MAIDSTONE BOROUGH COUNCIL
CABINET MEMBER FOR COMMUNITY AND LEISURE SERVICES
REPORT OF DIRECTOR OF REGENERATION AND COMMUNITIES
Report prepared by Andrew Connors
Date Issued: 08 September 2011
1. AFFORDABLE HOUSING CAPITAL EXPENDITURE – TEENAGE PARENTS SUPPORTED HOUSING SCHEME.
1.1 Issue for Decision
1.1.1
To
consider approving a capital allocation of £63k towards the proposed teenage parents
supported housing scheme, on the former council depot site at Armstrong Road,that
will deliver six self contained units and communal facilities, in partnership
with Golding Homes.
1.1.2 To note that this funding proposal forms part of the overall proposed revisions to the programme of investment with Golding Homes as set out in the Council’s agreement with Golding Homes. Golding Homes are seeking the Council’s agreement to this scheme in advance of the proposed changes which are currently under consideration, and will be the subject of a future Cabinet Member report.
1.2 Recommendation of Director of Regeneration and Communities
1.2.1
That
the Cabinet Member agrees to the allocation of £63k towards the cost of the
proposed teenage parents supported housing scheme at Armstrong Road, to provide
six self-contained units and communal facilities for teenage parents, in
partnership with Golding Homes.
1.2.2 That
the £63k be found from the overall budget agreed as part of the revisions to
the agreement with Golding Homes.
1.3
Reasons
for Recommendation
Background
1.3.1 The Local Strategic Partnership (LSP) set up a working group to tackle the high instances of teenage pregnancy in certain wards within Maidstone Borough. As part of this working group, the Housing Service has been looking into the feasibility of providing a purpose built supported housing scheme for teenage parents, and have actively been looking for appropriate sites to facilitate development.
1.3.2 Golding Homes expressed an interest in working in partnership with the council on this project, due to their recent involvement in providing a floating support service to teenage parents, through a Supporting People contract with Kent County Council (KCC). Housing have therefore been in discussion with Golding Homes on the provision of a teenage pregnancy supported housing unit at the former council depot site at Armstrong Road, by converting a small standalone apartment block on site. The overall site benefits from existing planning consent for residential development and is in a good sustainable location, in close proximity to the town centre, local parks/play areas and public transport. Start on site was achieved early 2011.
1.3.3 A re-design of the apartment block, which is to the rear of the site, has been undertaken in accordance with the council’s design brief and feedback from KCC’s Supporting People Team. To help inform the brief, a visit was arranged to a working scheme in practice, namely Jubilee Court, Gravesend, which is a supported housing scheme managed by In-Touch (part of the Hyde Group) for teenage mothers. The visit included talking to both residents and staff about their experiences. The scheme has been running since April 2003. The design brief for this proposed supported housing scheme is also based on research and good practice recommendations for schemes of this nature identified within DCLG’s: Good Practice in Supported Housing for Young Mothers.
1.3.4 Golding Homes submitted an application for non-material amendments following the grant of planning permission for Armstrong Road, which included the proposal to change block b to provide specialist accommodation for single mothers (5 x 1-bed and 1 x 2-bed flats) and ancillary accommodation comprising office space, communal kitchen and lounge and space for training and outdoor play. The general architecture remains consistent with the original design. This was determined and granted consent on 24th March 2011.
1.3.5 The design of the scheme has allowed for easy conversion to general needs, if in the future the need for supported housing for teenage parents reduces to the extent that a supported housing scheme is no longer required.
1.3.6
The
aim of the project is to provide a purpose designed supported housing scheme,
which comprises six units of high quality, self-contained accommodation, with
support for young women who are pregnant or have young children. The age range
for schemes of this nature are normally 16 to 25 years of age (with a priority
on 16-19 year olds).
1.3.7
Residents
stay for up to two years. At the end of the two years people are helped to
make the move into independent accommodation in the local area. They can be
referred to other services to receive resettlement support in order to help with
this transition.
1.3.8 The proposed scheme was recently promoted at the hugely successful LSP Tackling Teenage Conception Event on the 7th July 2011. The event brought together key stakeholders and gave the opportunity to network with peers and colleagues from across the region to examine how to maximise the effectiveness of multi-agency working and services provided. Links will continue to be developed and maintained with specialist services in the area such as sexual health advisors, specialist education support, health visitors & midwives in order to provide extra, more specialist support to young parents.
1.3.9
The
main features and services being provided to residents are:
· High quality self contained temporary accommodation;
· Staff available to offer guidance and support to residents;
· Individual care packages of support to meet the needs of the residents;
· A comprehensive re-settlement and move on service;
· On site training kitchen, IT suite/communal lounge and meeting room;
· Nursery/indoor play space;
· Quiet counselling room;
· External garden/play area;
· Pram/general storage/changing room;
·
Safety
and security (CCTV/video phone entry system/fencing/fire alarm control system).
1.3.10
It
is envisaged that the scheme would provide temporary accommodation for
residents, with a view to teaching the teenage parents the necessary life
skills to enable them to sustain a tenancy and move on to more permanent
accommodation in the future. In addition the project aims to tackle the issue of
young mothers having a second child whilst still in their teen years.
1.3.11
The
KCC Supporting People Team will arrange and carry out the tender process for
interested providers to apply to provide the housing related support for this
scheme. The team does not run or deliver any housing related support
services itself. Instead it has contracts with other organisations including
other council departments, voluntary and community sector organizations,
registered social landlords and private companies who deliver services to
vulnerable people. Golding Homes have already expressed an interest in
submitting a tender for consideration. The tender process should take 3 to 4 months. As
the scheme is forecast for completion in March 2012, the process has been
timetabled for a start no later than November 2011.
Funding
1.3.12
The
council was successful in acquiring significant revenue resources for this
project some 18 months ago from the Kent Supporting People Commissioning Board
and retained a commitment from the Board to retain the revenue funding whilst a
suitable site was identified.
1.3.13
The
council and Golding Homes (formerly known as Maidstone Housing Trust) entered
into an agreement on 4th February 2010, to agree to vary the terms
of a number of agreements relating to the Trust’s purchase of the council’s
housing stock, back in February 2004.
1.3.14
The
agreement also set out a proposed funding programme with Golding Homes, where
the council would contribute payments in respect of certain affordable housing
schemes, within given timescales. The former council depot site at Armstrong
Road was one such scheme where a contribution of £855k for 96 affordable
housing units was envisaged at £9k per unit.
1.3.15
The
overall scheme at Armstrong Road has subsequently been altered to include 21
private sale units, which has led to a reduced scheme of 75 affordable housing
units, and the contribution has therefore subsequently been reduced accordingly
by £189k, from £855k to £666k. The scheme is also in receipt of £4.6m of grant
from the Homes and Communities Agency.
1.3.16
Additional
grant is being sought due to the additional costs incurred associated with the
redesign of block b. The original design cost £506,370. The revised cost due
to the redesign and additional items is now £577,171, resulting in a net
difference of £70,801. However the additional grant being asked for is only
£63k. The shortfall of £7,801will be made up by Golding Homes.
1.3.17
The
additional £63k will be found from the overall budget as part of any revisions to
the agreement with Golding Homes which may be agreed. The overall proposed
changes keep to the originally agreed total investment and the changes sought
are primarily matters of timing and tenure.
1.3.18
In
terms of timescales for delivery on Armstrong Road, the overall site was
originally planned for completion by the end of March 2012. The forecast for
overall site completion is now June 2012. However the teenage parents’ scheme
within block b, is scheduled within the first phase of the development and is
on course for completion by March 2012.
1.4
Alternative
Action and why not Recommended
1.4.1
The
council could choose not to agree to re-allocate the funds. However, the issue
of teenage pregnancy has been a priority to tackle in Maidstone and not agreeing
the transfer of funds could result in the loss of this unique, high quality
supported housing scheme.
1.4.2
A
lack of investment from the council would place the scheme at severe risk in
terms of delivery and financial viability. This in turn would place the
council at risk of losing the revenue funding commitment from KCC’s Supporting
People team, which has already been placed under pressure due to the cut in
funds within the Supporting People programme. Slippage would be increased in
the capital programme, and could lead to the council being criticised for not
fulfilling its key objective of enabling the delivery of quality, decent
affordable housing.
1.5 Impact on Corporate Objectives
1.5.1
The
scheme proposals outlined within this report support the council’s priorities
and outcomes identified in the draft Strategic Plan 2011-15 and draft
Housing Strategy 2011-15, which seek to ensure that Maidstone is a decent
place to live, with decent affordable housing in the right place across a range
of tenures, and that vulnerable people are assisted, and the level of
deprivation is reduced.
1.5.2 The successful implementation of the scheme will contribute to the aims of the Sustainable Communities Strategy (SCS) and the actions set out in the Kent County Teenage Pregnancy Strategy, by improving the aspirations and life chances of children and young people so that they are able to make informed choices about their lives, their wellbeing and their health. In particular, the council will focus on those children and young people who are most at risk. Through this work the council will support the reduction of conception rates and ensure that the right help is provided for young parents.
1.6 Risk Management
1.6.1
The
deliverability status and progress of the scheme will be monitored on a regular
basis, and will form part of the Affordable Housing Delivery Risk Assessment
process which is undertaken on a quarterly basis. The continued maintenance of
strong and regular dialogue with Golding Homes, the Finance team and
Development Control will assist in this process.
1.6.2
The
risk assessment will also take into account whether there are any identified
risks which could result in increased or revised scheme costs. Any changes to
the expenditure profile of committed schemes will be monitored and reported as
part of the normal quarterly capital monitoring forecasts.
1.7 Other Implications
1.7.1
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1. Financial
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2. Staffing
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3. Legal
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X
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4. Equality Impact Needs Assessment
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X
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5. Environmental/Sustainable Development
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X |
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6. Community Safety
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7. Human Rights Act
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8. Procurement
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9. Asset Management
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1.7.2
Financial:
The budget for 2011/12 is £956,000, of which £526,500 is committed
expenditure. The proposed revisions to the programme of investment with
Golding Homes (of which this scheme is part) result (if agreed) in a further
£400,500 of expenditure this financial year. Total expenditure would be £927k,
so this funding proposal remains within the overall budget for the year. The proposed
revisions will be dealt with in accordance with clause 2.5.8 of the agreement
with Golding Homes, which allows the reallocation of funds to alternative
affordable housing schemes, delivered in a similar timescale, type, size and
value.
1.7.3
Legal:
The s106 agreement for the Armstrong Road Depot site specifically states that
the affordable homes developed should be let on social rents. Golding Homes
are now seeking to vary the terms of the s106 agreement to allow the affordable
homes to be let on an Affordable Rent, rather than a social rent basis.
1.7.4
Equality
Impact Needs Assessment: Young mothers can often feel judged and stigmatized by
society. They may also be young women who have not experienced good parenting
themselves and who have had negative experiences in the education system. The
scheme will offer an empowering environment of equal opportunity that can
counter these experiences through specific support and action plans that are
designed to increase the self esteem and confidence of young parents with clear
interim targets and goals. These will cover issues such as health promotion,
access to education and training, promoting independent living and parenting
skills
1.7.5 Environmental/sustainable development: The scheme will meet the Homes and Communities Agency Design and Quality Standards and Code for Sustainable Homes Level 4. The units will also be built to Lifetime Homes Standards. This will ensure the quality of the design of the new homes is high, and they are constructed in a sustainable manner, thereby reducing the environmental impact, with lower running costs and incorporating features that enhance the quality of life of the occupiers.
1.8 Conclusions
1.8.1 The funding recommendation in this report represents an opportunity to help facilitate the development of a high quality, supported housing scheme for a vulnerable group of society, providing a decent, affordable place to live and acquire new skills for teenage mums to achieve independent living.
1.9 Relevant Documents
1.9.1
Appendices
1.9.2 None.
1.9.3 Background Documents
1.9.4 Housing Strategy 2011-15.
1.9.5 Sustainable Communities Strategy (SCS) 2009-12.
1.9.6 DCLG’s: Good Practice in Supported Housing for Young Mothers.
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How
to Comment Should
you have any comments on the issue that is being considered please contact
either the relevant Officer or the Member of the Executive who will be
taking the decision. Cllr
John A Wilson Cabinet Member for Community and Leisure
Services Telephone:
01622 720989 E-mail:
JohnAWilson@maidstone.gov.uk Andrew
Connors Housing and Communities Funding
Manager Telephone:
01622 602166 E-mail:
andrewconnors@maidstone.gov.uk