Agenda item

To update the Board on how the Council is providing affordable family-sized homes to buy and rent.

RECEIVED the report of Joanne Drew, Director of Housing & Regeneration, a copy of which is attached to the agenda.

NOTED:

(i)            The report provides an update on provision of affordable family sized homes to buy and rent within the Council’s direct delivery programme.

(ii)          The Council aims to build 3,500 affordable homes by 2035 with a target to deliver 40% family sized homes (i.e. homes with 3 bedrooms or more) across the Housing Development Programme.

(iii)         This comes after the borough’s 2019 Local Housing Need Assessment (LHNA) highlighted a 42% shortfall in three-bedroom rented homes. In addition, the highest demand among households on the waiting list for council housing is for three bedroomed homes.

(iv)         The provision of good quality 3 bedroom or larger homes will create the home environment families need to aspire and thrive throughout their lifetime.

(v)          Previous reports considered by Cabinet and Council in February 2019 and January 2020 recognised the role the Council can play in increasing housing supply in the borough – both in its role of directly delivering new build homes (or acquiring them for affordable rent) and in enabling the delivery of homes by housing associations , developers and private landlords.

(vi)         Delivery of affordable family sized homes is an area where intervention is required if the Council is to meet its commitment to create a lifetime of opportunity.

(vii)        A summary of the family homes currently being progressed through the Council’s 2016-23 programme is attached at Appendix 1 of the agenda.

(viii)       The Council, through its Housing Development Programme, is on track to deliver more family homes to meet the needs of Enfield residents. However, funding remains a real barrier to accelerating supply to meet ever growing need.

Following Joanne’s update the following comments/questions were raised.

·         Joanne explained that the rents from social and affordable homes were not enough to pay for the costs of building them, so the authority needed grants from the Government or Greater London Authority (GLA) to fund them. She added that family homes cost more to build per unit than one and two-beds, so there isn’t enough grant to enable a whole scheme to be built out viably.

·         Joanne went on to say that schemes are always a compromise between what the Council would like to do, which is as much affordable housing as possible, and what can be afforded. So, schemes are balanced up with smaller units to make them viable recognising that there is also a demand for these homes including from downsizers.

·         In response to a question from Cllr Georgiou about the report’s connection to Equalities, Joanne explained that the majority of residents in temporary accommodation were from black, Asian and minority ethnic (BAME) backgrounds. She added that the housing waiting list had a higher percentage of residents with disabilities and critical housing needs of different complexities and this is the same across London. Joanne added that at least 10% of the homes built by the Council will be fully wheelchair adaptable and suitable for those with disabilities.

·         An in-depth explanation was provided on what is meant by affordable homes. It was also advised that the least affordable housing for residents is in the private rental sector as opposed to Council /Housing Association properties. These residents therefore have the most challenges as their income often doesn’t cover private rental levels.

·         Enfield Let, an Ethical Lettings Agency has been set up to assist those who would otherwise struggle to access private housing and ensure residents are not discriminated against because of their financial status. The move towards ethical letting is part of Enfield Council’s wider strategy to tackle homelessness and reform the private rental sector in the borough.

·         Bevin Betton, Chair of Enfield Racial Equality Council said that the Housing Associations that Enfield Council use should also be looking at family-sized houses. He acknowledged that family-sized housing is costly, but this is what is required therefore Enfield Council should be providing this.

·         Joanne replied that the Council was looking to make best use of existing homes, tackling ‘under-occupation’ by encouraging people who do not need large homes to downsize. She added that a scheme called ‘chain links’ is being investigated to maximise the rehousing opportunities when a new home becomes vacant.

·         Pointing out that ‘affordable’ housing as defined by the Government is out of reach of many in the most deprived parts of Enfield, Cllr Georgiou said that the Council needed to ‘lead the way’ and define what is affordable for residents.

·         Joanne explained that if the Council were to adopt such a policy, it would affect the ‘quantum’ of housing that could be supplied and the number of family homes that could be delivered.

·         Cllr Orhan asked for clarification on the figures shown on page 12 of the report and Joanne provided a detailed explanation.

·         Cllr Erbil commented that equalities did not appear to be at the top of the agenda for Housing Associations/Registered Providers (RPs) and therefore questioned as to what extent the Local Authority work with these partners to enforce this.  Joanne replied that Enfield Council sees itself as leaders in the borough as housing planners, working closely with Housing Associations/RPs to ensure good practice and positive outcomes. She added that the Registered Provider Framework Charter will enable the Council to hold RPs to account for wider service delivery.

The Chair thanked Joanne for her interesting and informative update.