Memorandum by the North West Regional
Housing Forum (HOM 24)
1. BACKGROUND
1.1 The North West Regional Housing Forum
is an inclusive and independent body, which represents strategic
housing organisations and a range of other stakeholders who have
a shared interest in influencing policy and maximising resources
to meet the housing and housing related needs of the Region.
1.2 Over the past year Members have highlighted
concerns regarding the increase in homeless applications, and
as such we welcome this timely inquiry and the opportunity to
respond on behalf of the Membership.
2. THE ISSUES
2.1 The Forum has received evidence from
a number of Members across the region, highlighting a range of
common issues that are outlined in the following paragraphs.
2.2 The overall level and the nature of
need for housing for homeless people—The evidence received
from Members shows that there have been dramatic increases in
the level of need; although in some areas the increase is now
showing signs of slowing. However there appears to be a perception
from outside of the region that the North West does not suffer
problems of homelessness with an over supply of void properties
which are in low demand. It is important to emphasise at an early
stage in this response that low demand properties should not be
classified as supply. Many are awaiting decisions around demolition,
and if we are to encourage sustainable lettings we should not
simply be offering homeless applicants low demand stock. There
are issues around the mis-match of supply and demand in the region,
and these are issues that organisations are attempting to address
through initiatives to deal with the inadequacy and obsolescence
of such stock.
2.3 There are varying reasons for the increase
in homeless applications, however there are some specific areas
of commonality across the responses received by the Forum. There
is evidence that the expansion of the homeless priority groups
in the Homeless Act 2002, particularly in relation to 16-17 year
olds has certainly had an impact in terms of increases in the
number of presentations. Most organisations providing evidence
to the Forum have stated that this client group has had a major
impact on the increased numbers, with the main reason being given
as parents no longer able/willing to accommodate young persons.
In reality there is a lack of accommodation available for 16-17
year olds, with many providers unwilling to provide tenancies
to under 18s. The result of this in areas such as Cumbria is that
several authorities have had to start using bed and breakfast
accommodation for the first time in many years to enable them
to meet their new responsibilities. Members have also expressed
concerns around tenancy support for both this client group and
other vulnerable households, support which is vital to enable
them to maintain tenancies in the future.
2.4 Other reasons given for the increase
in presentations include:
— Reduced supply of affordable (and
appropriate) housing (both for rent and to purchase) brought about
through: increased house prices; increases in Right to Buy sales;
demolitions in areas of low demand and reductions in void properties.
— Increased reliance on short term
tenancies.
— A growing number of households made
homeless through anti-social behaviour.
(With both of the last two points contributing
to increased waiting lists.)
2.5 The success of policies meeting the
needs of homeless households, in particular; families, single
people and those who are intentionally homeless—The successes
vary between organisations and depending on the client group.
There are examples where new initiatives have been restricted
through the lack of available funding, both for homelessness and
through the Supporting People Pot. Floating Support is quoted
as a success, but unfortunately in one organisation where this
has been successful, funding has been curtailed. There is a general
feeling that policies will not be sustainable unless there is
both an adequate supply of suitable accommodation, alongside available
funding to support tenancies.
2.6 The stock transfer process has had a
definite impact, with some authorities that have not retained
stock finding it increasingly difficult to discharge their statutory
duty whilst dependant on other organisations for the supply of
suitable accommodation. In light of this many believe that there
is a need for strengthen powers to negotiate with RSLs to ensure
that authorities are not left in a position where they are unable
to carry out their statutory duties towards homeless people.
2.7 Large scale improvement projects, including
the Housing Market Renewal Pathfinders, of which there are four
in the North West Region, are also increasing the pressure; with
large scale decant programmes resulting in competing demands from
high priority groups. These ambitious initiatives are being carried
out to ensure the long term market restructuring necessary to
address fundamental weaknesses in the region. However in the short
to medium term this will inevitably place increased pressure on
existing resources.
2.8 The adequacy of investment in housing
for homeless people and the quality of accommodation available
for them—The overwhelming view is that investment generally
in affordable housing has been insufficient, although there are
examples of good quality hostel accommodation in the region. There
needs to be an acceptance of the need for investment both into
affordable homes, and also for the support mechanisms that many
homeless households require.
2.9 The North West is a very diverse region,
and as well as the problems in the large urban areas, there is
a concern that in areas such as Cheshire, which is seen as the
nice leafy suburbs with no real housing problems, the pockets
of deprivation are masked, and therefore the funding even more
difficult to secure.
2.10 Liverpool City Council states that
the quality of available accommodation, both temporary and permanent,
for homeless people is poor. Attempts are being made to put some
investment into temporary accommodation, however this remains
inadequate. Particular difficulties are also highlighted in terms
of large family accommodation, with a lack of availability of
four and five bedroom properties.
2.11 A recent enquiry into affordability
in another part of the region, Trafford, has shown that investment
must come through the private sector, with a need for developers
to increase the proportion of new build properties that are classed
as "affordable".
2.12 The impact of the Right to Buy has
already been highlighted in this response, and the lack of investment
to replace lost stock has been a major contributing factor in
the reduction of suitable accommodation.
2.13 Supporting People is a major concern
in the region, and the problems around securing revenue funding
are putting future support schemes at risk. We have already had
the "headline" figures for funding through the Supporting
People pot over the next three years, and anxiously await the
more detailed break-down, however there is a big concern regarding
the impact of further cuts.
2.14 There has also been a lack of available
investment to adequately administer the increased levels of homeless
applicants. Therefore we can see examples of added pressures on
existing staff/teams to fulfil their statutory duty, and although
some resources where made available to assist in implementing
the act, there is a call for more mainstream resources.
2.15 Factors affecting the successful implementation
of the Homelessness Act 2002—The 16 and 17 year old category
has had a big impact on the implementation of the Act, and throughout
the responses that the Forum has received from Members this is
continually raised as an issue that must be addressed.
2.16 As outlined in 2.14, despite some level
of funding to assist with implementation, lack of mainstream funding
to support an adequate work-force to deal with homelessness is
an ongoing problem.
2.17 The location of provision for homeless
people relative to where they live—The location of provision
will differ across individual local authority areas, and as such
the Forum will not make a detailed response to this point. However
it should be noted that there are specific problems in providing
sustainable accommodation in rural areas where there may be limited
stock, and a lack of infrastructure to support the applicant(s).
More generally there are issues around expectations, particularly
in areas where there are high standards of furnished temporary
accommodation. Furthermore it would also be interesting to analyse
the impact that Choice Based Lettings has had on the location
of provision.
2.18 The balance of public investment in
housing for key workers and homeless people—Public investment
for key workers is not an initiative that Members in the North
West benefit from. Issues around general public investment are
covered in paragraphs 2.8-2.14 of this response.
2.19 Priority for the homeless within the
overall allocation of social housing—Policies differ throughout
the region, and therefore there would seem to be little benefit
in the Forum giving a detailed response to this point.
2.20 Whether the non-housing services provided
for homeless people are adequate and are coordinated with housing
provision—Forum Members have responded to this statement
with a recognition of the need for non-housing services to both
support homeless applicants, and also as an aid to preventing
homelessness. There is a definite need to improve co-ordination
between the agencies, and gaps are clearly identified. However
there are also examples of initiatives in place across the North
West region including:
— Tenancy Support Scheme at Wirral
MBC.
— Wulvern Housing working closely with
Connexions, Crewe Women's Aid and Cheshire County Council Domestic
Outreach Worker. However the support provided through Connexions
has recently been affected by funding cuts.
— Beacon status for tackling homelessness
at Trafford MBC has helped to engage more non-housing services
and raised the profile of homeless requirements. The authority
also works closely with the Domestic Violence Co-ordinator (Crime
and Disorder Partnership).
— Impact Housing Association has developed
a range of safe houses across Cumbria for women fleeing violence,
with support from the Home Office, Police Authority, Housing Corporation
and Supporting People.
— Oldham MBC has a number of initiatives
in place including Landlord Accreditation Scheme and Tenancy Relations
Officers in the Homelessness Team. These, and other initiatives,
have helped to established improved joint working and information
sharing.
2.21 Whether public agencies are effective
in preventing people becoming homeless—As highlighted in
paragraph 2.20 of this response, there is still a need for more
effective joint working across agencies, with an acceptance that
this is not just the responsibility of local housing authorities.
Members can show evidence of the success of increased joint working,
and are building on this with increased awareness amongst partners
and the introduction of policies and procedures aimed at prevention.
2.22 One further point that the Forum would
wish to emphasise with the inquiry is that the ability to adequately
house homeless applicants is not just about available empty properties,
which many may argue we have a supply of in the north. Homeless
households need to be carefully placed in areas where they will
receive support and will not be isolated from the wider community
and particularly those who can offer them support. We need to
make informed judgements about where we house vulnerable households,
to ensure that we are not actually adding to their problems by
providing them with unsuitable accommodation in unsuitable locations.
3. CONCLUSION
3.1 As expected in such as diverse region,
the problems differ across the region, however there are noticeable
areas of commonality. The specific problems around the priority
category for 16 to 17 year olds have come across as the area that
has had the biggest impact on the increase in homeless applicants.
In terms of available suitable accommodation, a substantial increase
in property values in the region has resulted in severe affordability
issues in many parts, which in turn has impacted on the homeless
situation. This along side massive increases in Right to Buy sales,
demolitions in low demand areas and reductions in numbers of void
properties have resulted in fewer affordable homes available either
for rent or to purchase.
3.2 The evidence received by the Forum to
feed into the inquiry has highlighted the growing problems around
homelessness in the North West Region. We welcome the opportunity
to highlight these problems, and to work with Government in the
future to find solutions to the issues raised. Statistical analysis
is not included in this response however can be provided by individual
Members, if required, to evidence the comments made.
North West Housing Forum
September 2004
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