A Task Groupn on Affordable Housing will report to the Public Realm Scrutiny Committee on Tuesday that most Brent families cannot afford so-called 'affordable' housing at up to 80% of market rents or the 'shocking' fact that many social rents are already too high for them. The report does not say this but it raises questions about the amount of 'Build to Rent' construction being carried in the Quintain development around Wembley Stadium which is clearly out of reach of the great majorityof local people. As suggested by Wembley Matters in the past, it would be helpful if Brent planners were clear about which definition of 'affordable' they are using in their reports to the Planning Committee. 80% of market rent is not affordable.
should be read in full for an explanation of each of the 18 recommendations as well as complex issues such as viability assessmments.
Affordable housing targets
and viability
1.
In the new Local Plan for Brent the strategic target of 50 per cent for
affordable housing in new developments should be retained, with an expected
tenure split of 70 per cent social rent / London Affordable Rent to 30 per cent
intermediate affordable housing.
2.
Brent Council should adopt the Mayor of London’s 35 per cent “fast-track”
threshold approach to viability (with 50 per cent on publicly owned land and
for industrial sites). Through this the council would forego the requirement
for a financial viability assessment and/or a late stage viability review in
the event that a developer guarantees delivery of the requisite percentage of
affordable housing across the entire development (with the 70 per cent social
rent / London Affordable Rent to 30 per cent intermediate tenure split
applicable). The policy should be subject to review.
3.
To help meet the need for larger affordable homes in the borough, Brent should
continue to require a minimum of 25 per cent of new affordable rented homes to
be three bedrooms or larger, accommodating at least a household of six (2
people per bedroom). However, this approach must be combined with a clear and
effective under- occupation strategy, enabling and incentivising down-sizing in
order to release more existing larger homes for re-let.
4.
The council should continue to use the “Existing Use Value Plus” (EUV+) method
for determining benchmark land values. Any other uplift in value should be
captured for the public.
Corporate approach to
affordable housing delivery
5.
Future council policy with regard to the setting of rents for affordable
housing should continue to be based on the traditional social rented model
(like the mayor’s London Affordable Rent model) and should not be linked to
volatile and irrational market rents rather than incomes.
6.
Brent Council should create a cross-departmental Board of officers, reporting
directly into the Corporate Management Team (CMT), to ensure a ‘one council’,
joined-up,
sustainable
approach to the delivery of Affordable Housing. The board should have high
level responsibility for programme management and monitoring of an Affordable
Housing Action Plan and associated suite of Key Performance Indicators. The
Board should include senior officers from Brent’s Planning, Housing,
Regeneration, Property, Finance and Legal teams.
7.
Brent should consider adopting a land assembly, master planner approach,
working with key partners and designating Land Assembly Zones in its Local
Plan. Where attempts to encourage and incentivise voluntary land assembly do
not succeed, Brent should commit to extend its use of compulsory purchase
powers in these zones, where the law allows.
8.
Brent Council should maximise resources available through the mayor’s fund, RTB
receipts and borrowing to support direct delivery within its own capital
development programme with a primary focus on rented homes at social rent
levels and on larger homes (3 bedrooms or larger).
9.
Brent must adopt a clear policy on access to shared ownership in the borough,
making the product accessible to people on incomes that are as low as possible
and ensuring the policy is designed to enable keyworkers to take advantage of
it.
10.
All new homes in Brent should be marketed locally first, as per the Mayor of
London’s planned “first dibs” policy. Brent should investigate how such a
requirement could be implemented.
11.
Brent Council should explore all the options highlighted in this report for
innovative partnering arrangements and delivery models with Registered
Providers.
Estate regeneration
12.Future
estate regeneration projects in Brent should use the South Kilburn Regeneration
Programme as a model of good practice and make a clear commitment to ensuring
there is no loss (in quantum terms) of social rented affordable housing and to
resident ballots.
Land owned by public
authorities
13.
Brent should actively promote partnership working on publicly owned land with
other public bodies, as promoted by the Naylor Review (One Public Estate), e.g.
Network Rail/TfL sites such as potential over station and over rail land
developments, as part of the Local Plan.
Industrial/employment sites
14.
Brent must adopt a proactive approach to identifying opportunities where
surplus commercial space, underused retail sites and car parks may have
significant potential for housing development, both strategic industrial land
sites and smaller commercial land sites, and in particular where sites have
potential for mixed-use developments.
Small sites
15.
The council and its agents should proactively explore partnerships with
developers and RPs on small sites to maximise the amount of affordable housing
across the borough. Brent should identify potential opportunities and funding
mechanisms for increasing
development
of small sites, including any further opportunities for infill development. It
should be prepared to invest the necessary resources.
16.
Developers of small sites with capacity for 10 or fewer units should be
expected to pay a commuted sum, wherever possible, based on a consistent
tariff, to Brent as a contribution to the fund for affordable housing to be
built elsewhere in the borough. All affordable housing in small developments
should be included in Brent’s periodic performance stats.
Community led housing
17.Brent
should investigate and promote opportunities for community led housing
projects, such as “Community Land Trusts” and “Self-Build” projects, which will
protect homes and assets at affordable levels in line with local incomes for
future generations.
18.
Brent should explore setting up of a CLT model on publically owned land and
encourage developers to do the same.