Agenda Item No____12________
Housing Allocations Scheme
Summary:
Options considered:
Conclusions:
The Council has reviewed its Allocations Scheme
to reflect the changes in legislation introduced by
the Localism Act and statutory instruments. The
changes ensure that the Council’s Allocation
Scheme complies with all statutory requirements
whilst also ensuring that it maximises the number
of affordable dwellings which will be occupied by
households with connections to towns and
villages in North Norfolk. The new Allocations
Scheme will be delivered through the Your
Choice Your Home scheme which is a
partnership between the Council and 8 Housing
Associations. Once adopted, the new Allocation
Scheme will be used to allocate properties from
April 2013.
1. Do nothing. This option was discounted
as this would mean the Council’s
Allocations Scheme was not in
accordance with legislation and did not
meet members’ aspirations for how
affordable housing is allocated.
2. Review the allocation policy. This option
was adopted as it ensures the Council’s
new Allocations Scheme reflects changes
in legislation on the operation of housing
registers. It also ensures that member’s
aspirations that the number of affordable
dwellings which are allocated to
households with connections to towns and
villages in North Norfolk is maximised.
The Localism Act has introduced changes
to the operation of housing registers. The
Council’s
Allocations
Scheme
has
therefore been amended to reflect the
changes and also to meet member
aspirations.
The
proposed
new
Allocations Scheme has created 3 housing
registers and includes both qualifying and
non-qualifying criteria and introduces a
new 2 Stage Approach to allocations
which will seek to maximise the number of
properties allocated to households who
have connections to towns and villages in
North Norfolk.
The proposed new
allocation scheme has been subject to
wide consultation and now requires
adoption by the Council. Once adopted
the new Allocations Scheme is expected
to go live in April 2013 following an
implementation period.
Recommendations:
Cabinet recommend the adoption of the
Housing Allocations Scheme to Full Council.
Reasons for
Recommendations:
To ensure that the Council’s Allocations Scheme
reflects the legislative and regulatory
requirements for housing registers following a
change in these requirements.
LIST OF BACKGROUND PAPERS AS REQUIRED BY LAW
(Papers relied on the write the report and which do not contain exempt information)
Housing Allocations Scheme
Housing Act 1996 as amended by Localism Act 2011
Allocation of accommodation: guidance for local housing authorities in England, CLG, June
2012
Cabinet Member(s): Trevor Ivory
Ward(s) affected All
Contact Officer, telephone number and email: Nicola Turner, 01263 516222,
nicola.turner@north-norfolk.gov.uk
1.
Introduction
1.1
The Localism Act 2011 introduced a number of changes to Part VI of
the Housing Act 1996 which sets out how housing registers should
operate. In January 2012 the Communities and Local Government
issued a consultation document setting out guidance on the allocation
of accommodation. In June 2012 the final guidance was issued and
all Council’s must have regard to the guidance when allocating
housing either directly into a property owned by a Housing Authority
or through the use of nominations, this guidance replaced all previous
statutory guidance. The Council is not stock holding and nominations
are made through the Your Choice Your Home scheme in accordance
with the current Choice Based Lettings Policy and Housing Register
Policy.
1.2
The changes made through the Localism Act and introduced through
statutory regulations include the following changes:
• Removed the requirement to have an open register
• Allows Local Authorities to use qualifying and non-qualifying
criteria which determines eligibility to join the housing register
• Allows tenants to move outside of the housing register where
they do not meet the reasonable preference criteria.
•
Removed the ability to disqualify some applicants through lack
of local connection in some circumstances (armed forces
covenant).
Although a number of changes were made, the following principles
were retained:
• Requirement to give reasonable preference to those in the
reasonable preference groups over those that are not
• Requirement that all those in the reasonable preference group
irrespective of whether they fall in more than one group do
receive reasonable preference
• A statement on applicant choice must be included in the
allocation scheme.
1.3
Members are concerned that more affordable housing should be
allocated to households who have strong connections to towns and
villages in North Norfolk.
1.4
The Your Choice Your Home scheme is a partnership of the Council
and 8 Housing Association Partners who together operate the
scheme. The housing register is contained on an IT system provided
by Locata (Housing Services) and the Housing Association Partners
have access to the IT system in order to create property adverts and
allocate properties. The costs of the Your Choice Your Home scheme
are shared with the Housing Associations contributing 40% of the
scheme costs. The scheme is overseen by the Partnership Board
which agrees the scheme budget and changes to the scheme, the
Partnership Board consists of the Council and the 3 largest stock
holding Housing Associations in North Norfolk: Victory Housing Trust,
Broadland Housing Association and Flagship Housing Group.
1.5
Introducing a new Allocations Scheme which includes a new Local
Allocations Agreement (see 2.4 below) will require a change to the
current IT system, a cost for these changes has been requested but is
expected to be in the region of £9000.
2.
Housing Allocations Scheme – Main principles
2.1
The proposed Housing Allocations Scheme has been designed to
reflect the changes in legislation and regulation whilst also meeting
members aspiration that the allocation scheme increases the number
of affordable dwellings which are allocated to households who have
connections to towns and villages in North Norfolk.
2.2
The main principles of the Allocations Scheme are the creation of 3
new registers through which affordable housing will be allocated:
•
•
•
2.3
Housing Register – contains those in the most urgent housing
need (those who meet the reasonable preference criteria)
Housing Options Register – contains other applicants who can
be considered for a range of housing options
Transfer Register – contains Housing Associations tenants
who live in North Norfolk (although tenants in urgent housing
need will be on the Housing Register).
When an affordable dwelling becomes available for occupation the
property will be advertised through the Your Choice Your Home
scheme and all applicants irrespective of which register they are on
will be able to bid as long as they are eligible for the property size and
type. The property will then be allocated using a new 2 Stage
Approach. At Stage 1, only applicants on the Housing Register will be
eligible to be considered. If there is no one suitable on the Housing
Register, all bids will then be considered and the property will be
allocated to the applicant with the strongest local connection as
defined using a new Local Allocations Agreement.
2.4
The Local Allocations Agreement will replace the current Local
Lettings Agreement and provides a clear cascade of which
connections will provide the strongest connections to towns and
villages in North Norfolk. A threshold approach is used and where
more than one applicant meets the same criteria, the decision as to
which applicant should be offered the property is determined by Band
and then relevant date.
2.5
Properties on Exception Housing Schemes which are already subject
to local connection criteria will be let in accordance with Stage 2 of the
allocation process (stage 1 does not apply).
2.6
Transfers have been retained within the Allocations Scheme as it
offers the most flexibility and transparency. Housing Associations will
be able to specify up to 20% of all vacancies as priority for tenants
(the transfer quota). When a property subject to the transfer quota
has been advertised, initially only tenants will be eligible to be
considered, if the property is not let to a tenant, the property will then
be allocated using the 2 Stage Approach.
2.7
A copy of the proposed new Allocations Scheme for North Norfolk is
attached at Appendix F. The Housing Allocation Scheme details the
qualifying and non-qualifying criteria for the 3 registers, property
eligibility, applicant choice, support available and has a number of
appendices providing more information including diagrams which set
out the allocation process for the transfer quota and the 2 Stage
Approach.
The final appendix is the new Local Allocations
Agreement.
3.
Consultation
3.1
The principles of the new Allocations Scheme have been discussed
with Cabinet and also with the partners in the Your Choice Your
Home. Wider consultation has been carried out with stakeholders in
the scheme:
•
Applicants were sent a questionnaire asking for views on a
number of potential changes to the scheme in the spring.
•
All North Norfolk Councillors were invited to attend a workshop
on 4 October at which the principles of the scheme were
discussed
•
All Town and Parish Councils in North Norfolk were sent an
invitation to attend a workshop on 8 October at which the
principles of the scheme were discussed
•
Your Choice Your Home partners and members of the
Stakeholder Group (voluntary and statutory organisations)
along with Councillors and Town and Parish Councils were
sent a copy of the proposed Allocations Scheme and asked for
their comments.
November.
The deadline for comments was 16
3.2
A number of responses were received to the consultation, Appendix G
shows who responded, the comments made and whether any
changes were required to the Allocations Scheme as a result of the
consultation response. The only change required was the addition of
an explanation on what constitutes a connection to North Norfolk
under the Housing Act 1996 Part VI. This change has been made. A
couple of other minor changes have also been made to the
Allocations Scheme to provide additional clarity.
4
Implementation
4.1
Once the Housing Allocations Scheme has been adopted by Full
Council, the implementation stage will commence. This will require
the re-registration of applicants on the current housing register and
assessment under the new criteria. This will also include the
amendment of the IT system and testing. It is anticipated that the new
allocation scheme will go live in April 2013.
5
Review and Monitoring
5.1
The new Allocations Scheme will be reviewed a year after
implementation to ensure that it is delivering the required outcomes.
5.2
On an annual basis, a review of all allocations made through the
scheme will be carried out to identify:
•
Number of properties allocated at Stage 1
•
Number of properties allocated at Stage 2
•
Number of all properties which were allocated to someone
with a connection to a town or village in North Norfolk.
6
Options Considered
6.1
Option 1: Do nothing. This option was discounted as this would
mean the Council’s Allocations Scheme was not in accordance with
legislation and did not meet members’ aspirations for how affordable
housing is allocated.
6.2
Option 2: Review the allocation policy. This option was adopted as it
ensures the Council’s new Allocations Scheme reflects changes in
legislation on the operation of housing registers. It also ensures that
member’s aspirations that the number of affordable dwellings which
are allocated to households with connections to towns and villages in
North Norfolk is maximised.
7
Conclusions
The Localism Act has introduced changes to the operation of housing
registers. The Council’s Allocations Scheme has therefore been
amended to reflect the changes and also to meet member aspirations.
The proposed new allocation scheme has created 3 housing registers
and includes both qualifying and non-qualifying criteria and introduces
a new 2 Stage Approach which will seek to maximise the number of
properties allocated to households who have connections to towns
and villages in North Norfolk. The proposed new Allocations Scheme
has been subject to wide consultation and now requires adoption by
the Council. Once adopted the new Allocations Scheme is expected
to go live in April 2013 following an implementation period.
8
Implications and Risks
The development and adoption of the new Allocations Scheme
ensures that the allocation of affordable housing will be in accordance
with all legislative and regulatory requirements. Replacing the current
Local Lettings Agreement with the proposed Local Allocations
Agreement will address a concern identified with the current Local
Lettings Agreement.
9
Financial Implications and Risks
It is expected that the costs to amend the IT system will be in the
region of £9000. The Partnership Board will be requested to
contribute towards this cost on the basis of the current cost sharing
arrangements where Housing Association Partners pay 40% of the
Your Choice Your Home scheme costs.
10
Sustainability
There are no specific sustainability issues related to the Allocations
Scheme.
11
Equality and Diversity
An equality impact assessment has been carried out on the Local
Lettings Agreement and did identify a concern with the Local Lettings
Agreement which has been addressed in the development of the new
Local Allocations Agreement.
12
Section 17 Crime and Disorder considerations
There are no specific Section 17 Crime and Disorder considerations
related to the Allocations Scheme. However, the Allocations Scheme
does allow us to state that where an applicant has been guilty of
behaviour serious enough to make them unsuitable to be a tenant we
can disqualify them so they are unable to join a housing register until
such time as it can be shown that they would be suitable to be a
tenant.