social or private rented

accommodation to progress into homeownership. Little more that 1-2% of

the housing stock (1,200 units out of an estimated 80K dwellings) in

Hammersmith & Fulham is low cost homeownership housing whilst 33% of the stock is social

rented. Where are the opportunities for those low to middle income households wanting to stay

in the borough to progress and own? The ladder of housing opportunity is currently missing

most of the middle rungs in Hammersmith & Fulham.

This is why the borough has moved in recent years to encouraging the development of low cost

home ownership housing (including rent to buy) available to those on low to middle incomes

(19K to 60K) boosting t he development of such housing from 150 units in the 4 y ears before

April 2006 to an estimated 772 completions by the end of April 2010.

Hammersmith & Fulhams Housing Strategy is based on empowering

individuals and families to help themselves and take up the opportunities

that are and will be developed. One key corporate and housing related

aspiration is based on improving employment levels particularly in t he

worst performing neighbourhoods which are all our Council estates

(including: Charecroft Estate, Edward Woods Estate, Clem Att lee Estate,

Fulham Court / Lancaster Court, White City Estate, Wormholt Estate).

It is about helping families and individuals meet their aspirations to be

homeowners which over 70% of our Council tenants have said they want

to be (STATUS survey 2007).

These are ambitious plans that in some aspect are still in development as they do not fit neatly

with the fixed housing policy and tenure thinking of many housing professionals and politicians.

Although equally more and more (such as NHH G, Places for People and indeed the Chartered

Institute of Housing) are thinking outside the box in identifying the need for flexible tenure offers

and in linking housing offers with work offers (bringing opportunity back into the social housing

offer rather than perpetuating the race to the bottom as Sir Robin Wales Mayor of Newham

would put it).

It is about meeting housing needs better (tackling overcrowding) and increasing opportunities so

there is increased mobility in and out of the large stock of social housing there is in the borough.

At the moment however many of our social tenants are stuck and cannot move even if they wantto. This is also a problem for those who at this moment need social housing as social housing

units are not being freed up as in the past they were particularly as people made the move into

home ownership.

Additionally, the reality is that no Council, regional authority or Government now works on the

basis that we can build their way out of housing need by developing (a lot) more social rented

The last comments for

At last - chance to be asocial worker without asocial work degree

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They've already started withthe lawyers.

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itdoesntaddup 106p

I never wanted to do this inthe first place!I... I wanted to be... A SOCIALWORKER!

Leaping...

Council byelection results

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3/12



homes. This is unrealistic and in a borough such as Hammersmith & Fulham with a high

percentage of social rented homes merely adds and compounds problems in areas of

concentrated deprivation (see Hills report and quotes below).

The Government for sometime has been directly promoting through its homelessness initiatives

prevention and use of the private rented sector as one solution to meeting housing need. In this

respect if Hammersmith & Fulham Council is so disconnected from Government directed housing

policy why are we an Enhanced Housing Options trail blazer, why do we have an excellent

reputation and track record for tackling and preventing homelessness and why are the

Government so interested in our range of initiatives to assist those in housing need into a range

of accommodation options including those available in the private rented sector?

Also our housing policies cannot be looked at in isolation. The council also has duties upon it to

place make. There are clear requirements set out in national housing and planning policies to

develop mixed, sustainable and complimentary new development (a mix of market, low cost and

social rented housing), to improve poor performing neighbourhoods and to deliver mixed and

sustainable communities. However all too often the chase for affordable housing targets has

neglected the impact of development on neighbourhoods. In White City for instance before the

White City Collaborative Care Centre application was approved, of the 207 units built ov er the last

5-10 years 149 were social rent and there was no market housing built. Why no market housing in

a ward where over 45% of the stock is social rented already with some neighbourhoods in that

ward having levels of social rented housing of more than 70%. Why not more of an emphasis on

the development of low cost homeownership housing when there is only just under 2% of this

type in the ward. Where do low to middle income households move if they want to buy?

Our regeneration plans are about offering local residents better homes and better

neighbourhoods to live in. It is not about displacing local residents from where they want t o live.

It is about improving neighbourhoods which despite millions of pounds being spent on them are

still some of the most deprived in the country

with generally lower levels of satisfaction with neighbourhoods and services.

For too long Council tenants and those living on our Council estates have been offered second

best with quick and short term fixes which have not dealt with some of the fundamental issues

about the poor physical environment and lower levels of satisfaction with neighbourhood found

on our estates.

We want to address these fundamental, engrained and cont inuing issues (which have not been

dealt with) and give back opportunity to local residents through our development of a Decent

Neighbourhood Standard which includes a social regeneration programme aimed at increasing

employment and other social and health outcomes and development of a broader range of

housing offers which includes social rent and low

cost home ownership housing.

There is also the plain fact that the Council must plan for the future in terms of maintaining and

improving its stock. The public purse is reducing however there is a need to maintain stock into

the future. The Council owns over 13K Council properties that it is going to have to maintain and

improve over the next 20-30 years. Many of our Council blocks do not have lifts (of 508 medium

rise mansion or deck access blocks only 85 (17%) have lift access), are not as accessible as they

should be and are energy inefficient. The total cost of improvements and anticipated responsive

repairs to the existing stock is 1.2bn over 30 years with a contingency of 5% for unanticipated

works. This does not take account of VAT or fees and it is at current prices so has not been

adjusted for inflation. There is also only relatively small amount factored in for general estate

improvements (1/2m to fund minor estate improvements).

It does not include a number of major items such as installation of lifts which is sorely needed I

would suggest in a number of our walk up blocks. How can the Council afford to maintain and do

all the work that is required without looking at its asset base and determining how it will fund

these works if Government resources are not as available as they have been?

This is not withstanding t he considerable debt that t he Council is already carrying of over 300m

arising in large part from the decent homes programme.

We want to provide a better mix of housing including a higher proportion of family housing and

housing that is accessible, energy efficient and safe. Most of the affordable housing developed on

sites with a capacity of 10 or more should be some form of intermediate housing or social rented

housing where there is a greater opportunity to own a stake in that housing.

There are a number of context points against which developments will be assessed satisfactory

overall affordability of housing to suit a range of household incomes, social tenants being offered

some stake in their housing (equity stake or saving incentive plan) and high quality housing being

offered across the tenures.

Our aim then is to promote and secure a mix of affordable homes including both low cost homeownership and rented as well as market housing. Our aim is also to provide a mix of housing

types and sizes all designed to lifetime homes standards with 10% wheelchair accessible.

Along with new development the borough is committed to work t o release existing social rented

housing through t enant incentive schemes and first time buyer initiatives.

I will reiterate a commitment I have made many times which is that there will be no reduction in

5 hours ago



Ialbion 82p

I thought this was all in thepast but it is rearing its uglyhead again. If it has any thingto do with...

6 hours ago


Putting bobbies beforebuildings

RaguDenso 94p

How many London mayoraldeputies and other assistantsare there, I have lost count.Does anyone know...

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Sandy_Jamieson 94p

You only have to read the

Telegraph on Sunday to seewhat a petty mindedmendacious group socialworkers...

8 hours ago



MercuriusLanc 72p

Radstock in my experience(1970s) always was a bitLeftish, but not so hung up onPC as this. Has the...

8 hours ago

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4/12



council rented housing. Improvements will be delivered with the minimum of disruption.

Commitments will be made in relation to local rehousing. Leaseholder and freeholder

investments will be protected.

National Context the debate on the future of social housing and the need to rethink public

housing policy.

The former Labour Housing Minister Chris Leslie has said: "I think it is absolutely right to start

asking the question can we help people throughout the most difficult parts of their lives rather

than just seeing a council house as a house for perpetuity." (Address to Fabian Society February

2008.)

The speech by the t hen Housing and Planning Minister Caroline Flint essentially kicked off thedebate as to t he future role of social housing she said: Because I do t hink that we need this

national debate about the role of social housing in the twenty first century . There is: "a

worsening picture of increasing levels of worklessness among social tenants - and it's just not

good enough. Today, more than half of all households in the social sector have no working aged

adults employed. This has been called a 'collapse' in employment rates among social tenants.

And it's a major contributor t o inter-generational poverty - with some children growing up

without ever seeing an adult get up and off to work in the morning.

"Originally, council housing brought together people from different social backgrounds and

professions but this has declined. We need to think radically and start a national debate about

how we can reverse this trend, to build strong, diverse estates."

She added: "Many social tenants have a real appetite for change and self-improvement. Most say

they'd like to own their own home. And if we don't work together to unlock their potential, then

we are failing to live up to our responsibilities."

She also said in the same speech that there should be a realistic and in depth conversation

about housing opt ions. She was essentially flagging that social renting was not the only option or

indeed the right one as there were other options in the private rented and low cost home

ownership sector.

Sir Robin Wales, the Mayor of Newham says: Many council estates have become what they were

fighting in the first place social ghettos.

There is a growing consensus across the housing profession, academicand political spectrum that

the current social housing model is broken and needs to be fixed.

The Hills Review (Nov 2007) - influential in setting the agenda for creating mixed economic

communities. Recommends that landlords should take steps to diversify their stock by

developing sites within council estates for other purposes and seeking to obtain social housing

away from these estates. This is part of LBHFs regeneration strategy. It also recommends that

councils should integrate employment and housing advice, on the basis that success in the

former can reduce demand for the latter. This is being developed by LBHF.

Quotes from Hills:

If ensuring that social tenants can live in mixed-income areas is a key pot ential

advantage of social housing, we do not seem to be achieving it.new building of

social housing is still disproportionately in the most deprived neighbourhoods.

These areas are far more likely to suffer from problems than others, and for tenants

to report neighbourhood problems.

In the areas originally built as flatted council estates: more than a fifth of social

tenants report the presence of drug users or dealers as a serious problem; nearly a

fifth the general level of crime, fear of being burgled, vandalism and litter; and 18 percent that they feel unsafe alone even at home or outside in daylight. One in seven

social tenants in these areas says they are very dissatisfied with their

neighbourhood.

The combination of much social housing having been built in the 1950s and 1960s

as estates (originally containing families with a mix of incomes) and the increasingly

needs-based access to the sector since the 1980s has exacerbated polarisation on

the ground, rather than countering the effects of market forces.

Promoting and sustaining mixed-income communities may help reduce negative

neighbourhood effects and improve labour market integration.

A Housing Corporation report: The public value of social housing. (March 2008) indicates a

relationship between being in social housing tenure and social and economic disadvantage

amongst some age groups, and suggests that more should be done to tackle financial and social

exclusion on estates. It supports our Hammersmith and Fulham approach to increasing

employment opportunity as part of the regeneration programme.

The Housing Corporations fifth residents' panel survey looked at the experiences and

expectations of social housing, and the effects on tenants' lives and employment chances. The

largest proportion (44 percent) stated that they had always thought they would own their own


5/12



property, and 31 percent agreed that tenure mixing would improve things for social housing

tenants.

Planning policy: PPS3 provides an enabling framework for local planning authorities, working with

their stakeholders, including developers, to deliver both the right quant ity of housing to address

need and demand in their areas, and the right quality and mix of housing for their communities.

White Paper, Strong and Prosperous Communities (October 2006) stresses the importance of

councils as place shapers giving leadership to social and economic regeneration through Local

Strategic Partnerships.

The most recent analysis by the Fabian Society in their Policy Report 62 In the Mix identified the

following: .concentrated public housing is not just a symptom of poverty and disadvantagebut also a cause.

Page ix: By the age of 30, public housing tenants born in 1970 are twice as likely as the

population as a whole to suffer from mental health problems, 11 times more likely to be not in

employment education or

training and nine times more likely to live in a workless household.

Page ix: As many middle class homeowners, first time buyers, and people living in cities know,

housing policy has failed across many social groups. And this is being made worse by t he

recession.

The Chartered Institute of Housing in their 2008 response to the Communities and Local

Government Housing Reform Progarmme advocated:

A move towards flexible tenure and tenure reviews. CIH identified that they would

welcome a move to a system of housing tenure and management offering more choice,

and that is capable of responding to changing circumstances and aspirations. Effectively

they were advocating a move

away from security of tenure to developing housing pathways which met and recognised a

households changing needs, requirements and demands. the CIH suggest the tenure

review could lead to a number of things happening (roll over of existing tenancy, advice on

private rent options being given, home ownership options being taken up). The CIH

recognised that existing social tenants would retain any security of tenure that they had.

Joined up approach to mobility. CIH would like to see the opportunity for tenants to have

a greater choice of providers and a stronger ability to mov e for jobs or social needs.

Improving access. CIH believes work is needed to look at how to improve choice of private

rental accommodation for tenants, especially those in receipt of housing benefit.

The Housing Futures Network was established in 2008 to examine the future of social housing in

the UK. Its members are five of the largest housing providers in the count ry; Affinity Sut ton,

Gentoo, L&Q, Places for People and Riverside Housing Group. In 2009 the Network published

Homes for Tomorrow proposing a number of housing reforms including:

A new housing access system that would establish the optimal tenure mix, according to

local market conditions and lettings would be made to maintain the desired mix, subject

to regular reviews.

There needed to be revision of statutory obligations to homeless households, which can

sometimes create perverse incentives for applicants to make and/or present themselves

as homeless or

vulnerable.

Greater rent flexibility is essential to an effective housing association social and economic

contribution going forward. Their view was that subsidised affordable rents should be

based on the local market rent and should reflect the size and quality of home.

Although they advocated that permanent tenancies should continue they believed that

this should not necessarily confer permanent significantly subsidised rents. They did

however advocate the

development of a flexible tenure product which recreates the bridge through from the

social product to the market product. The product would allow purchase on a staged or

full basis, and move t o renting subject to circumstances. The equity funding would be

repaid from sales receipt when the market picks up.

Housing Benefit needed major reform. A portable housing allowance they believed would

help people to make their own choices about appropriate housing for them.

The Tenancy Services Authority has also begun to consult on nat ional standards (June 2009).

They have identified:

The preference identified by the TSA is to provide as a secure a form of tenancy as

possible. However the TSA have identified that there may be circumstances where less

secure forms of tenancies may be justifiable in for instance areas where demand for

homes significantly outstrips supply, and the use of other tenure opt ions may be more

appropriate to meeting housing need and creating mixed-income communities.

In terms of allocation also the TSA propose a landlord standard. The key priority here

identified is to ensure Landlords should let their homes in a fair and clear way responding


6/12



to housing needs and aspirations, maximises choice and geographic mobility and also

contribute to creating mixed and sustainable communities.

TSA Report - growing up in Social Housing in Britain (June 2009) - a profile of four generations

from 1946 to the present day. (TSA, June 2009).

Study examined socio-economic circumstances of those living in social housing compared

to others (cohorts - born in1948, 1985, 1970, 2000).

For current generation, socio-economic gap between children in social housing and other

tenures wider than for any previous generation - attributed to the fact that social housing

has become "safety net" provision over t he years.

Those living in social housing as children worse off as adults in terms of education, health,

wellbeing and employment than t heir peers.

For those born 1958 - 1970, living in social housing associated with worse adult outcomes

compared to peers regardless of t heir family background ( level of education/work/housing

conditions, etc) of parents. Worse for those born 1970 than 1958).

Women fare worse in these cohorts.

Report recommends that: (1) there needs to be a joined-up social policy response to

address this relative disadvantage (childcare and educational reforms) and that housing

policy cannot crack it alone, but (2) that housing policy changes could help redress some

of these disadvantages by (e.g.) increasing the social mix within social housing alongside

portraying it as a more desirable form of tenure (e.g. on a par with home-ownership) than

currently to ensure mixed take-up.

Rethinking social housing 2008 The Smith Institut e/Housing Corporation/Grainger

Trust PLC

In answer to t he question is social housing policy working the paper concluded: Overall

the view appears to be t hat the basics of the current approach are fundamentally flawed.

This is because they are based on a welfare approach to housing which may have been

appropriate in the 1950s and 1960s, but is now out moded. The paper went on to identify:

The unreformed social housing system, arguably, is sustaining rather than reducing

welfare dependency, housing poverty, asset inequality and inherited deprivation.

Recommended actions included: the dismantling of social housing estates (A statutory

obligation, and national strategy, to break up existing concentrations of deprivation in

every local authority in t he UK, beginning with estates dominated by social housing), A

whole neighbourhood approach to mixing tenure (No more development of single

tenure social housing schemes. A new tenure fluid neighbourhood approach would be

preferable to having individual properties fossilised by t enure at the out set), an end to

assured and secured tenancies to create a wider single rented tenancy which does not

necessarily assume a tenancy for life.

Sustainable Communities - LGA Labour Group submission to t he National Policy

Forum

Two seminars took place in December 2007 and January 2008 at which 140 councillors attended

from 75 different local authorities. Hazel Blears MP, Pat McFadden MP, Liam Byrne MP, Meg

Hillier MP and Beverley Hughes MP also took part in the seminars.

There were a range of recommendation arising from the seminar including recommendations

made in respect to Promoting mixed and sustainable communities:

We need to push the argument for mixed communities, and the approach should be to

scatter new social housing around an area, not concentrate it in zones - It was widely felt

that diversity of tenure in areas was a good thing.A number of participants in our Wolverhampton seminar gave examples in their areas

where high density was imposed on areas of highest need and higher social deprivation.

So the challenge remains in delivering the aspiration of diversity of housing in areas where

there is already a domination of social housing.

Facts and Figures about Hammersmith & Fulham

Deprivation and House Price:

According to the Index of Multiple Deprivation (IMD) 2007, Hammersmith & Fulham is

within the top 40 most deprived in England (ranked 38th from 354 local authorities and

13th out of the 33 London boroughs).

70% of the councils housing stock is now located on housing estates. 22.5%of councilrented dwellings are based within 66 high rise blocks and a further 60% are within 1,213

medium rise blocks.

The average 2 bed rent in the borough is 360 per week according to April 2009 Hometrack

information.

The average house price recorded by the Land Registry in the borough in April 2009 was

424,543. Although house prices have fallen in recent times the average house price in


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April 2004 was 335,295. This means that house prices over the last 5 years have increased

by 27%.

The average income in the borough (estimated from local data in 2008) identified the

average income as 41,662 and average savings at 6,267.

This provides a income to house price ratio of 10:1.

However barely 1-2% of the stock in the borough is low cost homeownership housing.

Housing Stock and New build

It is estimated that social rented housing has increased its stock by nearly 7% since 1981 with an

estimated 33%-34% of housing in the borough being social rented (Inner London 33%, London is

around 25% and England 19.3%), owner occupation is around 44% (London 57%, England 69%).

The issues in relation to developing more mixed and balanced communities is that social rented

housing is also becoming increasingly concentrated in larger social rented estates that present a

range of challenges both for t hose who live on those estates (crime and ASB, higher levels of

employment, poorer health, lower levels of satisfaction) and for those providing services to those

estates.

The five neighbourhoods with the highest levels of unemployment continue to be t hose with

large council estates in them. Shared ownership or low cost housing of any kind makes up little

more than 1-2% of the stock in the borough. Where are the housing offers for those on low to

middle incomes?

In the first four years of this Administration 1,625 units of affordable housing (gross) have or will

be built compared to 872 in the previous four years. (Source HSSA returns to the DCLG and

projected completions for 2009/10) 711 are or will be social rented housing (gross) compared to a

build of 680 prior to this Administration on the returns submitted to the DCLG.

Anticipated completions for 2010/11 is uncertain given the recession. 351 units are anticipated

with 157 (45%) of these units anticipated as being affordable. No social rented is planned

however there are a number of developments that may come forward (e.g. social rent units at

the Lots Road site where there is planning permission for 184 social rent units or on some RSL

acquired sites where there have been no detailed discussions in relation to t enure mix (e.g. the

old VW Garage site acquired by NHHG).

Planning Committee recommends approval with the actual decision being given when the

Section 106 agreement is signed. In terms of planning decisions that have taken place since April

2006 (which in large part will be approvals undertaken under this Administration). Development

of 2,483 units have been approved so far. 1099 or 44% of approvals have been for affordable

housing with 397 (36%) units being social rented and 702 (64%) being either low cost home

ownership or intermediate rented accommodation. These are all gross figures.

If Planning Committee recommendations are reviewed using planning application records, since

May 2006 a total of 184 social rent and 541 intermediate have been recommended for approval

giving a total of 725.

The most recently published completions information (GLA London Annual Monitoring Report

Feb 2009) is for 2007/08. This information showed the following:

38% of completions in London in that y ear were affordable (net of demolitions and loss of

stock).

46% of net completions in H&F were affordable. Examples of other %s: Lewisham: 29%,

Westminster: 49%, Greenwich: 36%, Ealing: 29%, Southwark: 58%, Newham: 40%.

51% of the housing developed in London that was affordable was social rented. Lewisham:

29%, Westminster: 94%, Greenwich: 39%, Ealing: 70%, Southwark: 44%, Newham: 31.4%.

H&F Council has agreed its affordable housing targets with the Mayor of London. We have

agreed to enable the supply of 967 affordable homes from all forms of available supply over thenext 3 years (2008/09 2010/11). The target has been developed using an agreed government

methodology.

In relation to White City Collaborative Care Centre which is often mentioned;

46.2% social rented housing in the ward compared to 33-34% for the borough and 25% for

London.

The Centre site sits between 2 of the largest council estates in the borough. Is it logical to

build more social rented housing in an area where social rented housing predominates?

(White City Estate (2037 units) with 73.3% social rented housing and Wormholt Estate

46.4% social housing (some 800 homes).

The low cost home ownership in the borough is little more than 1.9% of the total stock.

This is also one of the few (but hopefully not the first) where there is an intention to

develop 3 bed family lost cost homeownership housing (seven units being developed).

White City is the 2nd most deprived area in the borough and Wormholt Estate is the 4thmost deprived area in the borough according to the Index of Multiple Deprivation 2007.

The low cost home ownership units being developed are affordable to households on a

broad range of incomes (average income of 39,750 pa (i.e. the midpoint 18,100 - 61, 400

income range as set by the GLA through an established formula).


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Disposals

At 15th July 2009 there have been 17 sales of street properties since 2006 under the Councils

limited disposal policy. There are 14 dwellings awaiting sale under the policy although 11 are

being held back until the Council is more confident about purchase of larger family units. There

have been sales of 10 hostel properties with these properties being sold as a result of a reducing

demand for such accommodation as the number of homelessness acceptances have reduced.

Sales of street dwellings under the limited disposal policy represent since 2006 .5% of street stock

and 0.04% of t otal stock. For every one social rent property we have sold since 2006 there has

been development of just over 45 new build social rent units to replace the one lost.

Homelessness

The Council has an exemplary record in tackling homelessness:

In 2008/09 the Council accepted 172 households as homeless (one of the lowest

acceptance rates in London). This is a significant decrease on the figure of 600 five years

ago.

As a result the number of households in temporary accommodation currently stands at

just over a 1000 and again this number has significantly declined over the last five years,

when the figure was

1,824. As a result the Council is on track to meet the DCLGs target of reducing the number

of homeless households in temporary accommodation to 915 by April 2010.

In 08/09 609 households homelessness was prevented, an increase of 554 on 07/08.

The vast majority of households accepted as homeless will be offered self contained

accommodation very quickly. The percentage of households housed in bed and breakfast

at any one time (in large part placed as emergencies) is less than 4% (April 2009).

The Council assisted in 2008/09 over 900 households into self contained accommodation

in the private rented sector. This is an activity supported and promoted by the

Government and DCLG and a key factor in Hammersmith and Fulham and other councils

across London being able to meet housing need.

Lettings and The Councils Housing Register

The housing register is not a good measure of unmet housing demand and merely indicates that

most Councils need a deeper understanding of what help people need not just with their housing

but with a range of social, economic and employment issues.

The number of social rent lettings available per annum is decreasing slowly over the years.

As a comparison in 2002/03 1.158 lettings were achieved and in 2008/09 973 lettings were

achieved. In large part however reducing lets from initial analysis can be attributed to a

slow down in relets indicating a slowing down in mobility in and out of stock. For instance

overall the reduction in lettings in the Council sector has reduced by 27% when 02/03 and08/09 figures are compared (although there is annual variation in lettings). This is against a

backdrop of declining RTB sales. This lack of mobility can be attributed to a number of

factors including over the same period significant increases in house prices (see above).

Anyone can register on the Councils housing register and this is t he same for virtually all

Councils in England. This can include people who are already adequately housed, people

who are not resident in the borough and people who can afford to buy.

The total number registered on t he housing register (including existing social rented

tenants looking to transfer) at April 2009 was 10,980. The number on the housing register

is increasing with the

number registered in April 2008 being 8,500. This is not dissimilar to other boroughs who

are also seeing increasing numbers of households register and homeownership options

become further out of reach particularly with tighter lending criteria being put in place.

However, to leave the analysis there does not present the whole story:

Of the 10,980 on the register 33% are in what is called Band D of the register. This band

indicates that they have not demonstrated housing need and the Council is not obliged to

consider their housing needs.

89% are in bands C & D with 10% being in the urgent priority bands and A and B.

The fact is that of the some 56% of households in Band C who have some reasonable

preference for housing little is known about many of these households other than what

was stated when the household originally applied to go onto the register.

Indeed when the Council undertook a refresh exercise on the register in 2008 there was a

reduction of over 10% of those registered who had either moved or were no longer in their

view requiring housing.

31% of those on the register have never even bid (at 10th June 2009), 44.3% have not bid in

the last 12 months and just under 52% of those on the register have not bid in the last 6

months.

14.5%-15% of households on the register at any one time are Council tenants looking to

transfer as they view their current accommodation to be unsuitable. This is around

11%-12% of all Council tenants housed. Over 35% of those looking to transfer are

overcrowded. Many need to move because the accommodation they live in is not suitable

in some way. Estate regeneration can help to address issues of unsuitability in terms of

creating larger family dwellings and accommodation that meets lifetime homes


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requirements in terms of accessibility.

Homeownership Register

There are just over 2,000 households on the Councils Homeownership Register. An

analysis of those who have brought at a new development in the borough has identified

that: 56% of those who had purchased had income of 30,000 pa or less 18% had incomes

of between 30,001 - 40,000 pa 25% had income of 40,001 - 60,000 pa

An analysis of recent schemes identified that 79% of all sales of shared ownership in the

borough went to households with some form of connection which given the market

conditions at the time of marketing most of these units is welcome although not want we

would want to see.

Some shared ownership schemes have achieved nearer to 90%-100% sale to residents or

those working in the borough. However one scheme (Larden Road, Factory Quarter)

achieved only 50% in relation to its first t ranche of sales. This was disappointing both for

the Council and the developing RSL and work is being done t o improve future sales and

lettings.

The Council also recognise that more needs to be done to assist those low income

households with deposits. The Council is therefore developing on its current tenant

incentives schemes to develop a

reward and purchase scheme and looking at opportunities to develop further its first time

buyer schemes.

Estate Regeneration

Estate regeneration has been a key component ov er the last 10-15 years in the borough of

producing better homes and better neighbourhoods for local residents. It is nothing unusual but

part of any Councils

responsibility to provide better homes and better neighbourhoods:

Over the last 10 years or so over 400 units of social rented housing has been demolished in the

borough and replaced with a mixture of social rented, shared ownership and a small element of

market housing. Additional benefits have also been achieved such as a new nursery and new

community facilities.

Major Estate Regenerations

The trend in many London local authorities is to consider the opportunities for major estate

regeneration and neighbourhood transformation which in large part is housing led through the

development of mixed tenure developments:

Woodberry Down, Hackney the vision is to develop a community of 10,000 people living

close to the Manor House transport interchange. They see Woodberry Down as a large,

inclusive, sustainable community which is based on both respect for cultural, social and

economic diversity and the recognition of common values, and where individuals

acknowledge their responsibilities to t he wider community and their commitment to the

maintenance of a safe and healthy neighbourhood. There are currently 1840 homes and

the aim is to deliver 3,000 new homes. This will be a mixed tenure scheme replacing social

rented housing and providing market and intermediate units.

Aylesbury Estate, Southwark a 2.5bn estate regeneration scheme that will provide a

4,200 dwelling mixed tenure scheme.

The Grahame Park Estate, Barnet the proposed major regeneration of the Grahame Park

Estate in Colindale, North West London. A partnership between Countryside properties,

Genesis Housing Group and Notting Hill Housing Trust, in conjunction with London

Borough of Barnet and local

residents. Grahame Park Estate, built in the 1970's as a key part of the London Borough of

Barnet's housing provision. It comprised of 1,777 homes with commercial premises and

community facilities. Early plans for Grahame Park involved the demolition of 1,317 homeswith 460 being retained and 2,940 new homes being built. It is proposed that this will

include 2,025 homes for sale and 915 affordable homes for rent and shared ownership

provided under design and build contracts.

Green Man Estate, Ealing - The project will involve t he phased demolition of the existing

estate and the provision of 346 affordable and 91 shared ownership, new build homes as

well as community

facilities and public spaces. An onsite energy centre will provide combined heat and power

for all homes and facilities, with 20% of the developments energy requirements to be

generated on site from renewable energy sources. An additional 309 homes will be built

for outright sale in a joint venture between REAL, Rydons regeneration arm, and

A2Dominion Enterprises.

Kidborke Regeneration (Ferrier Estate), Greenwich - Under the plans which represent

one of Europes largest housing regeneration schemes the existing sink estate will be

demolished and 4,000 homes will be built. It will also include shops, offices, a school, ahealth centre, sports facilities and more t han 50ha of open space. Demolition of the estate

has already begun, with t he first residents expected to move in next year. The council has

also given the go-ahead to the detailed proposal for phase one of the regeneration. This

includes 449 houses and apartments 220 for private sale and 229 affordable homes.

Major regeneration schemes underway in Lewisham include - Sundermead Estate (phased

demolition of the 177 existing homes and the reprovision of 211 high quality, mixed-


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conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brig hton-here-is- the-truth-about-the-west-ken-estate-and-our-housing-pla 10/12

tenure homes. The 77 leaseholders on the estate will be given the opportunity to purchase

their new homes through equity and shared ownership schemes). Silwood and Honor

Oak Estate and others proposed including Heathside and Lethbridge (The scheme

comprises 1200 mixed tenure homes and will combine with commercial and community

uses) and Milford Towers.

Ocean NDC Regeneration Area in Tower Hamlets the development brief identified the

following objectives include improving existing dwellings, improving t he external

environment, providing private amenity space where possible, improving safety and

security, meeting the needs of the less able bodied, integration of housing into the

surrounding area and providing modern facilities/services amenity. 1021 homes it was

planned would be refurbished, 543 demolished and 1337 homes provided (41% classed as

affordable and low cost home ownership).Newham - Canning Town and Custom House - The different tenures will be 'pepper

potted' throughout the development creating a truly mixed, sustainable community. The

dwellings will consist of medium and low rise apartments, maisonettes and houses, with a

strong emphasis on

family homes.

02 October 2009 in housing | Permalink

Comments

WIlliam Blakes Ghost said...

Cllr Stephen Greenhalgh, the leader of Hammersmith and Fulham Council, was continually

denounced and misquoted at this week's Labour Conference in Manchester.

I thought the Labour Conference was in Brighton (and the Conservative one in Manchester)?

Were they misrepresenting that too? ????

;o)

Reply02 October 2009 at 15:23

Conservative Home said in reply to WIlliam Blakes Ghost...

Well spotted. I have corrected headline.

Harry Phibbs

Reply02 October 20 09 at 15:47

Bob Seely said...

I am glad Stephen has put the facts out .

It is truly depressing how Labour seem bent on trying to destroy the credibility of H&F council. I

think it is jealousy on their part because the council is run so much better now than it was under

Labour. Streets are generally cleaner and local services look improved.


Sally Roberts said...

Thank you Stephen for setting out the facts of this issue which Labour have used to scaremonger

in the most shameful and despicable manner. It would seem that Andy Slaughter's team are so

desperate that they will resort to any smear tactic they can in order to try and stave off the evil

moment when he loses his job....


David Sergeant said...

This is a classic example of the sort of problem the party will face up to (and probably beyond)

the GE. Labour make cheap short lies. The truth is complicated. Not only do ordinary voters,

therefore, take on board the lies but not the truth, media commentators, even if they have

bothered to learn the truth, will persist with the lies at least quoting them as "claims" because
http://conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brighton-here-is-the-truth-about-the-west-ken-estate-and-our-housing-plan.html#comment-6a00d83451b31c69e20120a5b5baff970bhttp://void%200/http://profile.typepad.com/6p0115702a6cfc970bhttp://conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brighton-here-is-the-truth-about-the-west-ken-estate-and-our-housing-plan.html#comment-6a00d83451b31c69e20120a5b5b906970bhttp://void%200/http://conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brighton-here-is-the-truth-about-the-west-ken-estate-and-our-housing-plan.html#comment-6a00d83451b31c69e20120a60c2377970chttp://void%200/http://conservativehome.com/http://conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brighton-here-is-the-truth-about-the-west-ken-estate-and-our-housing-plan.html#comment-6a00d83451b31c69e20120a5b54c27970bhttp://void%200/http://conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brighton-here-is-the-truth-about-the-west-ken-estate-and-our-housing-plan.htmlhttp://conservativehome.blogs.com/localgovernment/housing/


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conservativehome.blogs.com/localgovernment/2009/10/after-the-labour-lies-in-brig hton-here-is- the-truth-about-the-west-ken-estate-and-our-housing-pla 11/12

they are looking for short simple issues. Stephen should be hugely congratulated not only for

setting out the facts but actually responding to the Labour lies, however, it is a demonstration of

the need to put complicated issues in short and simple terms for the messages to put over.


David Cann said...

This a full-blown assault by Stephen Greenhalgh's legendary heavy artillery. I like the way he uses

old quotations from Labour ministers to support his argument.

New Labour's sniveling smears prove he is gett ing it right.


John Moss said...

Classic Labour - you can't win an arguement on the truth, so lie!


MG said...

A great destruction of Labour lies and it shows how badly the Labour administration performed.

Every journalist should read it.

On a seperate but related note about housing in general. I have some worries about many

"mixed" developments (not all of them) and I appreciate it depends on a variety of factors. Mixed

developments are great in theory but it does seem that all too often mixed developments are

reduced to the lowest common denominator and gradually decent people move out . Perhaps

scale is the issue and that developments should be clusters of smaller developments of village

size. Yet builders want big, cheap simple developments.

It's just that I have lived in a large mixed development that won an award in the 80s but within 10

years was arguably close to being wrecked. It was beautiful when it was first done but night after

night from my council flat I watched the gradual wrecking process and slowly decent peoplemoved out . Whenever middle class/well meaning politicians or commentators (who often don't

live in such areas) talk about such developments I remember my own practical experience living

in one!

This was years ago but now I see the same process in recent developments. As I go about

leafletting or canvassing I not ice the slow process starting again. I say slow but 5 y ears is enough

for significant changes to have taken place and the "flight" of decent people to start. Too many

RSLs dump problem families and fail to manage them and maintain the properties. Other so

called "affordable" houses are bought up as buy-to-rents or houses can't be sold so are rented by

the owners. The process can become a spiral of decline.

I am thinking of an estate that was new very recently. The houses and gardens were fantastic,

mostly owned but with about 20% affordable. I half thought about buying there myself. I

remembered my experience and didn't buy there. Sure enough in the last 3 or 4 years its going

downhill. Crime is becoming some of the worst in the town. I could go on and I admit I don't have

all the answers and I am the first to say we must help people onto the ladder, but I cringe when

people talk in simplistic terms about mixed and affordable housing projects.


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After the Labour Lies in Brighton, Here is the Truth About the West Ken Estate and Our Housing Plans