Is Brent's 'Metroland' suburban housing under threat?

The Quintain site surrounded by 'low density suburban housing'

A report going to the Resources and Public Realm Scrutiny Committee on September 6th LINK highlights some of the issues facing Brent Council in the provision of housing.

It is estimated that 1525 new dwellings need to be built every year until 2026. The report expresses confidence that this can be met in the early part of the period through developments taking place, particularly in Wembley, but additional measures will be needed in the future.

One immediate problem is that developers favour one or two bed-roomed units to ensure a maximum return while Brent's  Strategic Housing Marketing Assessment 2016 said that to meet local needs 66% of them should be of 3 bedrooms or more.

The report says that one option would be for the Council to control dwelling size as a condition of the sale of its land, rather than at the planning stage. This comes up against current 'market sentiment' when the Council tries to meet the 50% 'truly affordable' renting target and developers have recourse to viability assessments as well as limits on the ability of the Council to cross-subsidise from other funds.

Given the recent controversy about the development of Heron House, near the Quintain redevelopment area around the stadium, this possibility for finding additional sites is a concern:

...on a potentially more contentious note redevelopment of extensive areas of low density suburban housing where there are high public transport accessibility levels

One of the Heron House residents' issues was that the development was out of keeping with the largely traditional suburban nature of the immediate area.

Could this mean that those traditional 'Metroland' homes in the north of the borough that happen to be close to tube stations and bus routes (see above) might be under threat in the future as high rise-high density housing becomes the norm? Could we see speculators buying up such houses, with their large gardens, in order to redevelop them into blocks of flats with the blessing of the Council?

Other suggestions in the report may also cause concern:

The opportunities for additional sites for housing are likely to be found from a variety of sources for example: 

·      within existing growth areas, through for example increasing densities on already identified sites and identifying new sites; 


·      extending where appropriate existing growth areas into adjacent areas; 


·      more supportive policies for redevelopment/conversion of existing 
residential into addition dwellings; 


·      having a more pro-active approach to identifying sites within town centres; 


·      the identification of further extensive growth areas 

·      a more flexible approach to existing non-residential allocations, the most obvious due to their scale and existing developed nature being employment sites. 

 


The last obviously raises the possibility that local employment opportunities may be lost as employment sites get used for housing.

Task Group: Brent needs to rethink its partnerships with housing associations

Top 10 providers by housing association

Last night's Community and Wellbeing Scrutiny Commitee considered the Task Group on Brent Housing Association's Report LINK. The task group was led by Cllr Tom Miller.

Executive Summary and key recommendations:
 

-->

The task group looked at the effects of the Housing and Planning Act 2016 and the Welfare Reform and Work Act 2016 in five key areas: Right to Buy, social housing supply, 1% social rent cut, a voluntary Pay to Stay, and partnerships with the council.

This task group supports increasing home ownership and is not opposed to the principle of giving tenants the opportunity to buy their own home; however, that can only work if homes sold under the Right to Buy are replaced at least one-for-one in Brent and that social and genuinely affordable housing still continues to be provided across all tenures in the borough.

Although the task group does not believe Right to Buy will be taken up in significant numbers, it could exacerbate the borough’s existing housing crisis by further reducing social housing stock. Even if social housing is replaced, there is uncertainty about the type of product that would replace it and there could be a time lag between loss and replacement. This will be made worse if already scarce housing stock is sold. Therefore, the local authority should insist on explicit exemptions of four-bedroom family-sized homes, supported housing and specially adapted housing which if it is sold under the extended Right to Buy will be extremely difficult to replace.

Brent Council also needs to consider other supply-side measures it can take such as joint development with registered providers which maximises the amount of social housing retained in the borough, and stimulating growth in other models of social housing in Brent such as housing co-operatives, community housing, self and custom build and community land trusts.

The demands of the legislation means Brent Council will also need to rethink its existing partnerships with housing associations, and the relationships between them. More of the knowledge and expertise which the local authority has could be shared as a way of building more effective partnerships. Similarly, the expertise which large housing associations have accumulated could be shared with the smaller registered providers in the borough.

The task group believes it may no longer be realistic for one local authority to be able to negotiate on equal terms with such large organisations. Therefore, the task group calls for far greater cross-London working as a counter-balance, and for a recognition of the important niche services that smaller housing associations offer to tenants and residents in Brent.

Finally, the importance of tenants’ voices and listening to their concerns needs to be remembered and this important perspective should be better integrated into partnership working.

Theme 1: Right to Buy 

1. Strategic Director Community Wellbeing convenes a working party dedicated to Right to Buy with registered providers which meets to monitor the impact of the policy in Brent and helps to mitigate any potential problems which are caused.
2. Cabinet Member for Housing sets out a common position to all registered providers operating in Brent that the local authority would like homes of four bedrooms or more, specially adapted housing, and older people’s housing exempted from the Right to Buy.
3. Strategic Director Community Wellbeing and Cabinet Member for Housing develop agreements with housing associations and the Greater London Authority which maximise the number homes replaced in Brent, including four-bedroom properties, as well as homes for social rent.
4. Strategic Director Community Wellbeing invites housing associations operating in Brent to fund jointly an anti-fraud investigator for a time-limited period to help housing associations’ investigations into Right to Buy fraud and offer free training for staff on fraud and speculative buying practices.
5. Director of Policy, Performance and Partnership to consider integrating Right to Buy into Brent’s financial inclusion strategy so that tenants are better informed about interest rates, mortgages, cost of major works, responsibility for repairs, and the operation of companies who encourage purchasing of homes under Right to Buy.
6. Cabinet Member for Housing requests that housing associations advise tenants of their financial options, and inform them of the wider responsibilities of becoming a leaseholder as part of the purchasing process for Right to Buy.
7. Cabinet Member for Housing ensures a working party of registered providers convened around the Right to Buy extension shares information and expertise about properties going into the private rented sector. 

Theme 2: Social housing supply
8. The Strategic Director Community Wellbeing and Lead Member for Housing to initiate further discussions with other London local authorities about collaborative arrangements for the provision of social housing in the future.
9. Brent’s Cabinet Member for Housing to consider setting up a forum for smaller housing associations to be able to gain expertise and knowledge in business planning and other areas from the larger registered providers operating in Brent.

10. Cabinet Member for Housing and Strategic Director Community Wellbeing put in place mechanisms to signpost residents to information about the Community Land Trust Network and Federation Confederation of Cooperative Housing and self and custom-build networks and organises a one-off event to stimulate interest in developing other social housing models.
11. The Strategic Director for Community Wellbeing commissions a feasibility study about developing affordable self-build on marginal areas of council owned-land which is not suitable for its own house building programme.
12. Brent Council to update its Housing Strategy 2014-19 to weight available council- owned land not intended for the council’s own house-building programme towards housing association or partnership developments which house social tenants and vulnerable people in line with the council’s political commitments. 

Theme 3: Social rent reduction
13. Brent Council to continue to work closely with social landlords in the borough to evaluate the effects of welfare reform, in particular the overall benefit cap, and to develop appropriate processes and procedures that facilitate the achievement of this. 

Theme 4: Pay to Stay
14. Cabinet Member for Housing to request that housing associations operating in Brent report regularly to the council outlining any progress they are considering in implementing Pay to Stay. 

Theme 5: Partnerships
15. Cabinet Member for Housing organises more frequent forums around specific issues such as rents, welfare reform and employment as well as linking with London- wide housing groups so there can be a useful exchange of information and expertise.
16. The Strategic Director of Community Wellbeing organises a housing summit each year to bring together all the registered providers in the borough in addition to the regular quarterly forum meetings.
17. In collaboration with housing associations, Brent Council develops mechanisms that will enable housing association tenants to share their concerns and service priorities.
18. Cabinet Member for Housing to write to housing associations to encourage tenants’ representation at the board level of housing associations by bottom-up elections.

19. Cabinet Member for Housing to develop a partnership model which is more weighted towards those providing in-demand tenures and housing.

1500 Green candidates will fight tooth and nail to protect services and tackle the housing crisis

Natalie Bennett, Leader of the Green Party of England and Wales, has launched the Green Party’s Local Elections campaign in Bristol alongside Tony Dyer, the Greens’ Bristol Mayoral candidate, and Bristol councillor Daniella Radice.

Ahead of the launch Bennett said:

Green councillors have proven their ability to stand up for their constituents and deliver real change and we are excited to be standing almost 1,500 candidates on 5 May. In a period when councils have been under enormous pressure to execute savage cuts handed down from Westminster, I am proud to say Green councillors have fought tooth and nail to protect essential public services and vulnerable people. By challenging the destructive budget priorities of councils led by the old parties that have run out of ideas, and holding planners and developers to account, Green councillors have made a real difference to people’s lives.

The Green Party are standing over 1,500 candidates on 5 May. Alongside the Greens’ 168 principal authority councillors, those newly elected next month will move to demand that local authority pensions are not invested in companies that have links to tax havens or unethical concerns.

At the launch, Bennett challenged our unfair tax system, and the notion that austerity is inevitable:

The recent tax evasion and avoidance scandals involving the shady financial arrangements of the super wealthy show that austerity is not unavoidable – it is a choice. The loopholes that exist in our unfair taxation system, and the ability of millionaires to avoid paying their way, shows there is enough money to pay for our vital council services - all that is needed is the political will. 

But while councils have been hard hit by Tory austerity, they should be straining every sinew to protect care services, community facilities and leisure spaces - finding creative ways to preserve them for the future. Greens have ideas to help with that, as well as scrutinising, challenging, and asking tough questions - being a new broom sweeping through often dusty corridors. 

If you want to send your message about the need for real change – about the need for multinational companies and rich individuals to pay their way and about the need for creative solutions in local communities, vote Green on 5 May.

Tony Dyer commented:

The astonishing success of the Green Party's recent Election Broadcast  clearly shows that it struck a chord with people who are sick and tired of the playground antics that too often dominates political debate. From standing up for the most disadvantaged, to taking real steps to alleviate Bristol's ever worsening housing crisis, Greens are committed to grown up politics that deliver real change."

Greens will campaign tirelessly in coming weeks for measures to address the housing crisis and deliver decent homes for all. The party is committed to cap rents, introduce longer tenancies and license landlords to provide greater protection for renters. We will also break the stranglehold of the big volume builders, helping smaller builders, community groups and individuals build genuinely affordable homes and renovate more empty homes.

Daniella Radice, part of the team of that have been rapidly greening Bristol’s council, commented:

We call on this government to restore local peoples’ powers to protect their own environments, and to stop damaging and exploitative developments in our towns and countryside.

Where one part of government talks about devolution, in fact it is busy removing powers from local councils and the people they represent. The government must stop treating local communities like children. Local people know what is best for their areas and must have a real say over new developments. They should be able to say no to polluting industries, fracking, and unaffordable housing built by exploitative developers – all to the benefit of investors rather than local people.

The Green Party is opposed to the centralising proposals in the Housing and Planning Bill which will further undermine the ability of Local Councils to insist on truly affordable homes, or negotiate with major developers.

Cllr Radice added:

It is no coincidence that the Conservative administration has received so much funding from the same property tycoons and investors who will benefit from this centralisation of control. We call on the government to halt this damaging bill, and enable local councils to build the affordable homes we desperately need.

London housing crisis worsens teacher retention and recruitment difficulties

 The London housing crisis and its impact on young public services workers including teachers and nurses took centre stage at the London Mayoral election hustings last night.

The London Teachers Housing Campaign is opposing the selling off of social social housing and requirements for social housing to move to market rents and calling for rent controls and opposition to the Housing Bill.

Esther Obiri-Darko, Green candidate and teacher

The Green Party GLA candidate for Merton and Wandsworth, Esther Oberi-Darko, backed the NUT's Manifesto call for rent controls and more affordable housing in London through investment by Councils to build homes. This is an issue that teachers' organisations in Brent have recently raised with Muhammed Butt.

Recruitment and retention of teachers has already been hit by the government's education policies, particularly the recent changes in curriculum and assessment, but housing presents a major practical headache for teachers who now face being priced out of the market long with the families of the children they teach.

An NUT Young Teachers' Housing Survey at the end of 2015 found that 60% of young teachers surveyed said that they could not see themselves still teaching in London in five years' time, although in that period 100,000 new school places will be required in London.  These are the stark facts that point to a growing crisis that will put at risk all the gains made in London schools in the last decade.

Of the teachers survey 59% were having to rent privately and 18% were living at home with their parents, more than were buying a property.  The NUT said:

Just like the families of too many of the children that they teach, young teachers are being forced into unsuitable housing, facing high rents and sometimes unscrupulous landlords.

Housing conditions are revealed by individual comments from teachers:

'We are five people sharing a three bedroom flat. This is the only way we can keep costs down.'

'Landlords frequently increase rent, forcing us to move or they sell property and force eviction.'

'It's noisy, horrible and with holes i the walls but it's all that I can afford.'

'We live in a tiny two-bedroom flat with three children. We can't even fit a second bed in the second bedroom. The property has damp and my daughter has asthma.'

'I work in the same borough that I grew up in. I don't want to move away from my life, my roots, just because of ridiculous housing prices.'

At yesterday's election meeting Shaun Bailey,  London List candidate for the Conservatives, seemed confused about policy, at one time seeming to support rent controls and advocating 'controlling landlords'. John Howson for the Lib Dem's was wedded to the market and Labour's Jeanette Arnold didn't bother to turn up. All the candidates supported raising Council Tax on empty properties. None mentioned the recent proposal from a GLA Committee to pilot a Land Value Tax in London LINK . Esther Oberi-Darko spoke about Sian Berry's proposal for a London Renters Union to help exploited private tenants challenge landlords.

On Sunday, March 13th, there is a National Demonstration against the Housing Bill. The Bill includes proposals to  off existing council homes to the highest bidder, removes secure tenancies and imposes 'pay to stay' market-linked rent rises for council and housing association tenants and reduces rights for private renters.

Marchers will meet at 12 noon at Lincoln's Inn Fields, London, WC2A 3TL (Holborn tube)

More information HERE

Conditional discharge for Sweets Way social cleansing resisters

Brent activists joined those from Barnet at a solidarity demonstration outside Willesden Magistrates Court.

People from the Sweets Way Resists campaign were appearing before magistrates charged with obstructing High Court enforcement officers when they were evicting tenants from Sweets Way, in what campaigners see as enforcing social cleansing.

The accused were given a conditional charge, which means no prison sentence or fines, but they may have court costs awarded against them.

SweetsWay Website