The Future of the Arthur Clark/Albert Road Day Centre Site

On Thursday 7th October Reading Borough Council's Labour administration is proposing what should happen to the Arthur Clark/Albert Road Day Centre joint site.  I sit on the relevant Committee and will be representing the views of my ward residents.

If you have an opinion please let me know your thoughts before Thursday. You can read the report here and the appendix.

Essentially Labour wants agreement to sell off the site for new Extra Care Housing. They are proposing that the land is surplus to requirements and the Feasibility Study they have commissioned sets out the demolition of the current buildings, replacing them with a new building comprising 40 extra care flats which would be for rent, with associated ancillary facilities.

As I also sit on the Planning Applications Committee (PAC) of course I keep an open mind to proposals until any future planning application comes before PAC.

My question to readers is should this site's future be kept open to other possibilities at this stage?  Residents I have spoken with already are keen that Residential and Respite care, as well as Day care facilities are considered seriously.  What do you think?  You can contact me on 07717 292003, send me your views to my email address: mail@isobelballsdon.com or write a message on this post.

Thank you to those who have shared your views with me already.  This is an important site, particularly for residents living north of the river and I hope the administration will listen and act upon the public's wishes.

Foster Carers & Armed Forces Excluded from Housing Benefits Reform

Further to my previous post on the under occupancy reforms to Housing Benefits (the so called "bedroom tax") the following statement has been made today by the Secretary of State for Work & Pensions Iain Duncan Smith MP setting out further protection for foster carer families and armed forces personnel living in social housing:

Written Ministerial Statement 

Tuesday 12 March 2013 

THE DEPARTMENT FOR WORK AND PENSIONS 

Housing Benefit reform 

The Secretary of State for Work and Pensions (Rt. Hon. Iain Duncan Smith MP): I am pleased to announce that we intend to lay amending regulations to clarify the size criteria rules for two specific groups of Housing Benefit recipient, Foster Carers and Armed Forces personnel. 

People who are approved foster carers will be allowed an additional room, whether or not a child has been  placed with them or they are between placements, so long as they have fostered a child, or become an approved foster carer in the last 12 months. 

Adult children who are in the Armed Forces but who continue to live with parents will be treated as continuing to live at home, even when deployed on operations. This means that the size criteria rules will not be applied to the room normally occupied by the member of the Armed Forces if they intend to return home. In addition Housing Benefit recipients will not be subject to a non-dependent deduction, i.e. the amount 

that those who are working are expected to contribute to the household expenses, until an adult child return home. 

The intent of the policy was that by using Discretionary Housing Payments, the estimated 5,000 foster carers and rather fewer Armed Forces personnel groups would be protected. We have agreed with local authority organisations improved arrangements through these regulations that puts these protections beyond doubt. 

The changes will apply to tenants in both the social and private rented sectors. 

I am also issuing guidance to local authorities emphasising that Discretionary Housing Payments remain available for other priority groups including the needs of people whose homes have had significant disability adaptations and those with long term medical conditions that create difficulties in sharing a bedroom. 

Going forward I will continue to closely monitor and adjust the implementation of the policy, including an independent evaluation by Ipsos MORI, the Cambridge Centre for Housing and Planning Research and the Institute For Fiscal Studies to ensure that the needs of these groups are effectively addressed in the longer term. 

This ensures this policy focuses on the key aim of bringing housing benefit expenditure under control. Under the previous Government, housing benefit almost doubled in 10 years to £20billion, with households living in homes that are too big for them, whilst there are 2 million households in England on waiting lists, and 250,000 families living in over-crowded accommodation. 

Labour Ignores Plight of Families Suffering Overcrowding

Overcrowding

Political posturing has been rife by Labour both nationally and locally over the so-called “Bedroom Tax”. 

At last week’s Council meeting I and my Conservative colleagues spoke up for the 1,264 families on Reading’s Housing waiting list suffering from overcrowding. The under occupancy reform (“Bedroom Tax” as detractors have nicknamed it) is designed to ensure that the social housing stock is best used to relieve over-crowding and free up larger Council houses for families who desperately need the accommodation.

However, at Full Council Labour used their majority to vote through a motion to write to government asking for the under occupancy reform to be suspended because they said it isn’t fair on the 1,008 households in Reading’s social housing with a spare bedroom.

There are 9,636 families and individuals on Reading’s Housing waiting list, many having been on it for a number of years.  The overwhelming majority of residents I’ve spoken to support making better use of the town’s limited supply of social housing to help tackle the backlog.  Despite this Labour wants to stop the Government’s reform which will get more families into housing right for their needs.

I met with Mrs Chidsey who together with her husband decided to downsize last year from their 2 bed Council bungalow to a one bedroom maisonette.  Mrs Chidsey told me she and her husband didn’t need all that space.  They moved so a disabled person with a carer or a family could benefit.  Their utility bills are cheaper now and they are happy they made the right decision.  She told me their daughter lives next door to a man who has a 3 bedroom council house all to himself.  In her opinion this is a waste when there are families out there squashed into tiny flats or temporary housing.

At the Council meeting I proposed some exceptional cases which officers should prioritise for using the town’s share of the £155 million Government pot for Discretionary Housing Payments.  These are households needing a spare bedroom because of medical or disability needs, residents registered to foster but temporarily without a foster child; residents with a grown up child living with them who is away on active duty with the Armed Forces.  Labour ignored our reasoned argument and our proposal to work cross-party for the good of residents.  It was very disappointing.  I, and all the families suffering from overcrowding, would like to know how Reading’s Labour administration proposes to deal with the massive waiting list.

Cllr Tim Harris, Conservative Group Leader said, “Labour’s motion did nothing to help a single household on the Housing waiting list.  Instead all they are doing is scaring vulnerable residents.  It is totally unacceptable behaviour; especially given they don’t know all the facts nor have any idea how to deal with the problem of people in over-crowded housing.  It shows them caring more about political point scoring than the needs of residents.”

It is worth highlighting that the under occupancy reform only applies to working age residents.  If a resident or household has a spare bedroom under this reform they have the following choices:

1. Make up the difference with the reduction in their Housing Benefit so as to keep their spare room
2. Apply to the council for financial help to make up the difference if losing their spare room will cause them severe hardship
3. Ask the council for permission to rent out their spare bedroom. NB Their Housing Benefit would only be adjusted after the first £20 of rental income
4. Ask RBC permission to buy their council property.  NB the government has put up the subsidy to £75,000 for those eligible for the Right to Buy scheme
5. Downsize to accommodation which meets their needs

Future of Residential & Day Care in Caversham Heights

Arthur Clark Residential Home

At last night's Cabinet meeting the future of residential & day care in Caversham Heights was discussed.

The Arthur Clark Residential Care Home, which provides care for 24 residents plus 2 respite care beds is in need of £1 million improvements/refurbishment if it is to be brought up to modern standards.

Albert Rd Day Centre

The adjacent Albert Road Day Care Centre has a capacity of 20 - though currently a daily average of 13 clients. As it shares services with Arthur Clark, for the Centre to continue as a single entity officers estimate £400,000 would be needed to bring it up to a decent building standard.  It gives carers a life-line by providing them with a break from their important role.

The Director, Avril Wilson's report sets out the necessity to either temporarily close both buildings to carry out extensive refurbishment to bring them up to the new standards: or permanently close them both.

On behalf of the Conservative Group I said that any proposed closure needed to be handled incredibly carefully and sensitively, but even more so places like these where there are vulnerable, elderly residents.  Much has been learnt over the years here in Reading since the heartache caused by the closure process in 2002 of Wilton House and I said that I'd been reassured by my briefing with Avril Wilson last week as officers are very much aware of the issues at stake.

I raised the fact that moving frail elderly individuals can have a dramatic affect on their health so only when it is absolutely essential should this be done.  I acknowledged that a difficult decision has to be made in this instance and pledged my Group's support to help work this through.

The Conservative Group naturally would like Reading's residents to have excellent care and accommodation and noted that the private sector provides better accommodation at a reduced cost.

I asked that if the Labour administration decides on closure, that they put the utmost effort into:

• Keeping residents, loved ones and staff fully informed and up-to-date
• Keeping friend groups of residents together
• Keeping residents close by and accessible to loved ones
• Optimising the closure timing to minimise disruption to residents; and
• Work with the local ward councillors and respective shadow spokesmen

Labour was grateful for the cross-party support and agreed the report's recommendation to go out to consultation, the results of which are expected in the summer.  You can read the full report here.

By the way, last week I'd asked Avril Wilson what the policy was about admitting residents into Arthur Clark and was pleased to hear officers had decided not to allow any new admissions whilst the consultation was taking place.  This is sensible - much better to put residents elsewhere until there is certainty over the future.  I asked if there was capacity elsewhere in Reading: the answer was yes.

Who Should Be Housed?

The draft Tenancy Strategy was debated and adopted at last night's Council meeting in Reading [Here is the link]. 

This is what I said on behalf of the Conservative Group:

Drilling down to the purpose of social housing, it is to protect, ie house, those in society who would otherwise be homeless or unable to afford housing to meet their needs.

Therefore the Government's intention to introduce fixed-term tenancies to residents new to social housing for as long as that tenant is assessed as needing one is the fairest way forward.

With the UK's dramatically increasing population the country cannot afford to let residents new into social housing have a home for life.  This change will make it easier for residents to move according to their needs, whether that is up or down-sizing and also within a specific area - as supply will increase and flexibility will be gained.

We have a long waiting list for housing in Reading.  I'm sure we all want those with the greatest needs to be housed suitably as soon as possible.

Many on the list are desperate for larger accommodation as currently they are suffering from appalling overcrowding.

Despite the Council increasing incentives for tenants considering downsizing voluntarily back in February last year, just 14 tenants moved to smaller accommodation in 2012 - which was in fact one less than had downsized in 2011. [The incentives are detailed in RBC's press release]

The response rate to the Council's consultation - a mere 22 residents - is shockingly bad and therefore results are fairly meaningless.

To conclude: As a result of the points I have raised, our Group opposes Labour's strategic aim to try to dissuade private landlords against fixed term tenancies as we believe it is to the detriment of our most vulnerable residents.


I cannot see justification, either for Reading Labour Group or their Party's statements that they want 'tenancies for life' to continue.  Add to the dramatic rise in birth rate the net migration figure of 2 million into Britain [given during Prime Minister's Questions today which, as Julian Brazier MP pointed out has put massive pressure on the UK's housing and other infrastructure] it simply isn't possible to build social housing at the rate necessary to accommodate those who need it, even though the Conservative led government has reduced net migration down by a quarter.

The Labour Party has opposed all £83 billion of welfare savings.  Ed Miliband's 3-point plan - David Cameron pointed out today - is "spending more, borrowing more and more debt".  Labour nationally and locally needs to wake up and open their eyes.

Locally, the Labour Group's attempt at freeing up larger social housing property by giving (amongst other things) £2,000 to help those who volunteer to downsize with moving costs patently isn't getting anything like the numbers downsizing to appropriately house those on the waiting list. 

As the February 2012 RBC press release sets out, an elderly couple Molly & John Barton had lived in a 3-bedroom Council home for 53 years.  "They are both disabled and found it increasingly difficult over the years to manage the stairs and maintain their home and large garden."  They moved into a one-bedroom Council home "and are very happy.  The smaller size property is much more manageable for them."

Given the present reality, surely it is fair that once a resident* is able to provide for their own housing needs they should move out of social housing thereby freeing those on the waiting list to be housed suitably? 


* NB Since April 2012 social landlords, including local authority landlords, have had the option of granting fixed-term tenancies to all new tenants.  Before that date all social landlords were expected to provide permanent tenants with lifetime tenancies.

Landlords: Do Make the Most of Grants!

Last Thursday evening RBC officers ran the annual event bringing landlords up-to-date with legislation and grants available for "green" improvements.  The event has been running for the last few years although this was my first one.  Attendance had gone up from just 25 last year to 70 landlords this time; and feedback afterwards has been very positive.

David Cox (National Landlords Association - Senior Policy Officer) kicked off with issues for the private rented sector.  He spoke about the Energy Performance Chart (EPC) that will need to be on all marketing literature from April 2013 and also the changes made back in April 2011 on Stamp Duty.  He pushed landlords to make the most of the Landlords Energy Savings Allowance (LESA) of £1,500 per property, per year offset against Income Tax, which is available until April 2015.

There was a presentation on Welfare Reform which included information about under occupation of social housing which comes into affect from April 2013 for new and existing claims and on caps to benefits.

By January 2013 RBC has to have set up its own scheme to replace Council Tax Benefit and you can have your say by responding to RBC's consultation.

You will probably have heard about the "Green Deal" which is exciting as already the pilots have reduced household energy bills whilst improving the energy efficiency of homes.  It is part of the Energy Act 2011 and will be rolled out in January 2013 across Britain.  The "Green Deal" is an innovative financial mechanism which eliminates the need to pay upfront for energy efficiency measures and instead provides reassurances that the cost of the measures should be covered by savings on utility bills.  The landlord will approach a Green Deal Provider to assess the property and decide the necessary improvements and then organise for these to be completed.  The energy efficiency upgrades are paid by the Green Deal Provider and then repaid by whoever pays the utility bills.  The "Golden Rule" is important as it ensures the cost of the new utility bills plus the loan repayment must be lower than if nothing had been undertaken. 

In the meantime landlords are advised to take up the free loft and cavity wall insulation grants which are available for the next 3 months.  It was emphasised that cavity wall insulation techniques have improved drastically over the years and in the unlikely event that there was a problem with a new installation the responsibility would be entirely on the insulation company to make good the problem.

There was an interesting presentation on Houses in Multiple Occupation (HMOs).  On the one hand HMOs provide affordable accommodation for students and others, but the downside is the impact HMOs can have on parking, rubbish, estate agent signs, etc in areas where they are prolific.  RBC has implemented an Article 4 which, subject to confirmation, will come into force in May 2013.  Do check page 7 of the presentation to see the area covered (which roughly is the area around the University within the borough).

For more detailed information, all the presentations can be accessed via RBC's website here

Put your unfinished tins of paint to good use!

An innovative new scheme offering hugely discounted paint to people keen to tackle a DIY project at home or to revamp local community buildings will launch later this month. 

'Community RePaint' is being run in partnership between the Joint Waste Disposal Board for the re3 councils (Bracknell Forest, Reading and Wokingham) and Green Machine Enterprise - a community interest company established by Bracknell Forest Council to give opportunities for employment and voluntary work for disabled and disadvantaged people.

The initiative, which is the first in the central Berkshire area, is part of 'Community RePaint' which is a national scheme sponsored by Dulux since 1993. Residents from Reading can take their unwanted pots of paint to Smallmead Household Waste Recycling Centre, Island Road, Reading.

The paint is collected by Green Machine staff and taken to their unit nearby where it is sorted, consolidated and made available for sale at around £1 per litre. Local people or companies can buy all kinds of non-hazardous paint from the Green Machine and use it either for their own decorating jobs around the home or for local community projects.

This is a great initiative: freeing up useful storage space, consolidating remnants and putting them to good use thereby reducing the environmental hazard of throwing away unused paint.

Information will be available at Greenmachine Tel: 0844 800 5362, or you can visit Community RePaint

 

Tackling Loneliness and Housing Issues

I spoke at tonight’s Cabinet meeting to the following officer-led reports, the papers for which you can find here  First was item 14 on Reading’s Time Bank Pilot.

I welcomed Time Banking as its benefits are great.  The concept is very much the "Big Society" at work.  Time Banking has come about out of the necessity following the sad change in our society whereby roles traditionally done by family and neighbours are left empty leaving many residents isolated.  Residents offer what they can do for others and exchange it for what they need for themselves using hourly credits.

I cited Bracknell’s example where they have a directory matching people for things ranging from giving lifts, companionship going to the cinema – for walks or cycle rides, to simply listening.

Bracknell, like Reading, has a Local Exchange Training Scheme (LETS).  I was glad to hear Labour’s Lead Councillor intends to consult and work with the local LETS participants to see how the Time Banking pilot might best complement their scheme.

Lastly I asked her to ensure further review of best practice elsewhere continues; that others’ mistakes are avoided and most importantly, that outcome measures such as the level of improvement/benefits to participants’ quality of life alongside cost analysis are defined and assessed.

Agenda item 15 had three sub-reports all falling under broadening the regulatory framework for private sector housing.  Again it is officer-led and I welcomed it as it provides more tools for bringing homes up to “Decent Homes Standard”.

Four grants were covered in item 15a, the first of which was the Flood Resilience Grant – a response to the CCEA Scrutiny Panel’s recommendations back in 2008 – will provide up to £500 to means tested residents living in the flood plane.  RBC estimates 200 properties may be eligible.

I welcomed this initiative which aims to help the most needy buy manual or automatic air brick closures, door dams and dams for downstairs WC’s.  The fear of a flood, as well as the consequences of one, is not to be underestimated.  These loans will enable eligible residents to reduce their stress and worry.

The Energy Efficiency Top-Up Grant is also means tested and up to £500.  It broadens the help given to ensure loft insulation can be fitted by providing someone to clear necessary space by temporarily moving stored obstacles to create or enlarge a loft opening.  Afterwards the fitter would also replace the stored possessions.

Another two tools added to RBC’s portfolio (still in 15a) are the Flexible Loan Scheme and the Empty Homes Affordable Housing Project.  The first provides loans to people not eligible for grant aid for approved repairs or improvements which bring a property up to the Decent Homes Standard. The loan is secured by a charge on the property.  The second provides a loan for 5 years with a term fixed to bring the property back into use.  It can be combined with an empty homes grant.

For details on the two bids RBC has submitted for the Empty Homes Affordable Housing Project see paragraphs 4.19 to 4.26.  If successful, it is hoped 26 empty homes will be brought back into use housing 104 people at an affordable rent for a lease of between 2-5 years; and furthermore, in partnership with Radian Housing the second bid will bring back 5 larger properties which will be converted into specialist supported housing providing a lease period between 10-15 years housing 24 people.

Item 15b dealt with the introduction of Neighbourhood Improvement Zones.  I supported Cabinet’s decision to implement selective licensing in the private rented sector as roads affected where Houses in Multiple Occupation (HMOs) are rife suffer considerably.  Too many private rented properties in our town fail to meet the basic standards so it will be good for officers to be empowered.

The last of the reports, item 15c was about the implementation of an Article 4 Direction relating to HMOs.  Appendix 2 detailed surveys officers have carried out as well as the results of a questionnaire.  As I said at the meeting, I’m sure residents and councillors alike will be eager for implementation; however I supported avoiding possible litigation and therefore introducing a non-immediate Article 4 Direction to allow control on the number of HMOs in the defined area (predominatly around the University).