Memorandum from The National Organisation
or Residents Associations (NORA) (BDH 07)
— NORA represents a significant number
of residents associations throughout England. Most of the areas
represented will experience a major increase in new house building
in order to meet the government target of three million new homes
by 2026. We question whether this figure is appropriate when the
ONS data upon which it is based are highly predictive, and unforeseen
changes are most likely to occur before 2026.
— Our members are concerned that the proposed
new dwellings are appropriate to the needs of the population in
general, but most importantly fit the requirements of their local
area.
— NORA fully supports the response to the
discussion paper by the Joseph Rowntree Foundation. Set out below
are our comments:
1. What lessons can be learned from the Decent
Homes programme and equivalents in Scotland, Wales and Northern
Ireland?
We support the Welsh Housing Quality Standard,
to be achieved by 2012, which further than the English or Scottish
Standards, requires that houses be:
— In a good state of repair
— Adequately heated, fuel-efficient and
well insulated
— Contain up-to-date kitchens and bathrooms
— Well managed (for rented housing)
— Located in attractive and safe environments
and
— As far as possible suit the specific
requirements of the household (eg. specific disabilities)
In addition to the above standards minimum living
space requirements need to be laid down. (see 6)
2. Where targeted housing fails to reach
the Decent Homes criteria by 2010, how should this backlog be
addressed?
We are concerned that the Government is putting
short term political and economic considerations before the interests
of some of the poorest in society as suggested by the National
Housing Federation.
We disagree with the proposed 2% reduction in
rents next year which will permanently reduce rental income and
the capacity for new investment. The Federation says "the
Government's plans to cut the income for social housing by up
to £260 million next year could lead to a reduction
of 4,000 new affordable homes every year—at a time
when five million people are languishing on waiting lists".
3. Should minimum acceptable social housing
standards be amended to take account of environmental standards,
fuel poverty and the estate?
It is vital that social housing standards should
meet the highest environmental standards. Although the initial
cost may be greater, it would be wrong to sacrifice high standards
for short term economies. More fuel efficient, well insulated
homes could contribute to a reduction in the numbers of those
in fuel poverty. New social housing and planned refurbishment
of social housing should also be viewed as an opportunity to significantly
reduce carbon emissions.
The external environment is extremely important
for the mental well-being of residents. Where possible there should
be minimum standards for outside amenity areas suitable for children,
young people and the elderly. These areas should be well maintained,
safe and secure with an open aspect to deter anti-social behaviour.
We are concerned that we are creating slums
of the future. For example the Watercolour development in Redhill
and nearby Netherne have few social facilities and insufficient
parking. Design errors at the large Watercolour development in
Redhill have resulted in garages which are too small for a family
size car.
4. Do the management organisations—councils,
including via ALMOs, and housing associations—need to change?
Will they have sufficient funds?
In the current economic climate it is difficult
to forecast how management organisations will fund social housing.
However, there are positive outcomes of the recession with, for
instance, a reduction in land value. We support the idea for land
to be retained by councils and put in trust, creating the opportunity
for long term affordability. There is a need to study the practices
of the most efficient councils and ALMOs and establish some guidelines
for improvement.
With the recovery of the housing market levels
of S106 contributions will increase and LAs should ensure
that these funds are efficiently negotiated and collected. It
is vital that these contributions are used to meet local housing
needs.
In addition other initiatives for raising private
finance should be explored such as the potential of a local authority-sponsored
loan company.
5. What are the implications for decent housing
standards of the Government's proposal, currently out for consultation,
to move to a devolved system of council housing finance? How should
the Decent Homes target for private sector homes occupied by vulnerable
people be taken forward?
In principle the provision of social housing
should be devolved to a local level. However, there need to be
a system for allocating funds to deprived regions where tariffs
or S106 funds may be inadequate.
New social housing should be planned in cooperation
with local residents in order to obtain the right mix of dwellings
and ensure that a development fits well with the character of
the neighbourhood; private and social housing should not be easily
distinguishable.
With a prolonged period of economic stability
and increasing standards of living, in general there has been
a major improvement in the nation's housing. However many vulnerable
people still occupy homes that fall below basic quality of life
standards. Improvements to such housing stock should be prioritised,
bearing in mind the statistics which show increasing numbers of
elderly people living in sub-standard dwellings. For example in
Surrey the need for affordable housing in some districts is already
higher than the 20 year housing targets.
6. Are adequate arrangements in place for
the future regulation of minimum acceptable housing standards?
Lifetime Homes Standards should be a policy
not an aspiration. Modern homes should be designed for natural
growth and change. Homes should be flexible enough to incorporate
the needs of young families, home working, the disabled and older
people.
NORA members are extremely concerned that internal
space standards in the UK for new build are well below the European
average and appear to be at the bottom of the range. According
to a survey for CABE during the period 2003 to 2006 the
average size of British homes showed a considerable reduction.
The impact of shrinkage in living space resulted in lack of storage
space, inadequate room for furniture and little space for basic
kitchen equipment. Adequate habitable room sizes (ie living rooms
and bedrooms) are needed. The old Parker Morris standards for
council housing had generous storage standards producing good
quality dwellings.
There are few small houses with gardens being
built resulting in a shortage for those downsizing and young couples.
Developers have argued that small houses are less viable than
flats or larger dwellings. Local councils have powers concerning
dwelling mix but seem reluctant to use them. There is a serious
threat that, in seeking to achieve housing targets, more cramped
and unsuitable dwellings will be built.
In The Times (22 August 2009) a report
demonstrates the flexibility of the terrace house; an example
of a proposed new build is a development in Swindon where three
terraces are grouped around a village green, with community allotments
and car pool clubs. It is argued that, with the right balance,
this type of development engenders community cohesion.
We support the proposals set out the report prepared
for the Mayor of London 'Housing Space Standards' (August 2006).
We urge that a national position on space standard is adopted
which could be regulated through the planning system.
7. Are there local examples of innovative
best practice with wider post-2010 applicability?
Cheltenham Borough Homes is a good example of
a successful programme incorporating best practice.
According to the Chief Executive the £63million
"Creating Better Homes" programme was been completed
ahead of time and within budget and was delivered real improvements
for thousands of tenants' homes. This was been achieved two years
before the government's deadline.
CBH was initially set up in order to release
government funding and then deliver the resulting major investment
programme to improve the quality of these homes to meet the government's
Decency Standard. Begun in 2003, the decent homes programme has
benefited around 3,500 homes, tenants and their families;
September 2009
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