Rising homelessness - how fair is that - LB Croydon · plus Croydon will get a share of the capital...
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croydon
Transcript of Rising homelessness - how fair is that - LB Croydon · plus Croydon will get a share of the capital...
croydon
2nd largest borough in London
largest population
379,031
youngest population
32% of population under 25
connections
INTERNATIONALTRANSPORT HUBS AND
CENTRAL LONDON DESTINATIONS, ALL WITHIN
15 MINUTES.
capacity
roydon2031
DEVELOPMENT PIPLINECROYDON CITY CENTREOPPORTUNITY AREA
• 21 DEVELOPMENTS SCHEMES
• 10,500 NEW HOMES
• 2.8M FT2 NEW COMMERCIAL SPACE
• 2M FT2 NEW RETAIL/LEISURE SPACE
• 7 NEW HOTELS
• 28 NEW PUBLIC SQUARES AND PLACES
• NEW WORLD CLASS NEW TRAIN STATION
• MAJOR ROAD INVESTMENT PROGRAMME
infrastructure
Growth Zone
What is Brick by Brick?
Private company – Croydon Council is sole shareholder
Purchases land (at market rates) from the council – income for the council
Borrows (at market rates) from RIF – income for the council
Purchases services from the council eg financial, legal etc – income for the council
Council receives 100% of any development profit – income for the council
FUNDING
DEVELOPMENT
BUILD
INVESTMENT
→
→
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COUNCIL
SERVICES
INFRASTRUCTURE
FURTHER
DEVELOPMEN
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VALUE
VALUE
VALUE
VALUE
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VALUE
Why is Brick by Brick different?
Commercialised approach to public sector asset development
All value from development stays in the borough
We achieve 50% affordable housing on our smaller sites programme
Local sales and lettings policy
We retain an interest - eg manage shared ownership stock
Genuine focus on good design and ‘outside the site’ impact
Focus on design
Very best architectural input
In-house architecture practice
Focus on suburban infill and intensification
Tenure blind design
‘Outside the site’ impact – urban design, community facilities etc
Coffey Architects, Shared ownership
vPPR, Shared ownership
Stitch Studios, Shared ownership/self build
Stitch Studios
Mae Architects, Private for sale
vPPR Architects, Shared ownership
housing demand
Croydon’s housing position
• 14,000 council tenants
• 11,000 registered social landlords
• Upward market pressure on rents
• Growing gap between LHA and market rents
• Discretionary housing payments £1.7m, topped up with £500k for HRA –not enough
• Welfare reform
• 731 household benefit capped, losing and average £68 per week
• Universal credit “full service”, over 12,000 in receipt of housing costs
• Private landlords leaving the market
Strategy for reducing numbers in emergency accommodationOur strategy involves 3 stages of intervention:
1. Preventing homelessness so that people do not enter the temporary accommodation system in the first place
2. Moving households to less expensive alternative types of temporary accommodation
3. Ensuring that long standing households are moved out of temporary accommodation
Our Gateway offer - redesigning the homelessness journey
Gateway approach• We have a commitment device – an action plan• We helped people visualise their plans – asking them to explain where
and when they are going to search• Reciprocation: “when you find somewhere, we will be able to help you
with the deposit”• “You home your choice” expectation find your own home that they can
afford with our help• We support people to maximise their income, financial planning, debt
management, finding work……………• Actively support people that engage – discretionary housing payment,
rent in advance
Why Croydon choice ?
Shift from waiting for a home, to looking for a home –“Your Home Your Move”
• Active involvement – if you do nothing, you get nothing• Self serve, increased digital access• Managing expectations –
o Applicants can see what properties we have & what we don’to Applicants can see how long the Q’s are for a property &
understand their own rehousing prospectso Steering applicants to more realistic housing options – not
everyone will get social housing
• Resonance developed Real Letting Property Fund with St Mungo’s charity
• The Fund sources, purchases and refurbishes properties in the Greater London area and leases them to St Mungo’s, who let them to families at risk of homelessness
• The fund provides investors with a commercial return on
their investment including rental yield and capital
appreciation on properties.
• The scheme has seen a 3% cash yield return on investment
plus Croydon will get a share of the capital appreciation of
the assets at the point of sale in future.
• Our investment to date of £45m has given Croydon access to
a minimum of 192 quality private sector units
Real lettings property fund
• £30m investment, Real Lettings in last 2 years – 169 units in
PRS for discharge of duty
• £15m investment for 46 more units – GLA supported
• Property Purchase Scheme – 100 units purchased in last two
years.
• 3 x Office to Resi conversions – Long term leases 230 units
alternative to B&B
• Pilot new initiatives such as Fair B&B
Long term accommodation remains
a challenge, although our achievements…
The numbers in temporary accommodation has reduced by 26% to 2,498
Our numbers over 6 weeks have reduced from 169 to 8
Bucking the trend - applications for homelessness in quarter 4 were the lowest number for over 4 years
Numbers in emergency accommodation reduced by 12%
45% reduction in the number of shared bed & breakfast, down to 360 to 198.
Over 350 residents into work
So what? Achievements to date………..
