1. Housing Overview West London
Rachel Ormerod
Head of the West London Housing Partnership

2. Aims
Provide comparative facts and figures that will give an overview of the general housing context for West London

3. Existing Social Housing Stock
Overview of social housing stock numbers in West London
between us we have over 140,000 units of social housing stock across WL
Numerically H&F has the most social stock,
nearly half is owned by RSLs – in some borough more than half (Brent/K&C) 63% and 66% respectively
Borough
total social stock
RSL owned
Brent
25,198
63%
Ealing
23,184
42%
Hammersmith and Fulham
25,772
49%
Harrow
8,744
Hillingdon
16,706
37%
Hounslow
20,460
34%
Kensington and Chelsea
20,281
66%
Total social stock
140,345

4. Stock percentage
This graph shows social housing as a percentage of the total housing stock in each borough.
Ranges form 10% in Harrow to over 30% in H&F

5. New build housing (all tenures)
This show the overall context for new build nationally .
From CLG UK housing building stats, in Housing Statistical Release May
Sharp decline in 2008/9 followed by some recovery in
The slide is for the UK across al tenures, and is interesting to note in comparison with the next slide that shows affordable new build

6. New affordable housing (gross supply)
By contrast govt funded affordable housing build increased,and accounted for the vast majority of all new build in (over 50,000units of a total 70,000)
In terms of additional supply it should be noted these figures for affordable housing only show Gross supply. This includes regen schemes replacing existing social housing stock. Gross rather than net additions.
A total of 57,730 gross additional affordable homes were supplied in England in This is an increase of 4 per cent on the 55,570 (revised) affordable homes supplied in and the highest number since
33,120 new affordable homes were provided for social rent in , an increase of 7 per cent on

7. Affordable Renting - Firm Bids West London 2011-15
No indication of numbers or location of relets that will be required to help fund these new units, no indication of rented and home ownership.
RSLs already asking to convert existing social rented schemes that have yet to complete
We don’t know what rent levels will be, but most boroughs working towards a position on rents and relets.
In general RSL seem to be keen to keep rents on larger units down so as not to get caught by universal benefit cap, So rents on 3 beds+ are capped at loer levels with the money made up on 1&2 beds.
Likely to lead to hard to explain anomalies in rent level for tenants

8. Indicative bids: London 2011-15
NW London indicative build of 9325 units. Quite high.
NW includes: Richmond, Barnet, Islington, Camden, Westminster plus our 7 boroughs
To fund the new units requires 4056 existing social units to convert to AR, plus a further 98 to convert to AHO, and 89 to be sold on the open market. The total loss of social rented unit stock will be approx 4243 units.
So by 2016 we can expect to see 10,759 AR tenancies across North and West London. Relatively small as a % of total stock (est 5%?), but growing.
HCA region
Affordable Rented
Affordable Home Ownership
Total
North West London
6,516
2,809
9,325
South London
7,691
2,942
10,633
North East London
9,723
2,893
12,616
23,930
8,644
32,574

9. 5 Year Net Additional Requirement for Housing in West London
Housing Sector
5 year Gross Housing Requirement, less Gross Supply
Total Net Requirement by sector over the next 5 years
Gross Requirements
Gross Supply from All Sources
Market sector (supply is owner occupied and private rented dwellings above the lower quartile)
256,341
240,194
16,147
Intermediate sector (supply includes lower quartile private rent)
107,457
103,811
3,646
Social sector (supply includes existing housing benefit supported private rent)
70,277
54,145
16,132
Total
434,076
398,152
35,924
Over the next 5 years there will be a net shortfall of 35,924 homes across West London (all tenures)
This is made up of a shortfall of 16,147 market homes; 3,646 intermediate homes; and 16,132 social rented homes, giving a market/intermediate/social requirement ratio of 45:10:45. This assumes that the HB supported private rented sector will continue to house a large proportion of low income households.
The 35,924 unit shortfall identified by the study exceeds the Mayor’s London Plan build target for West London of 21,560 over 5 years. This will potentially have a knock on effect on the tenure structure of the housing requirement in West London.
we are likely to see and increase in multiply occupied housing, which will further exacerbate the shortage of larger units
there is a large shortfall in dedicated intermediate supply for families on median incomes (£32k pa), with existing intermediate products being too costly. This shortfall in dedicated supply is met by supply from the lower quartile PRS

10. HB as proportion of PRS
It is estimated that between 30-50% of the private rented sector in outer London boroughs is already occupied by households in receipt of LHA or Housing Benefit.
The proposed HB changes could add an estimated 5,273 households to the additional social sector requirement, taking it from 16,132 to 21,406 if these households are unable to find private rented accommodation at below LHA rates.
Alternatively these households could find cheaper accommodation in other areas in the sub region, thus increasing competition for lower quartile rented accommodation and pushing up the requirement for intermediate housing instead. The reality is likely to be somewhere between these two scenarios. And some may move out of West London altogether.

11. PRS affordable to people on Benefit
Housing Benefit reform and the spatial segregation of
low-income households in London
Alex Fenton
Cambridge Centre for Housing and Planning Research
Department of Land Economy
University of Cambridge
January 2011

13. Implications
Capacity of outer London boroughs in terms of education, health, public services, child protection
Works against employment initiatives particularly for low paid work where people are less likely to travel long distances
Cumulative affect of other changes – rent levels in social sector, universal credit cap, HB changes for underoccuppying social tenants, under 35s shared room rate.

14. Homelessness Trends
Homelessness acceptances are up by 19% in Q4 over same quarter in the previous year
Significant variations between boroughs but the overall trend is worrying.
Particularly worrying is increased use of emergency accommodation

15. Numbers in B&B
Figs as at early June 11 (Q1 figs not yet due) but trend is very clearly up wards and is due to:
LHA changes which came in on 1st April: means that it is more difficult to divert homeless families into private rented sector
Changes to subsidy caps mean that it is more difficult for boroughs and RSLs to procure leased accommodation, particularly larger family sized accommodation in central boroughs
Emergency TA very expensive, esp for families
WL TA framework agreement –
Purpose
:To use collective purchasing power to procure accommodation within subsidy arrangements
Reduce the use of expensive emergency TA especially for families
Facilitate out of London procurement

16. Existing tenants in housing need
16.8% of all households in west London unsuitably housed (110,000 households) of which almost half (53,500) are overcrowded
Social housing mobility:
aim to increase numbers of mutual exchange by 50% in
CLG funding research and support .
IT: will work with Locata and Homeswapper to maximise MX as a housing option for existing social tentants