Equality Impact Assessment
Housing Strategy
2011 to 2015
DRAFT
Appendix 2 to item 10,
Cabinet
19 March 2012
February 2012
1
EQUALITY IMPACT ASSESSMENT (EqIA)
1. INTRODUCTION TO EQUALITY IMPACT ASSESSMENT (EqIA)
1.1
Details of the Policy, Strategy, Function, Project or Activity
Title of EqIA: Housing Strategy 2011/12 to 2015/16
Date of EqIA: 27th February 2012
State whether EqIA is on a policy, strategy, function, project or activity or a combination: Activity
Indicate whether it is a ‘new’ or an ‘existing’ policy, strategy, function, project or activity:
New

1.2
Existing
Details of the person responsible for the EqIA
Full Name: David Morris
Position: Housing Strategy Manager
Department: Department of adult services, health and housing
Telephone number: 020 8726 6000 ext 60539
1.3
Format of the EqIA
This EqIA examines the impact of the housing strategy on protected groups. It amends the usual EqIA template by including an
introduction setting out general information on housing applicants, homeless households and council residents and other information that
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illustrates the diversity of Croydon’s different communities. The previous housing strategy was supported by an in-depth and
comprehensive EqIA. It analysed census data, which albeit more than ten years old still provides useful information concerning housing
and its impact on protected groups, and it also set out extensive information about Croydon’s different communities and the issues that
affect them. The new housing strategy to a large extent grapples with the same issues including housing affordability, a downturn in
supply and the extent of poor housing conditions in the private sector. Some issues have changed over the period since the previous
assessment was made, for example the recent increase in homelessness and increasing demographic change. This assessment
refreshes that analysis, taking it forward to look at the impact of the proposed actions set out in each objective of the new housing
strategy. It also looks at EqIAs carried out by the DCLG on the impact of new housing policies.
The assessment examines each housing strategy objective and looks at its aim, the information available about protected groups likely to
be affected, any gaps in the information available, consultation and engagement and then assesses the impact of the proposed actions.
Hopefully this approach will avoid repetition and revisiting the same issues and arguments throughout the assessment. Hopefully
producing a sharper more focused assessment as a result.
1.4
Overall aim and structure of the housing strategy
The housing strategy sets out our plans for housing and housing services in Croydon over the next four years. It is one of the key plans
supporting the council’s vision and community strategy which set out the over-arching strategic framework for improving the quality of life
of everyone in the borough. It updates the previous housing strategy 2006-10, taking into account changing needs, customer
expectations, new legislation, reductions in resources, and new national and regional policy. The strategy is structured around six
strategic housing objectives, as follows :
1.
2.
3.
4.
5.
6.
Optimising the supply of new housing
Protecting and improving existing housing
Customer-focussed housing advice and options
Achieving independence through housing support
Managing and sustaining great places to live
Improving health and wellbeing through decent homes and neighbourhoods
The Strategy sets out our plans to improve housing outcomes for large groups of the population. These include:




Council tenants and leaseholders.
People who need social housing including those who apply as homeless or through the housing register.
People who need advice on the loss of their home, tenancy matters or other housing problems.
People who want advice on housing options, for example about home ownership opportunities or moving to smaller home.
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 People living in their own homes or in privately rented accommodation who may need advice or financial assistance to help them
maintain, improve and manage in their homes
 People living on council estates (including private residents and housing association tenants as well as council tenants)
 People who need or receive housing-related support.
The whole borough benefits from the activities set out in the housing strategy through refurbished housing, regeneration, new housing
supply helping to balance market pressures and new housing developments which take the place of run-down or redundant sites. The
work of the housing service supports the work of many other council departments, local statutory agencies, regional and sub-regional
bodies, and government departments. We also work with agencies in the voluntary and private sectors. Some examples of partnership
working include preventing and tackling crime and anti-social behaviour; tackling rough sleeping; providing support to people who are
vulnerable or leaving institutions such as hospitals and prisons; regeneration; and contributing to improving health and well-being.
Housing services are either provided directly by the council or are delivered on our behalf by a range of agencies through contractual
arrangements or service level agreements. We also work in partnership with housing associations (also known as registered providers)
in the delivery of new affordable housing, the funding for which in London is allocated via the Mayor (GLA) following the commencement
of the Localism Act 2011.
1.5
Key facts and figures relating to protected groups in Croydon
Croydon’s different communities
In accordance with the provisions of the Equality Act 2010 and council guidance on carrying out equality impact assessments, we have
considered the effect of the housing strategy on protected groups and how the housing strategy contributes to our public sector equality
duties to advance equality of opportunity, eliminate discrimination, victimisation and harassment, and to foster good relations between
groups sharing different protected characteristics.
Customers of housing services tend, by definition, to be people on lower incomes and to face economic and social exclusion. People on
lower incomes are also more likely than the wider population to have disabilities, be from black and ethnic minority (BME) communities,
or be older people. They are also more likely to be lone parent families (usually headed by women). In terms of our housing customers,
therefore, protected groups are the people we are here to serve. For this reason, it is vital that the ways in which we operate and the
types of service we provide recognise, and are sensitive to, the particular needs of protected groups.
The main housing problems that exist in Croydon and, indeed, in London and elsewhere in the country, such as the shortage of
affordable housing and poor quality housing in the private rented sector, particularly affect protected groups because of their economic
deprivation. Most of our policies are aimed at tackling or ameliorating these problems and should, therefore, assist and benefit protected
groups. However, within the overall aim of helping people on lower incomes who need social rented housing or help with maintaining
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their homes, we need to ensure that our policies are inclusive, promote equality, do not discriminate or create barriers to particular
groups, and meet specific needs. The shortage of resources means there will be tensions or competing interests, for example, we have
choices about the types of new housing which we build - supported housing or 1-bedroom homes which benefit vulnerable people, and
larger homes which benefit overcrowded families many of which are from BME communities. We want to strike the right balance and
achieve the best outcomes for all groups within our limited resources.
Protected groups - facts and figures
Information collected from people who apply for or receive services, from surveys and other research studies, and from secondary data
sources such as the Census, national statistics, DCLG returns and other published information has provided a clear picture of the profile
of housing customers, and others who are potentially in housing need in the borough.
Population
The census 2001 showed the population of Croydon to be 330,587. Population projections by the Office for National Statistics (ONS)
estimated the borough population as 345,600 in 2010 and that it will increase to 363,600 by 2018, and to 394,500 by 2031.
Council tenants
On 9 January 2012 there were 16,870 council tenants living in 14,024 council rented dwellings. As of 12 January 2012 the council’s
housing stock also included 2102 leasehold dwellings.
Housing waiting list
In April 2011 there were 7,880 households registered on the housing register.
ETHNICITY
According to the census carried out in 2001 36 per cent of Croydon’s overall population is from black and minority ethnic (BME)
communities (defined here as all non-white British groups). This includes 13 per cent black African or Caribbean people, 11 per cent
Asian, 4 per cent mixed race, 2 per cent other, e.g. Chinese, and 6 per cent white Irish or white “other”.
The ethnic profile varies with age group – 37 per cent of people aged 25 to 59 are from BME communities, compared with 19 per cent of
60-74 year olds, and 14 per cent of people aged 75 and over.
The BME community is younger overall than the white community – services targeted at younger adults are therefore likely to be used by
proportionately more BME people than services targeted at older adults.
There has been a large increase in the BME population since 1991. At that time, 18 per cent of the local population were from non-white
5
British communities, compared with 30 per cent in the 2001 census (data on non-white British people is not available for 1991).
GLA population projections estimate the BME population in Croydon will increase from less than 30% (100,200) in 2001 to a predicted
45% (161,200) in 2016, an increase of 61,000 since 2001. Croydon is predicted to be one of eight London boroughs by 2031 to have
BME populations making up more than 50 per cent of the total population. The table below shows the projected increases in different
ethnic groups in Croydon between 2001 and 2031.
Croydon – BME population projections 2001 to 2026 (GLA)
Total population
BME population
BME population
(number)
(%)
,000s
,000s
%
2001
335.5
100.0
29.9%
2006
334.5
122.0
36.7%
2011
343.3
143.7
41.9%
2016
352.3
161.2
45.8%
2021
361.3
175.7
48.6%
2026
370.4
187.6
50.6%
2031
379.4
197.5
52.1%
People from BME communities tend to live in certain parts of the borough and, in six wards in north Croydon, BME people make up more
than half of the population. Two wards have an ethnic minority population of over 60 per cent. 63 per cent of BME households live in
owner-occupied housing, 10 per cent in council housing, 9 per cent in other social rented housing and 16 per cent in privately rented
accommodation.
Housing applicants by ethnicity: In January 2012, BME applicants made up 65 per cent of those on the housing register.
Homeless households by ethnicity: In 2010/11 60 per cent of homeless households accepted by the council with the full
homelessness duty were from BME communities. The pie chart below shows homeless households accepted as homeless in 2010/11
broken down by ethnicity (from P1E data).
6
Homeless acceptances by ethnicity 2010-11
12%
3%
7%
Other
5%
Mixed
Asian
Black
28%
White other
42%
3%
White british
Not stated
Council tenants by ethnicity: In January 2012 31 per cent council tenants were from BME communities. However, we do not have
ethnicity information for nearly 1/3 of council tenants (see data gaps in 2.3 above).
GENDER
According to the 2001 census 52 per cent of Croydon residents are women and 48 per cent men. 62 per cent of those aged over 75 are
women.
In 2001 there were 138,999 households living in Croydon, of which 33% were one person households, 13% were lone parent households
and 32% were households with dependant children. 90 per cent of parents in lone parent households are women. Between 1991 and
2001 the proportion of lone parents more than doubled from 4.3% to 9% and GLA projections suggest there will be 26,100 (16%) lone
parent households in Croydon by 2016, an increase of 6,900 between 2001 and 2016.
Lone parents experience some of the greatest levels of economic and housing need: their household incomes are only about a third of
the average income and they are poorer than couples with children; they are more than three times as likely to be dependent on benefits
than the average household; they are twice as likely to be in unsuitable housing than others (unsuitability is caused by a range of factors
such as unfitness and disrepair, overcrowding, and sharing or lacking amenities).
7
At least 1 in 4 women in the UK will experience domestic abuse in their lifetime (British Crime Survey (BCS) 2010/11)
In a survey of single homeless people in 2007, 53% were men and 47% women.
Teenage pregnancy rates in Croydon are higher than the national average.
There are some housing issues and barriers to accessing suitable housing that disproportionately affect men. For example, there are
more rough sleeping men than women. It can be harder to place men in hostel accommodation. Men are more likely to suffer from
psychotic illness or have a learning disability.
Housing applicants by gender: In January 2012 63 per cent of applicants on the housing register were female and 37 per cent male.
Homeless households by gender: The table below sets out homeless households accepted with the full housing duty in 2010/11 by
household type and gender. 66 per cent of accepted homeless households were female lone parents with dependant children.
Couple with dependant
children
89
Lone parent household with
dependent children
Male applicant
25
Female
applicant*
379
One person household
Male applicant
44
Female applicant
30
All other
household
groups
Total
8
575
Council tenants by gender: In 2011 there were 16,870 council tenants living in council rented dwellings, of which 10,560 (63 per cent)
were female and 6159 (37%) were male. Only 11 tenancy records do not have the gender of the tenant recorded.
DISABILITY
There is no single statistic that captures the extent of our disabled population. The joint strategy for people with physical disabilities
and/or sensory impairment sets out the following information: we have 51,300 people with a limiting long term illness or disability, which
is just below the national and London average. We have around 6,800 people aged 65 or over who need support with mobility tasks.
Almost 3,900 are blind or partially sighted. Nearly one in four people aged 65 and over have one or more chronic health condition,
representing 10,900 people. In addition, we know there are:
•
•
•
7930 adults claiming a disability living allowance
6690 adults unable to work due to disability
An estimated 20,857 adults with a moderate or serious physical disability (PANSI)
8
•
•
•
•
•
•
•
•
An estimated 9612 adults that need some help with personal care (PANSI)
An estimated 7740 adults with some degree of hearing loss (PANSI)
An estimated 141 adults have a serious visual impairment (PANSI)
693 disabled people receiving social care services in the community
86 disabled people living in residential/nursing care
6000 disabled people issued with freedom passes
11,000 people issued with Blue Badges
6500 disabled people using wheelchairs in Croydon
We can estimate the number of people affected by specific disabilities using information from national organisations on their prevalence.
While this data is not standardised to our population, it nevertheless provides a rough outline of the numbers of people with different
disabilities in Croydon.
Incidence of disability
Cystic Fibrosis
28
47
850
13816
Motor Neurone Disease
660
Parkinsons Disease
550
3740
Multiple Sclerosis
Rheumatoid Arthritis
Diabetes
Hearing Loss
13750
Sight Loss
Our 2002 housing need survey estimated 3,500 households across all tenures (3%) say that their housing is unsuitable because of their
mobility or health problems – after overcrowding, this is the most common reason for unsuitability.
Housing applicants by disability
The housing waiting list included the following applicants with disabilities in bands 1 & 2 as at 31 march 2010
Wheelchair homes 73: of which housing register: 37; transfer register: 35
9
Adapted homes 57: of which housing register: 27; transfer register: 30
Visual impairment: 28: of which housing register: 16; transfer register: 12
Mental health 34: of which housing register: 18 ; transfer register:16
Learning disability 18; of which housing register: 11; transfer register: 7
Grand total: 210; number of applicants with multiple disabilities: 48
In 2011 there were 178 households on the housing register either using a wheelchair or needing wheelchair standard accommodation.
There are around 1,200 adults in Croydon with a learning disability (according to the Department of Health’s “administrative prevalence
rate” of 5 people per 1,000) and there are 1,185 people receiving social care services in Croydon (JSNA 2010/11). The level of demand
for council services is expected to increase by at least 3 per cent a year over the next 10 to 15 years due to demographic pressures such
as higher life expectancy rates.
About 7 per cent of the population is estimated to have a significant psychiatric illness or psychosis such as schizophrenia (London
Research Centre, 2000). There are 1,450 people with mental health problems receiving social care services in Croydon (JSNA
2010/11).
In 2010/11 41 people were accepted as homeless and in priority need because of a physical disability, and 21 because of a mental
health problem. People who were vulnerable as a result of a physical disability or a mental illness or disability accounted for 11% of all
acceptances.
AGE
Older people
According to the 2001 census 7 per cent of all residents in Croydon (76,000) were aged 60 or over: 12 per cent of households are single
pensioners and a further 6 per cent were pensioner-only households. Older people make up about half the total population with a limiting
long-term illness. Single pensioner households made up a much higher proportion of social housing tenants (21 per cent council and 16
per cent housing association tenants) than of the borough average although the proportion of other pensioner-only households was
slightly lower than average.
Single pensioners living in private sector housing experience the worst levels of energy efficiency, further exacerbating their level of
poverty. Single pensioners are also more likely than others to be in unfit private sector housing.
In 2001, around 20 per cent of 50 - 70 year olds were from a BME background but this fell to only a little over 10 per cent of 70-80 year
olds and under 5 per cent of people aged 80 and over. Most older BME people are from an Asian ethnic background.
Older people are much more satisfied with the housing service than younger people.
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ONS sub-national population projections show how the age structure of Croydon’s population will change between 2008 and 2028. In
2008, 16 per cent of the population of England was estimated to be aged 65 and over, and 13 per cent in Croydon. It is expected that by
2018 the proportion or people aged 65 and over will increase to 18% in England. In Croydon the increase will be slightly less (14%). The
table below shows Croydon’s population projection to 2028 broken down by age.
Table 1: Croydon population projections by age to 2018 and 2028 (ONS 1)
Age range
2008
0-4
,000s
24.0
%
7.03%
,000s
25.0
%
6.88%
,000s
25.7
%
6.63%
5-9
20.7
6.07%
24.4
6.71%
25.1
6.47%
10-14
21.7
6.36%
23.0
6.33%
24.2
6.24%
15-19
22.1
6.48%
19.4
5.34%
22.8
5.88%
20-24
21.3
6.24%
20.1
5.53%
20.9
5.39%
25-29
24.7
7.24%
27.6
7.59%
25.1
6.47%
30-34
25.1
7.36%
28.2
7.76%
27.4
7.07%
35-39
27.3
8.00%
25.9
7.12%
29.1
7.51%
40-44
29.0
8.50%
25.2
6.93%
28.4
7.33%
45-49
26.4
7.74%
26.4
7.26%
25.8
6.65%
50-54
21.1
6.18%
27.2
7.48%
24.5
6.32%
55-59
17.8
5.22%
23.2
6.38%
23.8
6.14%
60-64
16.4
4.81%
17.3
4.76%
22.5
5.80%
65-69
12.2
3.58%
13.8
3.80%
18.2
4.69%
70-74
10.6
3.11%
12.6
3.47%
13.5
3.48%
75-79
8.5
2.49%
9.2
2.53%
10.8
2.79%
80-84
6.4
1.88%
7.3
2.01%
9.2
2.37%
85-90
4.1
1.20%
4.7
1.29%
5.8
1.50%
90+
2.0
0.59%
3.1
0.85%
4.9
1.26%
341.2
100%
363.6
100.00%
387.7
100.00%
All ages
1
2018
2028
2008-based Subnational Population Projections (quinary age groups, persons (ONS).
11
The ONS 2010 mid year population estimate shows 45,200 (13 per cent) people in Croydon being aged 65 years or more, compared to
16 per cent in England as a whole.
Council tenants by age: In January 2012 4207 (25 per cent) council tenants were aged 60 or more i.e. a higher proportion than the
general population. 27 per cent of council tenants are pensioner households. There are 2093 tenancy records that do not have the date
of birth of the tenant recorded (see 2.3 above).
Housing waiting list by age: The Older Peoples Housing Strategy sets out the housing needs of older people. It includes information
about older people on the housing register. At the time the strategy was published there were 600 single older people and 160 couple
households on the register. In addition, there were 250 single older people and 60 pensioner couples were existing social tenants
seeking a transfer. Altogether, these households made up 9% of the total register.
Homelessness by age: The pie chart below shows homeless households accepted as homeless in 2010/11 broken down by age (from
P1E data).
Homeless acceptances by age 2010-11
9%
1%
1%
1%
16-24
38%
`
25-44
45-59
60-64
65-74
50%
75+
Young people
15 to 24 year-olds make up 12 per cent of Croydon’s population (ONS 2010 mid year population tool)
About 40 young people leaving local authority care in Croydon each year are eligible for independent housing.
12
216 young people under 25 years were accepted as homeless and in priority need (37 per cent of total homeless households accepted)
in 2010/11.
SEXUAL ORIENTATION
Lesbians, gay men, bisexuals and transgender people
Nationally there is very little data about the Lesbian, Gay, Bisexual and Transgender (LGBT) community. It has been estimated between
5-10% of the population could potentially classify themselves as lesbians, gay men, bisexual or transgender people which would equate
to about 15-30,000 residents in Croydon.
Housing applicants by sexual orientation
Of the cases registered on the housing list as of 1st October2011
Bisexual
Gay man
Gay women
Heterosexual
Not known
1%
0.48%
0.46%
46%
52%
RELIGIOUS BELIEF
In the 2001 Census more people in Croydon stated they had a religious belief than in any other London borough but there is a significant
proportion that either had no religion or it was not stated. The most common religion is Christianity (66%), followed by those reporting no
religion/not stated (23%), with Muslim (5%) and Hindu (5%) following.
MARRIED/CIVIL PARTNERSHIP
The general lifestyle survey 2009 (ONS) shows the following data on marital status for Great Britain broken down by gender and housing
tenure:
Men
Married
Cohabiting
Single
Widowed
Divorced/separated
All
Owner occupied
Social rented
Private rented
84%
8%
8%
65%
13%
22%
52%
25%
22%
65%
25%
10%
54%
32%
15%
74%
13%
12%
13
The general lifestyle survey 2009 shows that
Owner occupied
Social rented
Private rented
Women
Married
77%
15%
9%
Cohabiting
55%
22%
23%
Single
43%
34%
22%
Widowed
70%
24%
6%
Divorced/separated
53%
32%
16%
All
61%
25%
14%
Council tenants by marital status
Of the 16870 council tenants in January 2012 – 577 (3.4 per cent) showed their marital status as divorced, 3951 (23.6 per cent) as
married and 6767 (40.4 per cent) as single. However, we do not hold marital status records for one in three tenants.
Housing applicants by marital status
Marital status, but not civil partnership of the cases registered on the housing list as of 1st October
Marital
Status
Divorced
Married
Single
Not Known
Total
13.56%
57.03%
116.74%
34.21%
100.00%
GENDER REASSIGNMENT AND MATERNITY/PREGNANCY
Please see 2.3 below.
1.6
Other equality relevant impact assessments
We have used a number of EqIAs to inform this EqIA of the housing strategy, as follows:
 Housing strategy 2006-10 EqIA
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 Core strategy EqIA
 Homelessness Strategy EqIA
 Full Equality Impact Assessment for Affordable Rent Policy (DCLG)
 Spending Review 2010 - Equality Impact Assessment - Funding for the Decent Homes Programme (DCLG)
 Spending Review 2010 - Equality Impact Assessment - Funding for private sector housing renewal (DCLG)
 Equality Impact assessment housing benefit - Changes to the Local Housing Allowance arrangements and Housing Benefit size
criteria for people with non-resident overnight carers (DWP)
1.7
Consultation
Consultation and engagement on the development of the housing strategy was undertaken with the following stakeholders:








Local statutory agencies
Housing associations
Council tenants and leaseholders groups
Local residents associations
Local voluntary and community groups
Faith Organisations
Council staff
Councillors and MPs
Consultation included presenting initial ideas about developing the new strategy to a range of meetings and groups. The aim was to get a
better idea of the group’s housing priorities, what they wanted to see in a new housing strategy for Croydon, and any adverse impacts
they could indentify arising from particular proposals. The groups and meeting attended are as follows:







EQUA - July 2011
Carers Partnership Group – September 2011
CROHAG (Croydon Housing Associations) Strategic Group – September 2011
Health, Social Care & Housing Scrutiny Sub-Committee – October 2011 and January 2012
Assets and Places Board – October 2011
Tenants and Leaseholders Panel – October 2011
Sheltered Housing Panel – October 2011
15
 Health and Well-being Board – February 2012
We held a housing strategy conference on 28th November 2011 in the Fairfield Halls in Croydon. We invited residents, housing
associations, council members, MPs, statutory agencies and voluntary and community groups to ensure we got a wide range of views
and a rigorous examination of our proposals. More than 130 people attended the conference. There were four workshops held during the
conference looking at our proposals to optimise housing supply, revising the housing allocations scheme, resident scrutiny and the Big
Society, and achieving independence through housing related support.
We emailed over 500 stakeholders organisations (taking care to invite representation from all of the protected characteristics) inviting
them to comment on five detailed housing strategy consultation documents published on the council’s web site.
Turnaround Centre - Young adults were also consulted about the affect of proposals in the autumn of 2011.
All Ages event 24 November 2011 held at Crystal Palace Football Club - we attended this unique and exciting event which brought
together residents of all ages from our housing estates. Over 60 young people attended from 5 local youth clubs as well as over 30 adult
residents from across the borough. A number of parents also attended with their children.
In addition to these meetings, we regularly consult with different groups on specific aspects of housing strategy, or on new policies and
services. Some of the consultation groups and methods we use are listed below:
•
Residents and leaseholders associations
•
Housing Sounding Board,
•
Disabled residents panel
•
Sheltered housing panel
•
Supporting People inclusive forum
•
Major surveys of residents
•
Resident satisfaction surveys,
This ongoing consultation is an important part of the development of our strategies, services and policies. Seeking the views, needs and
ideas of customers and residents is vital in making sure that we can fully identify needs and deliver services which are accessible and
offer choice. It is important that services fair and equitable, but also that they are perceived as fair by the community. Given the current
policy objective of reducing the public deficit and the austerity measures put in place to achieve this aim, and the complex social,
economic and legal context in which we work, we also need to ensure more than ever that services are good value for money, viable and
effective, and this requires widespread stakeholder input.
The views and input form other council departments and other organisations are also essential - either because they can represent their
16
service users or because they are working alongside us in providing services.
Appendix 1 to this report sets out summary details of the feedback received from the conference, including from the conference
workshops.
2
2.1
OBJECTIVE 1: OPTIMISING THE SUPPLY OF NEW HOUSING
What is the aim of this objective of the housing strategy?
The aim of this objective is to increase the supply of new housing in Croydon, while at the same time preserving character and
distinctiveness, protecting green belt and open space and ensuring there is sufficient land for other purposes including employment,
commercial activity, education and community facilities. The aim being to contribute to building great places in which to live, work and
spend time.
The majority of new housing in Croydon will be delivered by private developers; however, the council’s planning policy will ensure a
proportion of new homes are provided as affordable housing to meet the needs of households that cannot afford suitable market
housing. Housing associations are the main delivery partners in providing new affordable housing. Associations participating in delivering
new affordable housing in the 2011-15 programme have agreed delivery contracts with the Homes and Communities Agency/GLA. The
council’s plays an enabling role in the delivery process, ensuring proposed new affordable housing meets the strategic housing needs of
the borough. The council’s affordable housing policy, included as policy CS2: Homes in the core strategy, sets out how we will achieve
35% affordable housing over the plan period (the twenty years from 2011 to 2031), as well as ensuring sufficient family sized and
wheelchair accessible housing. We are, however, realistic about the viability of developing affordable housing in the current housing
market. In recognition of this, we have reduced the minimum affordable housing requirement to 15 per cent in the early part of the plan.
We will review this requirement, through our dynamic viability model, annually for sites outside the opportunity area in the centre of
Croydon, and every three years for sites inside the opportunity area. Changes to our affordable housing requirements will be
communicated each year in our authorities monitoring report.
The council has successfully funded a new-build programme which has produced over 100 new homes in the borough over the past
three years. We plan to continue this programme by building 25 new council homes per year funded from the housing revenue account
(HRA).
This objective also includes providing house purchase grants to assist existing council tenants to purchase a home on the open market
17
through the Assisted Private Purchase Scheme (APPS) thus freeing up council homes to be relet to households on the housing register.
It also includes providing Special Transfer Payments to assist existing tenants to move to more suitable smaller accommodation, again
“freeing up” family sized accommodation for allocation to overcrowded households on the housing waiting list.
It also includes activity to bring empty homes back into use through providing advice and empty property loans, and includes adapting or
de-converting existing smaller dwellings into family sized homes that are in particularly short supply.
2.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by our plans to optimise the supply of
new housing in Croydon, as follows:
Housing Strategy 2006-10 EqIA – the EqIA sets out the protected groups likely to benefit from the delivery of new housing. It looks at
the needs of particular protected groups including BME households, people with disabilities, older people and gypsies and travellers. It
identifies a number of issues that continue to be relevant including the need to ensure a sufficient supply of family sized homes, the need
to ensure sufficient wheelchair accessible homes are delivered for people with disabilities, the need to provide adaptation services for
older people rather than specific “sheltered” housing schemes, and the need for additional gypsy and traveller pitches in the medium to
longer term.
Housing Investment Programme 2012/13 EqIA – the council’s cabinet receives an annual report which includes proposals for
investment in building new council homes and in the Assisted Private Purchase Scheme, which is accompanied by a detailed EqIA. The
assessment looks at the protected groups affected by these investment proposals. It concludes that the investment programme will
improve outcomes for a range of protected groups including BME households and people with disabilities.
Core Strategy EqIA - The core strategy EqIA provides a wealth of equality information including data on age, ethnicity, gender,
disability, religion and faith, sexual orientation. It concludes that the core strategy is overall very supportive of protected groups through
it’s seeking to provide a choice of housing, such as affordable housing and larger family homes to meet people’s needs at all stages of
life. It identifies a number of areas where there may be potential impacts on particular protected groups including ensuring equal access
for protected groups to new housing and employment opportunities in growth areas, and the impact of growth on BME communities in
disadvantaged areas in the north and centre of the borough.
Full Equality Impact Assessment for Affordable Rent Policy (DCLG) – the DCLG’s assessment of the new affordable rent policy
18
explains that although housing applicants may be offered a property under this policy with a higher rent than would be charged for a
social rented home, and with less security of tenure, it still represents a better option than private rented sector housing. It goes on to set
out that new housing delivery under the affordable homes programme 2011-15 will be agreed with local authorities to meet a range of
local needs including, the need for larger homes, provision for specific groups including older people and vulnerable households needing
supported housing. Monitoring of the impact of the policy will be carried out via CORE data.
Housing applicants data - as shown in 1.5 above we know that protected groups tend to be overrepresented among housing
applicants. Plans to optimise the supply of new homes will benefit housing applicants.
Homelessness data – we also know from the key facts and figures section above that homeless households accepted by the council
with the full rehousing duty are most likely to be headed by female lone parents with children, and are far more likely to be from a BME
community.
2.3
What are your information gaps?
There are some gaps in local service data on the following protected characteristics:
Age – we do not hold date of birth records for just over 1 in ten of council tenants. Age data for housing applicants and homeless
households is complete as it is essential information for assessment and for monitoring service outcomes. Census data and population
projections provide a good estimate of how the age distribution of the population is changing, and 2011 census will provide a detailed
picture of the change over the past ten years very soon.
Gender – we hold gender records for 100 per cent of council tenants. Gender data for housing applicants and homeless households is
complete as it is essential information monitoring service outcomes. Census data and population projections provide a good estimate of
how the gender distribution of the population is changing, and 2011 census will provide a detailed picture of the change over the past ten
years very soon.
Ethnicity - We do not hold ethnicity information for one in three council tenants. Ethnicity data for housing applicants and homeless
households is complete as it is essential information for monitoring service outcomes. Census data and population projections provide a
good estimate of how the diversity of our population is changing, and 2011 census will provide a detailed picture of the change over the
past ten years very soon.
Disability – we hold disability information for housing applicants and for council tenants. However, some of the tenancy data is held in
“free text” fields making it difficult to analyse. We hold data on the “vulnerability” of homeless applicants in relation to their priority need
for housing, which includes physical disability and mental illness or disability. Census data provides a good estimate of the extent of
19
disability in the population. The Joint Physical Disability sensory impairment strategy also provides an estimate of disability in the
borough.
Sexual orientation – we have significant gaps in our data concerning sexual orientation in respect of council tenants, housing applicants
and homeless households. Equality and Human Rights Commission guidance on this protected characteristic is to collect it where
relevant, and sexual orientation is not relevant to the majority of housing services, with the exception of tackling harassment.
Religious belief – we have significant gaps in our data concerning sexual orientation in respect of council tenants, housing applicants
and homeless households. Census data provides an good estimate of the diversity of religious belief in Croydon.
Married/Civil partners – we do not hold marital status data for around one in three council tenants. We also do not hold it in respect of
the majority of housing applicants or homeless households.
Gender reassignment – we have significant gaps in our data concerning gender reassignment; however, recent improvements in our
data collection methods will address this gap over time, however we will only collect this data where relevant to service delivery..
Maternity/Pregnancy – we have significant gaps in our data concerning maternity/pregnancy; however, recent improvements in our data
collection methods will address this gap over time.
Our online housing application form now record if a member of the household is pregnant. We have recently started to record
Marriage/civil partnerships, Religion/belief and Sexual orientation. Thus, at present the only protected characteristic we do not currently
record is ‘gender reassignment’. As mentioned in the DCLG Full Equality Impact Assessment for Affordable Rent Policy, CORE will
provide valuable additional monitoring data going forward.
2.4
Who have you engaged with (staff, service users, community groups etc)?
The consultation section above sets out the methods of engagement we used in relation to the strategy. In addition to this regular
consultation is carried out with housing associations on strategic housing, development and housing management issues at Croydon’s
Housing Association Group (CROHAG). A number of presentations were made to CROHAG in the development of the housing strategy
during 2010 and 2011 setting out the approach to the strategy and seeking feedback on initial priorities and areas of concern.
2.5
How is each protected group affected, and what changes could be made to the strategy?
Optimising the supply of new homes will improve outcomes for protected groups that are in housing need and over-represented on local
authority housing waiting lists compared to the general population. The EqIA of the Housing Strategy 2006-10 identifies a number of
20
equality issues that the delivery of new affordable housing addresses, including:



The higher proportion of BME households applying for housing through the housing register compared to the general
population
The fact that BME households are more likely to live in overcrowded accommodation, to be otherwise unsuitably housed and
are over-represented among households accepted as homeless in Croydon.
The need for more housing that is wheelchair accessible, built to lifetime homes standards and meets other mobility standards,
for example, downstairs facilities, level access and space for equipment.
New housing delivery, however, is constrained by the available financial resources, and also by the capacity, in terms of land, to provide
it and the competing demands for the use of land. Croydon will only be able to provide housing for a proportion (approximately 70%) of
the housing demand it will face, mainly through population growth, over the next 20 years. However, we have an excellent track record
in the delivery of affordable housing and have exceeded the target for new affordable housing agreed with the Mayor of London of 1803
new homes by 2012. The decision to optimise new housing supply, rather than maximise it, should also mean that Croydon’s growth is
managed and sustainable and provides opportunities for employment, leisure and a good quality of life that are essential parts of
developing strong, successful and thriving communities.
The APPS scheme and special transfer payments will also improve outcomes for protected groups that are over-represented in social
housing assisting them to meet their housing aspirations through house purchase, and as a result vacating social housing for allocation
to households on the waiting list. Section 1.5 clearly shows the protected groups that are over-represented on the housing register
including, BME households, women and older people that will benefit from the additional housing supply generated by the APPS. The
release of larger family sized homes will assist in tackling overcrowding which disproportionately affects BME households.
2.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
The assessment is that the actions included will improve outcomes, however, there is flexibility built in to our affordable housing policy
that allows changes to be made in response to housing market and construction market changes across the planning period to 2031.
The actions in section 10 below will enable implementation of the policy and its impact to be to be monitored.
3
OBJECTIVE 2: PROTECTING AND IMPROVING EXISTING HOUSING
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3.1
What is the aim of this objective of the housing strategy?
The aim of this objective is to protect and improve existing housing in Croydon. The main activity will contribute to reducing carbon
emissions from residential property, tackle fuel poverty and, in respect of council housing, ensure the council meets its obligations as a
landlord and complies with the standards expected by the social housing regulator. This objective includes council housing as well as private
sector housing. Our priorities for council housing are to draw up an publish a council housing asset management strategy, to inform our
investment decisions in future years, and to ensure council homes are maintained to at least the decent homes standard in the long term.
The detailed actions include improving the energy efficiency of council homes through installing energy efficient boilers, improving isolation
and fitting double glazed windows. We also intend to install photovoltaic panels to council homes to take advantage of the introduction of
feed-in tariffs and improve energy efficiency and reduce carbon emissions. During the period covered by the strategy we will retender our
responsive repairs contract, and as part of this process will involve residents in the contractor selection process.
Our priorities for private sector housing are to bring 400 private sector homes up to the decent homes standard including removing serious
hazards. We will offer means tested loans to assist with carrying out the works required up to a maximum of £15,000. We will continue with
our enforcement activity in relation to homes in multiple occupation (HMOs) and aim to bring 50 HMOs up to standard every year. We also
have a range of programmes aimed at improving the energy efficiency of private housing, the policy mechanisms to enable this work to be
carried out are in transition to the “Green Deal” at the time of making this assessment. We will offer energy loans to assist with the
completion of works targeted to vulnerable people in fuel poverty.
3.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by our plans to protect and improve
existing housing in Croydon, as follows:
Housing Strategy 2006-10 EqIA – the EqIA sets out the protected groups likely to be affected including council tenants and applicants for
housing. It looks at council repairs standards and the needs of particular protected groups. It also looks at occupancy of private sector
housing and how vulnerable households are more likely to occupy poor condition housing. It also looks at impact of private sector renewal
activity. The analysis and assessment are very useful and still relevant to the proposed actions set out in the current strategy.
Housing Investment Programme 2012/13 EqIA - Cabinet receives a report every year setting out proposals for investment in the council’s
housing stock, which is accompanied by a detailed EqIA. The assessment looks at the protected groups affected by the investment
proposals. It concludes that the investment programme will improve outcomes for a range of protected groups including older people, female
tenants and people with disabilities.
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Spending Review 2010 - Equality Impact Assessment - Funding for the Decent Homes Programme – following the 2010
comprehensive spending review the DCLG published a series of equality impact assessments. This assessment is useful in setting out the
protected groups likely to be affected by the change in funding. It concludes that the decent homes programme that outcomes for the groups
that are over-represented in social housing will improve.
Spending Review 2010 - Equality Impact Assessment - Funding for private sector housing renewal – the DCLG also published an
assessment of the protected groups likely to be affected by the change in private sector renewal funding as follows:
“In 2008 there were 1.2 million vulnerable private sector households living in non-decent homes. Of the 1.2 million vulnerable private sector
households living in non-decent homes:
- 323,000 include children under 16 (27% of the 1.2m)
- 138,000 include infants (under 5) (11% of the 1.2m)
- 662,000 include older people (60+) (55% of the 1.2m)
- 365,000 include elderly people (75+) (30% of the 1.2m)
- 114,000 are ethnic minority households (9% of the 1.2m)
In 2008 the 1.2 million vulnerable private sector households living in non-decent homes included 1.1 million people aged 60 years or more.
Of these 1.1 million older people:
- 647,000 are women (59% of the 1.1m).
This gives some indication of the sorts of groups who are represented in non-decent private sector housing and, therefore, likely to have
benefited from Private Sector Renewal in the past”
English Housing Survey – the English housing survey provides data on the national condition of private sector housing which gives some
indication of the sorts of groups who are over-represented in non-decent private sector housing. This data can be broken down by race,
gender, age and disability.
Housing Strategy Statistical Appendix – provides some detail on the number of vulnerable households assisted through works on private
sector dwellings to bring them up to the decent homes standard.
Council tenant data – as shown in 1.5 above we know that protected groups tend to be overrepresented among council tenants
Housing applicants data - as shown in 1.5 above we know that protected groups tend to be overrepresented among housing applicants.
Plans to improve and maintain existing council homes will benefit housing applicants as well as council residents.
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3.3
What are your information gaps?
See 2.3 above.
3.4
Who have you engaged with (staff, service users, community groups etc)?
See 1.7 above. In addition to the consultation and engagement set out in 1.7 we have a long standing and well established resident
participation arrangements, which include consulting residents on their priorities for the repair and improvement of our housing stock, which
include:






Community housing panels
Housing sounding board
Disabled residents panel
Sheltered housing panel
Tenant and Leaseholders Panel (tenants and leaseholders)
Annual tenants conference
We established a Stock Investment Working Group in 2001 made up of residents’ representatives nominated by their local residents’
groups. The working group works with the council to development the Quality Standard for council homes and the five year repair and
improvement programme. The working group holds an annual budget development meeting with the chairs of the resident panels during
November/December and takes an annual progress report to the borough-wide Tenant and Leaseholder Panel on progress against
delivering decent homes and other key targets.
In accordance with the provisions of the Landlord and Tenant Act 1985 (as amended) we are required to consult with individual leaseholders
affected by specific major works schemes, advising them of the proposed works and their estimated costs.
3.5
How is each protected group affected?
The overall impact of the actions set out in this objective will be to improve outcomes for groups that are more likely to live in council or poor
quality private housing. The equality impact assessment on the CLG’s decision to reduce decent homes programme funding uses data from
the English Housing Survey 2008 to assess the impact of the decision. It concludes that the decent homes programme will improve
outcomes for protected groups that are over-represented in social housing. Similarly the actions set out in this objective to maintain and
improve council homes will improve outcomes for protected groups including older people, female tenants and households with disabled
people. It is particularly important for the homes of older tenants to meet the decent homes standard, as they tend to spend more of their
time in their homes. The programme also enables the early identification of households with additional needs arising from a disability, for
24
example, and allows the over specifying of fittings and installations in the common parts of buildings (e.g. lift buttons) to cater for these
specific needs. Energy efficiency measures including double glazing, insulation and new and programmable heating will benefit households
at risk of fuel poverty including older people, lone parent families.
The private sector renewal programme, housing enforcement and activity to improve energy efficiency of private homes again will improve
outcomes for people in protected groups that are over-represented in poor quality private housing. Households more likely to live in nondecent homes are those in private rented housing, lone parents. Asian households are slightly more likely to live in unfit homes than those
in other ethnic groups. People living alone, on low incomes, single pensioners, white households, and those in rented accommodation are
more likely to be in homes with an unacceptably low energy efficiency rating. The type of household more likely to live in a HMO than other
households are: non-pensioner single people and couples, lone parents, Asian households. HMOs have the poorest conditions, on
average, of all housing. Our loans for home improvements and energy efficiency measures are targeted towards poorer households and the
main beneficiaries are older and disabled people. Single pensioners are more likely to live in non-decent homes (70%) compared with other
households (53.5%), followed by single non-pensioners and lone parents (64%). The majority of those that receive grants are vulnerable
households (80% in 2009/10). 55% of vulnerable households were over pensionable age and 15% were families with children. The
remainder is disabled and other people in receipt of benefits.
3.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
There are no changes that have been identified to eliminate or mitigate the impact of the actions included. The introduction of HRA selffinancing in April 2012 is a significant policy change and one which will have a profound impact on the way the HRA operates in years to
come. The investment decisions that flow from this change are something that could change the impact, however, on the face of it mainly
by improving outcomes to a greater extent or faster for protected groups. This is an area which will be kept under review and any changes
reported to Cabinet and the EqIA amended in response.
4
4.1
OBJECTIVE 3: CUSTOMER FOCUSSED HOUSING ADVICE AND OPTIONS
What is the aim of this objective of the housing strategy?
The aim of this objective is to ensure we meet housing need, prevent homelessness and ensure we procure sufficient private sector housing
to enable us to provide temporary accommodation and discharge our duties to homeless households.
The objective includes proposals to revise our housing allocations scheme and to develop and publish a tenancy strategy as required by the
25
Localism Act 2011. This assessment, however, does not examine the equality impact of those proposals, as separate EqIAs will be carried
out as these policies/strategies are developed and will published alongside the final documents.
The two main aims of this objective is to tackle homelessness which is currently increasing in the borough and mitigate the impact of
housing benefit (HB) reforms, and to secure sufficient private sector housing for temporary accommodation for homeless households, and
also as a homelessness prevention measure and to discharge the main homelessness duty to homeless households as provided for in the
Localism Act 2011. We are using a range of methods to secure a sufficient supply of private sector accommodation including setting up a
local lettings agency and a voluntary out of borough options scheme. We are also proactively contacting people affected by the HB reforms
and have dedicated resources to carry out this activity. Croydon has an excellent track record in tacking homelessness and is a regional
youth homelessness champion. We have range of interventions to tackle youth homelessness including supported lodgings and a drop in
advice service.
4.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by our plans to tackle homelessness,
mitigate the impact of HB reform and secure sufficient private sector accommodation, as follows:
Homelessness Strategy EqIA – the EqIA sets out the main protected groups benefiting from homelessness activity as women, single
people with support needs, young people, BME households, particularly Black African and Caribbean households, disabled people, older
people, lesbian, gay, bisexual and transgender (LGBT) people.
Equality Impact assessment housing benefit - Changes to the Local Housing Allowance (LHA) arrangements and Housing Benefit
size criteria for people with non-resident overnight carers (DWP 2010) – The EqIA examines the impact of LHA reforms in respect of
gender, disability, age, families and ethnicity. It concludes the measures do not appear to disadvantage one group more disproportionately
than another. However, working age groups are likely to be more affected as they contribute a larger proportion of the LHA caseload
relative to the other groups.
Assessment of the impact of HB reforms on Croydon – we have made an assessment of the impact of HB reforms on people renting in
the private sector in Croydon and the main findings are as follows:




3,000 people renting privately in Croydon will be affected by reduction on LHA rate calculation to 30th centile of market rents
Absolute caps to LHA rates will affect 80 people renting privately in Croydon
Extending the single room rate to age 35 will affect around 1,000 people renting privately in Croydon
There will be an extra 580 homeless households in 2011/2013
26
 There will be up to 300 extra single homeless people in 2012/13
 The council’s housing needs service costs will increase by up to £1.32m in 2011/2013
 The council will incur additional costs of around £170,000 per year due to increased homelessness acceptances because of greater
difficulty in procuring private rented accommodation to alleviate housing need
 More than 500 households will migrate to Croydon from more expensive parts of London displaced by the LHA changes in 2012/13
Homelessness data: as shown in the 1.5 above protected groups are overrepresented in homeless households. Homeless households
accepted by the council with the full rehousing duty are most likely to be headed by female lone parents with children, and are far more likely
to be from a BME community. Young people (under 25 year old) are overrepresented among homeless households.
Housing applicant data - as shown in the data in 1.5 we know that protected groups tend to be overrepresented among housing
applicants.
4.3
What are your information gaps?
See 2.3 above.
4.4
Who have you engaged with (staff, service users, community groups etc)?
See 1.7 above. In addition to the consultation and engagement in 1.7 above we also attended the landlords forum in January 2012 to
engage private sector landlords to get their views on the housing strategy proposals and how we could encourage them to work with the
council.
4.5
How is each protected group affected?
The actions included in this objective will benefit people in protected groups, particularly young people, women and BME households.
Croydon has a good track record in preventing homelessness particularly in respect of young single people. The key issue for the success
of this aspect of the strategy is the ability to secure sufficient private sector housing. There is intense competition for private sector
accommodation from households who cannot get a mortgage or afford to purchase suitable housing in the current housing market is making
it very difficult to secure the accommodation we need. The impact is an increase in households in emergency bed and breakfast
accommodation, blocking up of supported housing and longer waits for housing for applicants on the housing register. This impact directly
affects the protected groups mentioned above and is one of the significant risks both for the success of the strategy and the equality impact.
Actions to establish an accessible housing register and improve the allocation of adapted and wheelchair accessible housing will have a
positive impact for people with disabilities.
27
4.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
The actions identified in this objective are driven by changes in housing benefit and increases in homelessness arising from the credit
crunch and economic downturn. They represent the best options we can indentify to reduce the impact of policy changes outside the local
authority’s control. No Changes have been identified. Two major areas of this objective are still being developed, the allocations scheme
and the tenancy strategy, and these will be subject to their own EqIAs.
5
5.1
OBJECTIVE 4: MANAGING AND SUSTAINING STRONG THRIVING COMMUNITIES
What is the aim of this objective of the housing strategy?
The overall aim of this objective is to provide a high quality housing management service. Government reform focuses on providing more
opportunities for residents to participate in the management of their homes and communities through resident scrutiny, a new complaints
process and single housing ombudsman. Tenants cashback will enable more tenants to participate in the maintenance of their homes and
share in any savings made. Our approach to tackling anti-social behaviour will also encourage greater residents involvement through
establishing a volunteer neighbourhood warden scheme and community safety action groups. We also commission mediation services
staffed by community volunteers. Croydon has a good track record in the area and is beacon authority for resident involvement and
community engagement. We also have plans to continue with our all ages initiative to bring people of different ages together to share ideas
and discuss common issues affecting people living on our estates. Our approach to delivering high quality efficient housing management
services has been to set up an internal arrangement similar to that of a housing arms-length management organisation (ALMO). Our
provider division, Croydon Landlord Services (CLS), has operational responsibility for day-to-day property, estate and tenancy services. Our
client division is responsible for developing housing strategies and plans, developing the annual budget, monitoring the provider’s
performance, ensuring compliance with governance arrangements, supporting resident scrutiny and identifying best practice. We have
piloted an initiative to tackle tenancy fraud, which we plan to roll out across the borough over the course of the strategy.
5.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by our plans to deliver high quality housing
management services, improve resident involvement and tackle tenancy fraud and anti-social behaviour, as follows:
Council tenant data – as shown in 1.5 above we know that protected groups tend to be overrepresented among council tenants,
28
particularly women, older people, BME households and people with disabilities.
Tenant satisfaction survey data – tenant survey results can be broken down by protected characteristics including ethnicity, gender etc.
Anti-social behaviour complaints data - The council takes action on more than 2,000 complaints a year from tenants and leaseholders about
anti-social behaviour. Complaints generally concern low level quality of life issues such as litter, noise and abandoned cars. However, a small
number of these complaints concern harassment.
5.3
What are your information gaps?
See 2.3 above.
5.4
Who have you engaged with (staff, service users, community groups etc)?
See 1.7 above.
5.5
How is each protected group affected?
The actions included in this objective will benefit people in protected groups. High quality housing management services provide those
protected groups overrepresented among council tenants with support, information and advice, as well as opportunities to participate in
community activities and gain transferrable skills which can assist in reducing worklessness. Our overall aim is to ensure council estates
are strong successful and thriving communities that provide our residents with a sense of belonging and security. As mentioned above
women, older people with disabilities benefit from resident participation opportunities which reducing social exclusion and isolation.
The neighbourhood wardens provide a strong and visible local security presence on estates, which is particularly appreciated by older people and
women with children, who spend more time in their local neighbourhoods. The council takes a firm line on anti-social behaviour which includes
tackling harassment and hate crime which disproportionately affect protected groups. For example, racist, homophobic, sexist or other offensive
graffiti is removed within 24 hours. Engaging the community in the delivering anti-social behaviour services also provides an additional level of
reassurance and contributes to building and sustaining community cohesion.
The all ages initiative provides good opportunities for positive engagement with young people on estates and helps to address some of the issues
they face such as low self esteem, marginalisation and fragmentation of family and peer networks. The housing management contribution to the
family resilience service provides a positive impact for protected groups particularly women and children faced with domestic violence, and
contributes to one of the council’s overarching strategic policy aims of providing children and young people with a good start in life.
Our approach to ensuring our housing management services are effective and efficient through the creation of CLS will benefit tenants through
29
ensuring our business plan and investment decisions are sustainable and deliverable. However, there is a risk of an adverse impact on protected
groups if a balanced, supportive approach is not adopted. It is important to ensure protected groups including young, women, BME households
and older people are supported should they fall into rent arrears, are affected by ill health, or if a member of their family becomes involved in antisocial behaviour. It is important effective monitoring is put in place to with regard to tenancy enforcement, rent arrears and anti-social behaviour to
ensure activity is proportionate.
5.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
The actions included in this objective should improve outcomes fro protected groups. Areas of risk have been identified and included in the
actions in sections 10 and 11 below; however no changes to the actions have been required to the actions included in the objective to
mitigate or eliminate the impact on protected groups.
6
6.1
OBJECTIVE 5: ACHIEVING INDEPENDENCE THORUGH HOUSING SUPPORT
What is the aim of this objective of the housing strategy?
The overall aim of this objective is to ensure that people are enabled to live independently in their own homes in the community. The client
groups assisted include older people; people with learning disabilities or mental health problems; young people at risk of homelessness,
leaving local authority care and teenage parents; people leaving institutions (hospital or prison) or recovering from addiction or a traumatic
experience to regain independence and resilience. It helps prevent people from experiencing crises and the need for more intensive
intervention later, avoiding additional costs to health, social care, probation and homelessness services. It is a positive, cost effective and
person-centred service that saves more than £3 for every £1 invested. As part of this objective we will refurbish some of our supported
housing buildings to ensure they are modern, fit for purpose and contribute to the support being provided. We will establish a new
commissioning framework and explore shared commissioning opportunities with neighbouring boroughs. We will review our services for
older people, in partnership with local housing associations, and look to improve our supported housing services for women experiencing
domestic violence, and young people.
Housing support also includes carrying out adaptations for older or disable people to enable them to stay in their homes. Our target is to
assist 320 households that need disabled facilities installed or a major adaptation to their home in 2012/13. We also provide a
handypersons service to assist with minor repairs and hazards, and a Safe project which assists with home safety and security. We also
assist people who are discharged from hospital and who need minor adaptations to their homes to enable them to recover – we assist more
than 800 people per year through this activity.
30
6.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by our plans to improve our services to
people that require housing support to achieve independence.
Support Needs Assessment and Placement (SNAP) data provides information on the supply, performance (outcome reviews of services and
providers, client Record data and performance indicator data) and spend on Supported Housing services broken down by client group and
service type.
Client record data can be broken down by race, gender, disability, religion and age.
Providers are scored against equality and diversity standard on Quality Assessment Framework (QAF)
The service carries out EqIAs when making commissioning decisions around the service and undertakes equality monitoring by the
protected characteristics under the Equality Act (2010). Prior to this current EqIA, in 2010 a full EqIA was refreshed – revisiting an EqIA
which conducted as part of the development of the Supporting People Strategy in 2005. This indicated that implementation of the Strategy
and Commissioning Plan would have a positive impact on equality of opportunity in particular relating to race, age and disability, and
including hard to reach groups.
Survey of Supported Housing provisions
As part of routine monitoring we require providers to keep accurate equality monitoring information. We also requested providers capture a
snapshot of the clients in their services on 31st March 2011 detailing the protected characteristics. There a total of 2286 service users
included in the snapshot, the details of which are as follows:
GENDER
Of the total of 2286 service users who answered the survey question on gender: 1126 were female and 1160 were male.
31
Female
Male
Do not wish to declare
AGE
The age breakdown of service users on 31 March 2011 by ten year age bands is as follows:
16-24
25-34
35-44
45-54
55-64
65+
Did not
declare
Total
415
177
267
191
225
807
0
2082
ETHNICITY
Of 1926 service users who answered the survey question on ethnicity: were White British.
32
Supporting people servcies by servce user ethnicity
0
Did not w ish to declare
33
Other White
43
Irish
1082
White British
5
Other ethnic background
10
Arab
9
Other Mixed/Multiple Ethnic background
57
White and Black Caribbean
11
White and Black African
28
White and Asian
19
Other Black background
328
Caribbean
165
African
23
Other Asian background
Chinese
12
Pakistani
20
76
Indian
5
Bangladeshi
0
200
400
600
800
1000
1200
SEXUAL ORIENTATION
Of 1714 who answered the survey question on sexual orientation the following results were obtained.
33
296
14
5
Bisexual
18
Heterosexual/straight
Homosexual/gay
Other
Did not wish to declare
1381
RELIGION
On 31 March of the 1714 service users who answered the survey question on religious belief, the following results were obtained:
34
No religion
Baha'i
1%
19%
14%
Buddhist
0%
0%
1%
Christian
4%
Hindu
0%
0%
Jain
3%
Jew ish
Muslim
58%
Sikh
Any other religion (please
specify)
Did not w ish to declare
6.3
What are your information gaps?
See 1.5 above.
6.4
Who have you engaged with (staff, service users, community groups etc)?
See 1.7 above. In addition service users were written to and invited to participate in the housing strategy consultation carried out during
December 2011 and January 2012.
6.5
How is each protected group affected?
35
Overall the impact of the actions included in this objective will be positive on protect groups. Housing support assists older and vulnerable
people and has a positive impact on protected groups, including older people, women and young single homeless. Housing support tends
to be weighted towards older people as a result of the provision of housing for older people (also known as “sheltered” housing) and though
the adaptations and hospital discharge service which tends to support older people. The major adaptions service obviously has a positive
impact upon people with disabilities.
The scale of the demand for services, particularly for adaptations is such that it outstrips the resources the council has available. There is a
risk that certain protected groups lose out as resources become more and more targeted. It is important that monitoring is carried out to
ensure access to services is fair and equitable.
Part of our response to reductions in funding for housing support services has been to develop more intensive, focused short-term support
provision. The services provided in Palmer House for single homeless people and rough sleepers are an example of this approach. Again it
is important we monitor how successful these services are in assisting people to move-on in a planned way.
Finally, the difficulties we are experiencing in procuring private sector housing is a direct risk to housing support services in that it prevents
move-on and leads to services becoming “silted up”, in other words blocked to other people waiting to access them. Also the increase of the
single room rate restriction to people aged under 35 similarly affects the ability of people in supported housing to move on. It is important
we monitor the success of our initiatives to increase private sector supply and our performance in assisting people to move on in a planned
way.
6.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
The actions included in this objective have been assessed as likely to improve outs comes for protected groups. No changes to the actions
have been required to the actions included in the objective to mitigate or eliminate the impact on protected groups.
7
7.1
OBJECTIVE 6: IMPROVING HEALTH AND WELL-BEING THROUGH DECENT HOMES AND NEIGHBOURHOODS
What is the aim of this objective of the housing strategy?
Improving health and well-being is one of the long-term goals set out in Croydon’s developing health and well-being strategy and good
quality housing, and access to effective housing services contributes to this goal. The overall aim of this objective is to improve the health
and well-being of Croydon residents through tackling poor housing conditions, meeting housing need and tackling anti-social behaviour and
harassment. The actions set out in the other objectives of the housing strategy all contribute to this objective to greater and lesser degrees.
36
The focus of the objective is to enable closer working between housing and health professionals in Croydon to ensure together we make the
greatest impact on the biggest problems. The actions include: joint training, briefing and information sharing; collecting evidence
demonstrating improved health outcomes; and working with other organisations engaged in community support initiatives aimed at
improving health.
7.2
What information is currently available about the different protected groups that the objective and proposed actions is likely to
effect?
There is a range of information available about the different protected groups likely to be affected by plans to improve health and well being
through decent homes and neighbourhoods. Sections 3.2, 4.2 and 5.2 above include much of the relevant information concerning the
protected groups affected by poor housing conditions. There are also number of reports concerning health inequalities and the impact of
housing on health which are also very informative on the impacts on protected groups, including:
 Inequalities in Health [report of the working group on inequalities in health under the Chairmanship of Sir Douglas Black], DHSS (1980)
 The Marmot Review 2010
 Housing and Health: building for the future, British Medical Association (2003)
Croydon’s Joint Strategic Needs Assessment (JSNA) also provides details of wider determinants of health.
Croydon’s Joint Director of Public Health’s annual report also provides valuable information about health and wellbeing in Croydon and is
useful in helping to identify some of the priority areas such as excessively cold housing.
7.3
What are your information gaps?
See 2.3 above.
7.4
Who have you engaged with (staff, service users, community groups etc)?
See 1.7 above. We also engaged with health professionals, GPs and others in developing this objective and received the approval of
Croydon’s Health and Well-being Board to the approach and activities suggested.
7.5
How is each protected group affected?
37
The overall impact on protected group is almost identical to that set out in 3.5, 4.5 and 5.5 above. The aim of the objective is to focus on and
capture the health and wellbeing improvement as a result of the activity.
7.6
Could any changes be made to the objective or the actions to eliminate or mitigate the impact?
The actions included in this objective have been assessed as likely to improve outs comes for protected groups. No changes to the actions
have been required to the actions included in the objective to mitigate or eliminate the impact on protected groups.
8. Assessment of the impact of the housing strategy on protected groups
8.1 Age
The overall impact of the housing strategy on older people is positive. Actions to improve council homes and private sector housing conditions
benefit older people. The provision of housing support, adaptations, handy persons and hospital discharge services also benefit older people.
Tackling anti-social behaviour helps to tackle anxiety and isolation and increase community cohesion enabling older people to participate in
community activities and remain active. Younger people will also benefit from a range of services including the family resilience service, youth
homelessness prevention services and from the work carried out through the all ages initiative. However, younger people are also likely to be
affected by the blocking of supported housing, and lack of move-on opportunities.
8.2 Disability
The overall impact of the housing strategy on people with disabilities is positive. It includes a substantial programme of major adaptations to
enable disabled people to live in their own homes, as well as provision of minor adaptations and handypersons services. It includes housing
policies to ensure 10% of new housing is wheelchair accessible and 100% of new housing is designed to lifetime homes standards. It also
includes establishing a register of adapted housing and the commitment to examine how to improve the allocation of social housing to
applicants with disabilities which was raised as an area of concern by the carers partnership group. The actions to improve our response to
anti-social behaviour will also benefit people with disabilities being subjected to harassment and hate crime. It is important that we monitor the
take up of these services to ensure fair and equal access.
8.3 Gender
The impact of the housing strategy will have an overall positive impact on women who are overrepresented among homeless households,
through tackling and preventing homelessness and meeting housing need. Activity to maintain council homes to the decent home standard
38
and to deliver high quality housing management services will also benefit women who are overrepresented among council tenants.
Contributing to the work of the family reliance service will also benefit women facing domestic violence. The proposal to review services for
older people will also benefit older women. Activity directed towards tackling rough sleeping will disproportionately benefit men, who are
overrepresented among rough sleepers.
8.4 Ethnicity
The impact of the housing strategy on BME households overall will be positive. BME households are overrepresented among housing
applicants and homeless households. Activity to meet housing need and tackle and prevent homelessness will benefit BME households. The
larger homes programme and our affordable housing policy will also increase the supply of larger homes which will also benefit BME
households who are more likely to live in overcrowded housing. BME households will also benefit from activity aimed at improving our response
to anti-social behaviour, particularly harassment and hate crime. It is important that housing management activity directed at managing rent
arrears or tenancy management is proportionate and provides support to households struggling to sustain their tenancy.
8.5 Religious faith groups
Activity aimed at improving our response to anti-social behaviour, particularly harassment and hate crime will benefit will benefit faith groups.
No specific other impact has been indentified on the information available.
8.6 Sexual orientation
Activity aimed at improving our response to anti-social behaviour, particularly harassment and hate crime will benefit lesbian, gay, bisexual, and
transgender people. No specific other impact has been indentified on the information available.
8.7 Marriage/civil partnerships
No specific impact has been indentified on the information available.
8.8 Gender reassignment
No specific impact has been indentified on the information available.
8.9 Maternity/pregnancy
No specific impact has been indentified on the information available.
8.10 Advance equality of opportunity between different groups of people by removing or minimizing disadvantages and meeting
needs
The housing strategy assists some of the most vulnerable people in our society and contributes to advancing equality of opportunity through
39
minimising disadvantages, particularly through the provision of new affordable housing for people that cannot access market housing, assisting
vulnerable households to improve existing housing, helping disabled people to adapt unsuitable to meet their needs. Households with protected
characteristics are more likely to be in housing need.
These services contribute to removing or minimizing disadvantages, while also meeting a number of the council’s corporate priorities including
retaining Croydon’s character, safer streets, providing a better environment and value for money.
All of the council s procurement and commissioning activity is subject to the public service equality duty under the Equality Act (2010). Croydon use
procurement to contribute to the delivery of its equality objectives uses equality related award criteria and employs equality and performance related
contract conditions where proportionate.
8.11 Advance equality of opportunity between different groups of people by taking steps to meet needs
The housing strategy contributes to advancing equality of opportunity between different groups by meeting needs again through providing
affordable housing, tackling and preventing homelessness and housing support for vulnerable households.
8.12 Advance equality of opportunity between different groups of people by encouraging participation in public life
The housing strategy contributes to advancing equality of opportunity between different groups by encouraging participation in public life
through on-going engagement and involvement of residents (see 1.7 above), in particular through resident scrutiny and involvement of
residents in tackling anti-social behaviour through the volunteer neighbourhood warden scheme and community safety action groups.
8.13 Eliminate discrimination, harassment and victimisation
The housing strategy contributes eliminating discrimination, harassment and victimisation through taking action against anti-social behaviour,
harassment and hate crimes.
8.14 Foster good relations between different groups and communities by tackling prejudice
The housing strategy contributes eliminating discrimination, harassment and victimisation through taking action against anti-social behaviour,
harassment and hate crimes.
8.15 Foster good relations between different groups and communities by promoting understanding
The housing strategy contributes to advancing equality of opportunity between different groups by promoting understanding through on-going
engagement and involvement of residents (see 1.7 above), in particular through resident scrutiny and involvement of residents in tackling antisocial behaviour through the volunteer neighbourhood warden scheme and community safety action groups.
40
9
Having considered the potential or actual effect of the policy, strategy, function, project or activity on equality make an
informed judgment about what should be done (more than one may apply)?
Outcome
Definition (more information is available in the guidance)
Judgment
(Y/N)
Outcome 1: no
major change
Your assessment demonstrates that the policy is robust and the evidence shows no potential for
discrimination and that you have taken all appropriate opportunities to advance equality and foster good
relations between groups.
Outcome 2:
adjust the
policy
This involves taking steps to remove barriers or to better advance equality and introducing measures to
mitigate the potential effect.
N
Outcome 3:
continue the
policy
This means adopting your proposals, despite any adverse effect or missed opportunities to advance equality,
provided you have satisfied yourself that it does not unlawfully discriminate.
N
Outcome 4:
stop and
remove the
policy
If there are adverse effects that are not justified and cannot be mitigated, you will want to consider stopping
the policy altogether. If a policy shows unlawful discrimination it must be removed or changed.
Y
N
Planning actions – please record all actions arising from the assessment, with clear targets, milestone and lines of
responsibility.
10
Protected
group2
r, d, a
Action (SMART)
Deliver housing to meet a range of needs
Intended
Outcome
Reduce
Completion
Date
On-going
Lead Officer
Lead
Partner3
Director of planning
2
Enter in this column which of the protected characteristics that the action encompasses: race/ethnicity (r), disability (d), age (a), sexual orientation (so), gender/sex (g),
religion/belief (rb), gender reassignment (gr), marriage and civil partnerships (m), pregnancy and maternity (pm).
3 If appropriate.
41
 % family sized affordable homes delivered
 % one bedroom affordable homes delivered
r, g a
Meet housing need and tackle homelessness – analysed
by protected characteristics
overcrowding
& building control
Meet housing needs
of vulnerable people
Meet housing needs
of vulnerable people
On-going
Director of housing
needs and strategy
Prevent youth
homelessness
On-going
Director of housing
needs and strategy
Meet housing needs
of people with
disabilities
On-going
Director of housing
needs and strategy
No. homeless acceptances
No. Households in temporary accommodation
No. cases of homelessness prevented
a
Tackle youth homelessness through a range of provision
 STOP project
 Drop in Zone Advice Service
 Supported Lodgings
Indicator - No of Youth homelessness cases prevented
d
To offer greater choice for disabled housing applicants and
equal opportunity for rehousing
 Monitor provision of wheelchair accessible housing
(Target 10%)
 Monitor provision of lifetime homes standard (Target
100%)
 Establish accessible housing register
 Improve allocation of housing to applicants with
disabilities
 Reduce the time taken to process applications for aids
and adaptations from disabled people
 % of DFG budget allocation taken up
r, g, a
Assist council tenants to maintain their tenancies
 Monitor % of tenants evicted by protected groups
against % of tenants against whom possession
proceedings instigated
Accessible
register –
July 2012
Improving
allocations
process –
March 2013
Improve community
cohesion
On-going
Managing director
CLS
Improve tenancy
sustainment
42
Tenant satisfaction
all
Satisfaction with the overall housing service (broken down
by protected characteristic)
a
Increase engagement of young people on housing estates
through all-ages initiative
a
Provide housing for older people which meets the needs of
older people
 Review older peoples housing services
 Staying put HIA – enable 1300 people to remain in their
own homes
g
Provide an effective service to people experiencing
domestic violence (DV) and prevent further incidents
rda
To increase the rate at which vulnerable people move on
to independent housing in a planned way
NI 141 - % supported housing residents moving on in a
planned way
Improve health and well-being through housing
interventions
r, d, a
11
Improve community
cohesion
On-going
Managing director
CLS
Improve relations
between different
generations
On-going
Managing director
CLS
Improve housing
and health
outcomes for older
people
Complete
review March
2013
Director adult care
commissioning
Prevent domestic
violence
On-going
Director housing
needs and strategy
Increase
independence of
vulnerable people
On-going
Director adult care
commissioning
Improve health and
well-being
On-going
Director housing
needs and strategy
On-going
monitoring of
Staying Put
HIA
Director housing
needs and strategy
Please indicate the risks and what will be done to address them? Risks may need to be recorded in your risk register.
Risk/ issues
identified
Action required
Resource
implications
Timescales
Lead
Officer
Expected
outcome
Progress
43
Reduction in
affordable housing
supply
Maintain focus on affordable housing policy, negotiation
with developers and proactive work with land owners and
housing associations
Lack of private
sector housing to
meet housing need
Nil
On-going
Dir.
planning
&
building
control
Continued focus on innovative, entrepreneurial methods
of procuring new supply
Nil
On-going
Dir.
housing
needs
and
strategy
“silting up” of
supported housing
Review operation of CRIAS to improve operation and
offer to landlords.
NIL
On-going
Dir.
housing
needs
and
strategy
Increased
homelessness
resulting from HB
welfare reform
Mitigation action through providing information,
negotiation with landlords etc
NIL
On-going
Dir.
housing
needs
and
strategy
Increased
evictions from
social housing
Provision of tenancy support, monitoring outcomes of
operational procedures, ensuring benefit and debt advice
available
NIL
On-going
Man.
director
CLS
MONITORING AND REVIEW
12
Question
Equality impact assessment is an ongoing process that does not end once a policy, strategy, function, project or activity
has been agreed or implemented.
Response
44
How will you measure the effects of the
policy on equality?
By monitoring of housing equality indicators
When will the policy be reviewed?
The strategy will be reviewed in 2015 with a new housing strategy published in 2016.
What type of equality information is
needed for monitoring and how often will
it be analysed?
Monitoring of housing equality indicators will be carried out annually.
How will stakeholders be engaged in the
implementation, monitoring and review?
The relevant stakeholders included in 1.7 above will be included in monitoring the
implementation of the strategy action plan, and in the review in 2015.
13
Before sending the EqIA to be approved by the relevant director use the following checklist to ensure the process is
completed. The completed initial EqIA should also be checked.
Y/N
The EqIA clearly outlines the purpose of the policy, strategy, function, project or activity?
Y
The EqIA clearly outlines how the policy, strategy, function, project or activity relates to equalities and to the council’s public
duties?
Y
The EqIA clearly outlines the evidence available and the information gathered for the assessment?
Y
The EqIA clearly outlines the community engagement undertaken for the assessment?
Y
The EqIA clearly identifies the impact on each protected group based on the information available and how the policy, strategy,
function, project or activity enables the council to meets its public duties?
Y
Final judgment has been made based on the evidence available?
Y
45
The EqIA identifies SMART actions and identifies risks?
Y
The EqIA includes information on how the policy, strategy, function, project or activity will be monitored and reviewed?
Y
14
DECISION MAKING AND PUBLICATION
14.1
I agree with the outcome of the above EqIA and actions arising, and have integrated the outcome into the policy decision
Lead Officer
Name
David Morris
Signature
Date
27 February 2012
Lead Director
Name
Peter Brown
Signature
Date
27 February 2012
Date sent to corporate equalities and cohesion team (data.equalities@croydon.gov.uk)
THIS SECTION TO BE COMPLETED BY THE CORPORATE EQUALITIES AND COHESION TEAM
Publication Date
(summary on website)
46
47
Appendix 1: Housing Strategy Conference Report and Workshops
Appendix 1
48
The Event
A conference was held on 28 November 2011 to give residents,
stakeholders and partners the opportunity to engage and to develop the
options and approach that offer the best opportunity to improve housing
outcomes in Croydon.
Delegates
Over 130 people attended the
conference including residents,
housing associations,
the voluntary sector and the police,
17% were residents
23% represented housing associations
16% represented voluntary organisations
41% were from statutory organisations including other local authorities and
the police.
2% were Councillors
49
1% were police
Housing Associations
Residents
Voluntary Organisations
Statutory Organisations
Police
councillors
Bringing together a wide range of stakeholders proved an excellent
opportunity for sharing experiences, different viewpoints and also
networking.
Plenary session
The conference included a series of presentations tackling some of the key
issues for housing strategy. Our speakers included:
Jon Rouse, chief executive, Croydon Council
"Gimme shelter - why our housing strategy matters
more than ever" - View video of presentation - View
notes of presentation
Belinda Porich, housing policy manager,
Housing Unit, Greater London Authority
"Housing in London. The Mayor's new strategy" –
View video of presentation View notes of presentation
Warren Shadbolt , executive head of
50
community safety and youth engagement,
London Borough of Sutton –
"Big Society" - View video of presentation
Workshops
Workshops were held giving delegates the
opportunity to discuss the significant issues
for our developing strategy, including:
■ How can we optimise new housing
supply in Croydon?
■ How can we help tenants to hold their
landlord to account and how can we
support and develop the Big Society in
Croydon?
■ Who should get priority for social housing in Croydon?
■ What is the role of housing in encouraging independence and inclusion?
The key issues raised were that :
Croydon needs to be very clear about its’ rent setting policy and how it
relates to affordable rent.
Assistive technology should not lead to isolation of the most vulnerable
including the elderly.
Croydon should explore opportunities to host tenant scrutiny training with
other providers.
Interactive consultation
During the event we used pin point boards to consult our delegates. We
focussed on who should get priority for housing, resident involvement and
encouraging independence.
51
Delegate evaluation of the conference
Of those who completed their evaluation forms four out of five found the
conference overall good or excellent.
Conference delegates said that they felt that the event was informative and
useful.
Feedback from our delegates is really important and the learning point for
future consultations is to allow a longer period of time for the workshop
discussions and greater opportunities for questions and answers..
Workshop one
Optimising New Housing Supply Workshop
The following questions were considered within this workshop and the
responses are detailed below
What more can the Council and its partners do to unlock
housing developments in Croydon?
 Delegates are keen on new enabling approach including team’s
proactive work on sites.
 Croydon need to be flexible about tenures in existing S106 agreements
 It is important quality is not lost to ensure numerical targets are met. It is
a balancing act between producing quality homes and ensuring they are
financially viable
 The issue of where sites could have a change of use in the town centre
was cited. (both conversions of office and new build developments).
Could the process be made easier?
 Information – a list of sites; better intelligence on sites especially council
owned land
 Access to the right people
 Deferred land payments
 Commuted sums
 Increased brokerage between the Registered Provider and landowner.
 Pooling public sector land
52
 Development of surplus land owned by voluntary organisations
 Provide free planning consultancy to speed up planning
 Review of affordable housing % on S106 sites
 Plan for infrastructure development; schools, nursery etc
 Design homes that are attractive to under occupiers
 Build links with financial institutions with landbanks
What can the Council do, working with its partners to optimise the
development of affordable housing in the borough?
 Need to move away from old approach of RPs and HCA as partners,
and to see developers as partner organisations too.
 Issue of sites where there is a requirement for commercial units. These
can hinder development, if there is not demand for them.
 A proactive approach with private commercial properties can work
(such as with Family Mosaic LIDL schemes).
 Liaison on S106 flexibility on tenure
 Parcel-up land/sites
 The importance of a tenancy strategy sooner rather than later, the need
for the development programme to be looked at on a scheme by
scheme basis.
 The need for local sustainable lettings plans
 Rent levels; need to be transparent and able to be compared
 Issue of fees with development team pre-app service (planning) RPs
may not use this service due to the cost
 The question of using the HRA for schemes which may otherwise not
be viable.
 The question of the implications of Community Infrastructure Levy was
raised.
 Empty property programme- use to identify and target owners.
 Free land from the council
 Self build- a social enterprise project
 Guarantee revenue/rental income for five years
53
 Reduction in development levy/obligations
Question 3
What type of affordable housing development should be encouraged to
address Croydon’s housing needs?
 Concerns about £40K max income. There may be families who earn
more than this, who cannot afford to purchase a home.
 Homes for underoccupiers, the use of grants to provide incentives for
them to move is not necessarily working. The loss of benefits may work.
 Designing a home for a specific applicant is a huge risk to RPs (for
underoccupancy/wheelchair user or intermediate housing) as the
applicant can refuse the home at a later stage.
 RPs feel that pepper potting of tenures leads to housing management
issues. Separate cores for affordable rent and private. Shared
ownership can work with private not with affordable rent.
 Croydon’s flexible approach to rent levels was seen as positive.
 Where appropriate/possible extensions to existing properties for
overcrowded families, as an alternative to rehousing them.
 Positive feedback on Living Homes model.
 Issues about planning requirements for CHP systems. Also that space
is being used for bicycle storage rooms, which are not being utilised.
 Balanced developments should be developed including affordable
 rent and low cost home ownership
 Concerns were raised regarding the introduction of fixed term tenancies
and impact on social community sustainability
 Provide small council owned land infill sites to RPs free of charge
 Build to meet the needs of local people.
 Flexible approach required regarding the size and mix of homes on
developments a need to assess on a scheme by scheme basis to
enable viability
Workshop 2
How can we help tenants to hold their landlord to account
and how can we support and develop the Big Society in
Croydon?
54
Tenant Scrutiny
How can we share resources across London?
 Housing inspectors – Mystery shopping – Pool these people across
areas & inspect each others services.
 Private sector rents property involvement?
 RSL’s – Common Policy areas, localism, flexible tenancies etc..
Croydon Policy
 Joint training of scrutiny panel members with other RSL’s. Sharing
good practice across areas
 Scrutiny forum and unify the approach across all different organisations.
Roll out as would once become established.
Encourage residents to take part in larger networks.
 Set up sector based group with other local authorities or join existing
group with focus on scrutiny.
 Share information about scrutiny with local charities/self
help/advertising agencies.
 Training across boroughs
 Consistency amongst different housing providers
 Roving training programme amongst local councils / rsl’s
 Locality matrix – regularly sharing ideas
 Online Training
 Important that training for other local authorities in our region is uniform
– mode of scrutiny panel may differ, but the training should be the
same.
Big Society
Which estate services which could be delivered by the local community?




Shrub Beds
Residents shadowing with officers
Being better neighbours – checking on elderly or vulnerable residents.
Internal cleaning of a block with some kind of payback i.e. a sum of
money to a group. Right to manage.
 Energy Champions
 Neighbourhood inspectors/mentors
 Environmental work on low scale nut longer term – flower beds, small
allotments for food growing on estates
 Inter family support – early intervention, training and CRB would be
needed.
 Mentoring
 External Cleaning – Monitoring
 Window Cleaning – Monitoring ops foe employment
 Estate Social Enterprise – employed to monitor services on their
estates.
55
 Neighbourhood/community pride day – combined with all ages
initiatives.
Workshop 3
Who should get priority for social housing in Croydon?
Attendees were consulted in three ways:
1. A pinpoint display
2. A workshop
3. Questionnaires
Pinpoint display:
Respondents were asked the following questions and given stickers on which to
respond. Other attendees added red stickers (disagree) and green stickers (agree):
“How much do you think people should be able to earn to still qualify for affordable
housing?”
Answers were:
 It depends on the circumstances – a hard rule/cap is a very blunt instrument
 Below median income for London
 £35k – two red stickers
 With the cost of living rising – who can tell?
 Affordable rent of 80% of market rent – is it truly affordable? Such a high value will
automatically exclude the less well off.
Who do you think should be exempt from the requirement to live in the borough for 12
months?
Answers were:
 Families where there is disability/carers – four green stickers
 Everyone – three red stickers
 Older people and people who work in the borough – four green stickers
 Ex service personnel, foster carers, adopters – one red sticker
 Health and other key workers moving into the borough – three green stickers
 Those who have moved to the borough to address other issues – e.g. gangs, drug
free – two green stickers
 Families with an income of £23k, singles with an income of £17k or less
Respondents were asked whether they agreed or disagreed with the following groups
being given priority:
 People volunteering for a charity or recognised tenants organisation: 21 disagreed,
5 agreed
 People on modest pay: 22 agreed, 2 disagreed
 People who have served in the armed services: 26 agreed, 3 disagreed
 People undertaking training courses to access employment: 17 red stickers, 6 green
stickers
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Workshop:
A workshop was held with 23 attendees split into three groups. Each group had two
exercises:
Exercise 1: who should we include?
Attendees were given a group of applicants and asked to consider if they should be on
the waiting list or not. The responses were as follows:
Group 1:
Included: Applicant on a number of waiting lists across London, returning member of
armed forces currently living outside Croydon, applicant from outside the borough
wanting to provide support/care for a relative in Croydon
Not included: Applicant from outside the borough with a job offer in Croydon, applicant
who has refused all reasonable offers which they are entitled to
Neither one nor the other: Applicant with capital assets of more than £50,000, applicant
with a history of anti-social behaviour, applicant from outside the borough requiring
sheltered accommodation, applicant with a history of housing related debts (rent
arrears, council tax arrears, rechargeable repairs)
Group 2:
Included: Applicant from outside the borough requiring sheltered accommodation,
applicant with a history of housing related debts (rent arrears, council tax arrears,
rechargeable repairs)
Not included: Applicant with a history of certain types of criminal behaviour (e.g. violent
crime), applicant from outside the borough and no other local connection, applicant with
capital assets of more than £50k, applicant registered on a number of waiting list across
London, applicant with a household income of more than £40k per year
Neither one nor the other:
Group 3:
Included: Applicant from outside the borough requiring sheltered accommodation (lower
priority than Croydon resident), Applicant with a history of certain types of criminal
behaviour (e.g. violent crime) – yes with some reservation, applicant from outside the
borough with a job offer in Croydon – mostly yes but one no
Not included: Applicant with a household income of more than £40k per year, applicant
on a number of waiting lists across London, applicant from outside the borough,
applicant who has refused all reasonable offers that they are entitled to, returning
member of armed forces currently living outside Croydon (unless local connection),
applicant with a history of anti-social behaviour (mostly no – some reservation)
Neither one nor the other: applicant with a history of housing related debts (rent arrears,
council tax arrears, rechargeable repairs), applicant with capital assets of more than
£50k, applicant from outside the borough wanting to provide support/care for a relative
in Croydon
Exercise 2: who should we prioritise?
Attendees were given a group of case studies and asked to consider what priority, if any
they should have on the waiting list. All would be below band 1 which was pre-set. The
alternative was advice on other housing options.
The scenarios were ranked as follows:
High priority
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Family with 3 children, on with asthma. Property is damp and mould and the child is in
hospital frequently. The property has a category 1 hazard and repair works will take
more than 6 months.
40 year old with progressive condition that will result in him becoming a wheelchair user
in two years time. His existing accommodation is not accessible.
Family with five children occupying a 3 bedroom property. Children aged 12, 9, 7, 6
and 2. Request for separate room for 9 year old due to irregular sleep patterns and is
frequently aggressive.
Homeless family, one boy – 9 and girl – 5. In two bedroom temporary accommodation
and in part time work.
Medium priority:
18 year old single parent sharing bedroom with 1 child in parents home – commented
that they should also be given advice and assistance to pursue other options.
Foster carer living in council accommodation and fostering one child on behalf of
Croydon council. Would be able to foster another child with a larger home – priority to
move if stop fostering.`
Lone parent with one child renting privately. Overcrowded by one bedroom. Employed
on a low income.
Family originally from Croydon but currently living in armed forces accommodation.
About to be discharged and want to move back to Croydon.
35 year old man, recently started rough sleeping with support needs. Unemployed.
Homeless family with three children aged 10, 8 & 5 living in a three bedroom flat used
as temporary accommodation. Not in employment.
Private sector/home ownership:
Family with two children aged 18 & 16 currently living in Nottingham in a housing
association tenancy. Currently unemployed with a job offer in Croydon. Salary
£39,000. Unemployed for two years and no money for a deposit.
32 year old woman sleeping on friend’s sofa since losing her tenancy. Volunteers for
one night a week.
Notes from discussions:
Much of the discussion was around the criteria being too blunt and that the assessment
would need to take the applicant’s circumstances into account.
Questionnaires:
Responses to questionnaires were input into the online survey and aggregated with the
response to the survey.
Workshop 4
What is the role of housing in encouraging independence
and inclusion?
Older People
The following questions were considered within this workshop and the responses are
detailed below:
1. What kinds of specialised accommodation based services will be needed for older
people with support needs in the future?
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Response:
Increased adaptations to existing stock to enable older people to stay put
Support services for older people living in existing and new build properties
Ensure older people do not become isolated.
2. Some older people in need of supported housing have had lifelong support needs
whereas others have support needs arising from conditions associated with ageing; in
what ways do we need to take a more nuanced approach to commissioning supported
housing services for older people to meet these different needs?
Response:
Identify need for bespoke people and Identify where the need is.
Identify the type of accommodation and support services that will meet this evidenced
need.
3. How can we promote the use of assistive technology in supporting older people to live
independently in their own home?
Response:
There is a need to increase the use of assistive technology such as telecare and to
keep the cost affordable.
To increase the use of telecare there is a need to promote assistive technology through
partnership agencies
4. Extra care housing – what is the point?
Response:
It is better than residential care
It helps maintain independence
Support – can be involved
Staff – on site – cheaper than carers around the borough
5. Should the council commission home improvement agency and handyperson services
or can we leave it to the voluntary sector?
Response:
This area was undecided as delegates views differed.
Delegates were concerned that the council take measures to prevent older people from
becoming isolated especially as assistive technology such as telecare has increased in
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use .Delegates also felt that there was still a place for service based accommodation
and that this type of service does not prevent independence- it should remain a choice
for older people.
Pinpoint Facilitation
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