At Home in Eastbourne - Eastbourne's Housing Strategy 2013-2020 - Lewes District Council
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At Home in Eastbourne Eastbourne’s Housing Strategy 2013-2020
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
INTRODUCING Many older houses in Eastbourne have
been converted into flats, including
AT HOME IN these fine looking Victorian buildings
sitting just off the seafront.
EASTBOURNE
E
astbourne Borough Council Developing our strategy
(EBC) has a clear vision of
We have looked at the town’s
Eastbourne’s future. A better place
economy and the people who
to live with a future based on new
live here
high technology industry, improved holiday
and leisure attractions, faster transport links We have talked with individuals and
and better homes. That means: families, with business and estate
agents, landlords and tenants, home
Helping people to be safe and secure
buyers, those without a home, and
Making the town more prosperous financiers – and used what we learned
and helping everyone share in to create this housing strategy
that prosperity
We have reviewed national as well
Thinking ahead by listening to what as local research to find out about
people want and don’t want and aspirations and experiences
responding to their hopes and fears
We have considered all the resources
Supporting people to be at home in we have available to us
the town
Pulling this together, we have identified four
‘At Home in Eastbourne’ – the Council’s themes for our housing strategy:
housing strategy 2013 through 2020 – is
Providing homes that support
our way of helping more people to find and
prosperity and choice
keep a good home in Eastbourne. We want
to make sure that the way we encourage Finding and keeping a home
investment in housing and homes supports
Improving the quality of our homes
a strong and prosperous future for
Eastbourne. Enjoying homes and neighbourhoods
TO HELP PEOPLE, BUSINESSES
Between April 2006 and
We have made a set of commitments, March 2012 an average of
AND HOUSING PROVIDERS WORK
explored within each chapter, to deliver 265 new homes were TOGETHER, WE WILL:
each of the four themes:
added per year to the Tailor and shape our housing and economic interventions in the market place,
Outcomes – what we want to see happen town’s housing stock bids for external funds and policies and services to support the four priorities
in Eastbourne
Focus our efforts and resources and encourage our partners to join us in
Actions – what we will do and by when
bringing these outcomes to life
Policies and Procedures – the day-to-day
Consider how our actions can increase the future capacity of the Council to
policies, procedures and guidance needed to
help people to be at home in Eastbourne
make the ideas real
Resources – the money, skills and In March of each year the Council will publish an Action Plan. This will say what
capabilities available in Eastbourne to bring we will do over the following twelve months to bring to life the outcomes set out
each theme to life in this strategy. We will also report on what we have done in the previous year.
2 3
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
WE ASKED WHAT PEOPLE
WHERE ARE THOUGHT THE COUNCIL SHOULD
BE DOING ABOUT HOUSING. THEY
WE TODAY TOLD US WE SHOULD:
Work across all tenures to improve the quality, choice and management of homes
Improve existing buildings
Provide affordable and accessible housing
Make sure privately owned properties are not left empty and are made
available for use as homes
The people Make sure the environment is protected
We asked the community what should be priorities for Eastbourne’s housing market: Provide family accommodation
Please indicate if you think the following are high, medium Improve the infrastructure
or low priorites for the Eastbourne Borough Housing market. High Medium Low
Encourage landlords to reduce rent charges
120 Stylish yet discrete – one of many
4
executive homes in Eastbourne. Government Finance
100 22
26 27 28
38 In the past two years the Localism Act Housing developers remain happy to
80 66 69 53 2011 has introduced more options for develop new homes if they know they
the way social landlords can manage can sell them and they can get the
60 50 their homes, allowed local council financial support they need during
53 53 landlords to manage their homes free the early stages of development.
55
40 81 from annual Government spending Social landlords are still able to provide
35 32 47 constraints and allow the Council to new affordable homes for rent and
20 36 33 promote the interests of its area. sale but only if they can make
31
10 10 18 11 Planning policy at a national level developments financial viable.
0
through the National Planning Policy The financial sector has, since the
Building Building Building Building Building Building Improving the Increasing the
affordable affordable executive homes to buy properties properties quality of availability of Framework has been simplified. The economic downturn, adopted a
homes to homes to buy homes on the open designed for designed for existing stock the private Welfare Reform Act 2012 has changed risk-averse approach to lending,
rent (shared market older people people with rented sector
ownership, specialist needs the social security system, including both to businesses and individuals.
shared equity) help for low income households to
meet their housing costs.
A detailed review of the dynamics of the Eastbourne The same review highlighted these factors to shape
housing market showed that: the Council’s housing and planning policies which:
Demand for homes is high – especially from
families and retired people
Respond to the impact of changes in the size
and the nature of the population when deciding
L ooking ahead when deciding how
to shape and influence a local housing
market is not easy. However over the
Changes to the social security
system are may change the
incomes of low and medium
what homes to provide lifetime of the strategy it is likely that: income households, whether they
Estate agents emphasised the need for
LOOKING TO are in or out of work
affordable homes and more pro-active lending Recognise more affordable housing is needed The population will continue to
THE FUTURE
practices, especially to help first time buyers and with a wider range of options offering more grow in number and the profile will Incomes for the majority of people
unlock the market for second time movers choices for people wanting to buy a place to live shift towards a greater number and are unlikely to rise as quickly as
percentage of older people the cost of accommodation or the
There is greater need for three bed room family Take account of the wider economic impact of
overall cost of living
homes but there is a sufficient number of two different tenures when deciding how to support The national economy is likely to
bedroom flats investment by both the Council itself and remain subdued with business There will be less public money
other organisations investment being held back until to invest in housing
economic prospects are seen to
Take advantage of those national initiatives Local councils may have fewer
have improved
– such as HomeBuy and the Local Authority resources but they will have
Mortgage Scheme – which support Opportunities for well paid, full greater local ability to determine
local aspirations time employment may be less than how they use and earn resources
in the past
4 5
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
THEME ONE:
PROVIDING Eastbourne Household Age Profile – 2033
HOMES THAT Age of head of household
18-34
Predicted change to 2033
- 2.7%
SUPPORT 35-64
65+
+ 19.5%
+ 66.7%
PROSPERITY
AND CHOICE Traditional house styles, like these in Hampden Park,
are popular in Eastbourne.
The shape we’re in… Average household income in Eastbourne
in 2011 was £32,962 compared to the
M
uch of Eastbourne’s
average for England as a whole at £35,992
economy is based on the
and the south east of England £40,226.
service sector. High skilled
Average discretionary income in Eastbourne
businesses are few in
was £158.55 per week and £217.42 per
number. Although the town has a small
week for England as a whole. This suggests
number of industrial estates with some
that basic living costs, with housing being
manufacturing facilities, it remains true to its
the largest element, in Eastbourne are
heritage as a seaside resort. In recent years,
higher even though incomes are lower.
Eastbourne has developed its role as a
The unemployment rate for those aged
centre for English language courses for
16-64 in Eastbourne for 2011/12 was 6.0%.
overseas students and as a conference
It is therefore perhaps not surprising that
centre. How the town will continue to earn
a living in the future is uncertain. The need
to develop a strategy for taking forward
Eastbourne households are feeling the pinch
a little more than many others in the south
east of England.
E astbourne has a strong university
campus, part of Brighton University.
We need to understand the student
In the future lower numbers of
people will enjoy the secure and
relatively generous pension provision
Eastbourne’s economic development was accommodation offer to support the that has been a feature of much of the
highlighted in July 2012 in the Council’s Eastbourne in 2011 had 47,516 homes
sectors long term sustainability. We also post war era. This may mean less
Corporate Peer Challenge. What is currently providing homes for 99,400 people.
know that many students who come to money to spend by older people on
known is that there may be growth The town is expected to have by 2035 a
the town to study do not stay after both general needs services and those
potential in tourism, hospitality, population of 111,000 with households by
graduation. This is primarily because specifically geared at an older client
care homes and retail. 2033 expected to total 60,000. There is
the employment opportunities are group. Future housing options for older
predicted to be an average annual increase
limited while housing costs can be people may therefore need to be more
Listening to Eastbourne … between 2010 and 2033 of around 400
challenging for people at the start of affordable in the future.
households. This would suggest that by
“Eastbourne is a growing town and we need to Average their professional careers. Eastbourne
There is also a need to consider
2020 Eastbourne will be home to at least
ensure there are suitable properties available to 104,000 people. As well as an increase in
household income will need to improve both the
the housing implications for today’s
in Eastbourne in employment opportunities and the
total households their make-up is also likely younger people as they get older. It is
younger people who are currently stuck at home ability of people to start making
to change, with a slight fall in younger 2011 was £32,962 common for home buyers to enter
with their parents. The cost of rental properties headway in their housing aspirations
households but growth in middle and older compared to the if it is to increase the number of
retirement without a mortgage – their
is currently far too high for many of the young aged groups. The 35 to 64 year old group is average for housing costs are less than those who
graduates who can contribute
most likely to be made up of families with rent, especially those whose landlord
people in the town as they tend to be in low England as a towards building a new economy
children, young adults or other dependants is private. There are long term
paid jobs. I would like to see action taken to living at home. There are an estimated 6,400
whole at £35,992 for Eastbourne.
implications for public spending and
address this in some way.” Eastbourne households (16.1%) where there and the south well being for tomorrow’s older people
is a resident with a disability. Nearly a tenth east of England if their opportunities to buy a home, or
of the population belong to non-white £40,226 rent from a social landlord, are limited.
minority ethnic groups. There has been since
2001 an increase in people coming to
Eastbourne from Poland and Portugal.
6 7
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Between April 2006 and March 2012 an To the north and east, the town is East Sussex Housing Affordability
average of 265 new homes were added per bounded by Wealden District Council which
Area Lower Quartile Lower Quartile Gross Income Lower Quartile Income
THEME ONE: year to the town’s housing stock. Of the has in place its own planning and housing
House Price Gross Income (Week) (Annual) to House Price Ratio
PROVIDING HOMES total homes built over the period, 364 were policies for developers and house builders.
THAT SUPPORT Lewes £178,958 £365 £18,975 9.4
affordable. The vacancy rate for empty The Wealden areas of Wannock, Willingdon,
PROSPERITY AND homes at 3.5% is higher than the 2.2% Polegate and Stone Cross do still have some Wealden £173,083 £384 £19,963 8.7
CHOICE recorded for the South East. Two thirds of capacity for new homes. These areas could Rother £146,792 £358 £18,626 7.9
people own or are buying their home while be said to serve the wider Eastbourne Eastbourne £130,944 £321 £16,692 7.8
nearly a fifth rent accommodation from a housing market. Between these areas and
Hastings £110,317 £333 £17,321 6.4
private landlord. Social housing’s share of Hailsham there is a stretch of ‘green belt’,
the housing market remains stable. Houses as there is to the east in the area between East Sussex £145,000 £350 £18,200 8.0
in Multiple Occupation (HMOs) account for Pevensey and Bexhill. Land therefore is South East £162,500 £385 £20,020 8.1
approximately 1,300 properties in perhaps the most challenging constraint on England £123,000 £360 £18,720 6.6
Eastbourne – 3.3% of Eastbourne’s housing. Eastbourne’s ability to provide enough
Just 230 are subject to the national homes for its population. Making effective The normal lending criteria of Housing is predicted to become
licensing scheme. use of the properties we have – both between three and four times income more expensive in future years.
residential and commercial, the empty or suggests that based on single income, a Increases by 2017 are predicted in
Total remaining land capacity in
under used spaces above shops – could house would have to cost no more than property prices of 22% and private
Eastbourne between 2011 and 2027 is
make a positive contribution towards £67,848 to be affordable in Eastbourne. sector rents of 55% for the south east
enough for 2,243 new homes or 140 a year.
providing more homes. However, the situation improves if the as a whole, making owner occupation
There are few large developable sites in the
town. Many of the sites that can be For those buying a home, Eastbourne is household income increases, for for those who can secure a mortgage
developed for housing are relatively small slightly more affordable than its neighbours example by virtue of having more than arguably an even more viable option
with a capacity of below twenty homes. and other areas in the south east of one working member. Average than it is now.
Expanding beyond the boundaries of the England. That makes the town more household income in Eastbourne in
The high cost of housing is having
town is not feasible. Eastbourne is bounded attractive than many parts of the region for 2011 was £32,964, 90% of the national
an increasingly negative impact upon
to the south by the English Channel and to employers who want to locate somewhere average. Using this as a guide, then a
the well being of households – a third
the west by the South Downs National Park. that will give their employees the mortgage of around £131,856 would
of households now cite this as causing
opportunity to be a home owner. This gives be the maximum that someone could
stress or anxiety in their family.
Eastbourne a positive edge when it comes safely secure. If a deposit of between
to attracting inward investors. ten and twenty per cent – between
£15,000 and £30,000 – is factored in,
an affordable home will need be priced OUTCOMES FOR PROVIDING
at or below a figure in the region of HOMES THAT SUPPORT
£150,000. First time buyers and middle
income households are not excluded
PROSPERITY AND CHOICE:
from Eastbourne’s housing market.
Encourage the development and provision of homes that meet the needs
Rents outside of the social housing and aspirations of Eastbourne’s growing population
sector are high. Rising rent payments
combined with lower property prices Support wider economic spending, reduce the risk of family poverty and
encourage aspiration and economic activity – homes which are affordable
and mortgage rates now mean that on
to both rent and buy for people working and living in Eastbourne
average, across England property
owners pay 18 per cent or £132 a Encourage investment in homes in ways that contribute to and support
month less than those who rent. In the wider, long term prosperity of Eastbourne
Eastbourne, while the difference is not
Help people have a better quality of life as they get older – more housing
quite so marked, it is now not unusual
options for older people and long term sustainable housing options for
for the cost of renting to be more than
Between April 2006 the mortgage cost for buying a similar
younger people
and March 2012 an home. Even after allowing for the More housing options for people with disabilities and with special
average of 265 new additional costs faced by a home buyer housing needs
homes were added such as buildings, life and mortgage
Support the development of the education economy – homes for
per year to the town repayment insurance over time the
students while they are studying and affordable homes for when they
cost of buying is far less costly than
have graduated
renting privately.
8 9
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Planning Policy Finance Sovereign Harbour has been developed
Adopt the Core Strategy with provision Review currently stalled sites capable
In 2011-12, there over two decades and includes a variety
were estimated of different and sometimes provocative
for 228 new homes a year of providing twenty or more homes building styles.
ACTIONS FOR (Target – Spring 2013) and identify reasons for development to be 5,539
2013-14 not taking place (Target – review households –
Adopt an Affordable Housing
Implementation Technical Note to
completed by Spring 2013; options 12.5% of all
appraised by Summer 2013; viable families – in
influence and support housing
options prepared for appropriate
developers and providers to develop Eastbourne living
interventions by Autumn 2013;
new homes for owner occupation,
options approved by the Council
in fuel poverty
including affordable homes, and social
by Winter 2013)
rent (Target – adopted by Spring 2013)
Consider financial support options,
such as under-writing or joint
ventures, for the Council and other
public sector partners (for example the
Homes and Communities Agency) to
help developers bring forward new
homes. Examples include underwriting
early stage development costs or
providing support for developer and
mortgage access initiatives to help
people buy a home of their own
through Rent-to-Buy options, deposit
guarantee schemes and shared equity
purchase packages. (Developed in
conjunction with Eastbourne Housing, New Homes Making good use of the homes and properties
Finance and Legal Specialists
Have available a range of ‘off
already built
supported by the joint Eastbourne
the shelf’ policies and support Eastbourne Asset Challenge – develop the opportunities for the
Borough Council and Eastbourne
packages that both encourage Council to make the most effective use of its own asset base to improve
Homes Housing and Economic
developers build homes in the range of facilities available in the town to attract visitors and
Development Project Board)
Eastbourne and help them to investors, provide more homes and earn money to invest in economic
support people to buy a home of development projects. (Target – complete Eastbourne Asset Challenge
their own (Target – ‘off the shelf’ Winter 2013-14)
incentive options available for use
Seaside – consider how to exploit the Town Centre redevelopment to
informed by national good
improve adjacent areas, including Seaside, which is the link between the
practice– Winter 2013)
retail parks located on and around Lottbridge Drove and the Town Centre
Develop Council owned homes itself. This could include improving the appearance of the area, focusing
for affordable rent (Target – 20 retail and commercial development in sustainable locations and
homes started by Winter 2013) exploiting the value-for-money housing offer to help home-seekers buy a
Famous comedian Tommy Cooper home of their own (Target – intervention needs considered and agreed
Support housing associations to
spent his summers in Eastbourne. with local people – Autumn 2013; investment options to deliver agreed
This is his house in Motcombe Lane develop homes for affordable
where a wall mural has been interventions agreed – Winter 2013-14)
rent and home ownership
designed to celebrate one of the
town’s most famous residents. (Target – fifty homes started by Bring empty homes back into use (Target – 100 homes each year)
Spring 2014)
Consider conversions of redundant commercial properties to retail use
Review options to provide
Bring into use as homes commercial space in the Town Centre
purpose built student
accommodation
(Target – Summer 2013)
10 11
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Economic Development Finance Policies and Procedures to help
Eastbourne’s tallest building is South Cliff Tower, built in 1966, provide homes that support
LOOKING Develop an Eastbourne Economic Take forward agreed options for stalled and offers amazing views across the English Channel.
Prosperity and Choice
AHEAD – ACTIONS Development Strategy – to link past, sites capable of providing twenty or
FOR 2014-15 current and potential economic and more (Target – development plans and Core Strategy (Spring 2013)
housing investment to bring inward agreements in place Summer 2014;
THROUGH Planning Policy Technical Note
commercial investors to Eastbourne start on site Winter 2014-15)
2019-20 (Spring 2013)
Assess the viability and potential of Prepare programme for submission
Eastbourne Asset Challenge Process
Community Benefit and Local to National Affordable Housing
(Winter 2013-14)
Employment Clauses for all local Programme (NAHP) 2015 onwards for
authority new build contracts; at least 20 new affordable homes a HRA Business Plan
encourage housing associations and year (Target agreed programme (in place – reviewed annually)
developers to take a similar approach Autumn 2014; deliver homes Spring Empty Homes Procedure
(Target – for the Council Winter 2014; 2015 onwards) (in place – to be reviewed 2014-15)
for housing associations and developers
by Spring 2015) Community Benefit Clauses Policy
New Homes (to be developed 2014-15)
Select preferred affordable housing
development partners – General Needs, Prepare a programme for Housing
Older Person’s Homes and Special Revenue Account (HRA) Borrowing Resources to help provide a
Needs Housing (Target – preferred supported programme of new Council choice of homes that improve
partners selected by Spring 2014) owned homes for affordable rent the chances of everyone to
(Target – prepare programme Summer enjoy and share in a more
2016; deliver programme spring prosperous Eastbourne
2017 onwards)
Private developer and housing
Develop family sized homes for association investment in new homes
households with a disabled family
members (Target – develop proposals Promotion of Sovereign Harbour as an
Autumn 2014; deliver homes Spring anchor location for inward investment
2015 onwards) for high tech scientific and IT
development employment and
Secure additional affordable housing business location
for older people, located in the central
areas of Eastbourne, as part of wider Promotion of high speed internet
private housing developments (Target – connectivity across Eastbourne
develop proposals Autumn 2014; Activating Eastbourne to help people
deliver homes Spring 2015 onwards) find and keep a job
(100 homes)
General Fund Investment Capacity for
Make sure that all large scale housing the Eastbourne Development Fund
developments include homes designed
Commuted Sums Fund for
to meet the needs of disabled people
affordable housing
On 1st April 2012 there were 3,889 households New Homes Bonus
Making good use of the
on the Council’s Housing Register homes and properties Housing Revenue Account
Borrowing Capacity
already built
Council owned land – ideally suited
Deliver the options agreed as part of
for providing affordable homes
the Eastbourne Asset Challenge
HCA NAHP 2015 onwards
Section 106 Contributions
12 13
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
THEME TWO: Demand for services to people who
are homeless is expected to increase. In
FINDING AND 2011-12, there were 300 repossession
claims in Eastbourne – one for every
KEEPING A HOME 156 homes which is slightly lower than
the national average of one in every
IN EASTBOURNE 115. In winter 2012, Eastbourne found
eleven rough sleepers on one night
alone – the highest number ever
recorded in the town. Changes to the
Listening to Eastbourne …
social security system introduced by
Welfare Reform Act 2012 are likely to “Security of housing for it to be a home is
affect the incomes of low and middle
more important than owning a home.”
income people and will introduce direct
payment of housing supplements to
The shape we’re in… households rather than landlords. necessarily the affordability of the
The number of people who may find monthly mortgage repayments but the
H
omelessness is perhaps the most acute expression of housing need.
their current housing situation difficult ability to secure finance. There is a role
Preventing homelessness is therefore critical especially as one in five
to sustain is predicted to increase. for the Council to benefit Eastbourne
people say that if they were evicted from their home they would be
Homelessness is also expected to rise by helping people fulfil home
sleeping rough that night.
as a direct consequence of the ownership aspirations.
Year Decisions Acceptances changes. The Council clearly needs to An increasing number of households
maintain its past success in preventing are now renting accommodation. Apart
2010/11 97 12
homelessness and helping those who from the long term cost of renting, of
2009/10 152 26 do lose their home find a new place particular concern to young families is
2008/09 335 125 to live. the lack of security and stability offered
The preferred tenure, based upon by private rented accommodation.
satisfaction of residents, in Britain More than a third of tenants worry
remains owner occupation, followed by about their landlord ending their
IN EASTBOURNE, THE COUNCIL’S HOUSING SPECIALISTS social housing and then private rented contract before they are ready to move.
The issue of security of home is equally
housing. Social housing has high levels
HAVE OVER THE PAST THREE YEARS BEEN ABLE TO of satisfaction amongst tenants. Owner important for people in Eastbourne.
PREVENT AN INCREASING NUMBER OF PEOPLE WHO occupation remains the aspiration for The average let lasts less than three
years with these moves not always
APPLY TO THE COUNCIL FOR HELP FROM BECOMING more than three quarters of young
people – indeed owner occupation is being at the choosing of the tenant.
HOMELESS. WE OFFER A WIDE RANGE OF SERVICES: the ambition for 86% of the whole This has an impact on the quality of life
population. That is perhaps not of residents, may disrupt schooling and
On-demand help to assist people in keeping their home, find a home if they need one or receive general advice and surprising when research shows that healthcare and can add to the cost of
help about any issues to do with their housing people who own their home have the living of families unable to easily to
highest levels of life satisfaction. It also cover home-move expenditure. Recent
Support for Brighton Housing Trust (BHT) to provide help and advice to people looking for a place to live, including those
reflects a view recently revealed in research shows that renters feel less
who are not statutory homeless
national research that owning a home attached to their local communities,
A Landlord Liaison Specialist who works with wide range of helpful private landlords to find accommodation for gives people: “a measure of security are more likely to delay starting a family
households at risk of being on the streets and control over where they lived… and building their careers because of
Rent Deposit guarantees paid to help access privately rented accommodation with a stake in their society”. the uncertainty around renting. Private
Many small businesses start on the landlords should be encouraged and
A Rough Sleeper Co-ordinator, working across Sussex, to help people sleeping rough put a roof over their head supported to offer longer term
back of funds secured against the
Using the legal power to help those who are statutorily homeless by finding them a year long tenancy in the private entrepreneur’s home. This is a resource tenancies, as is the case in much of
rented sector while still retaining the right to offer priority to some types of homeless household for a social home and source of economic development Europe. Doing so will help reduce their
that may be constrained if people are turnover and costs from refitting
A sanctuary scheme to protect people suffering domestic violence
denied viable opportunities to buy a properties between tenancies and
Tailored services for young people, including the YMCA’s provision of interim accommodation to help people ease into home. The primary barrier to home losing rent while properties
independent living, the Eastbourne Foyer and the East Sussex Supporting People scheme for young mothers ownership for many people is not stand empty.
14 15
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Outcomes for Finding and Keeping a Home
in Eastbourne
THEME TWO: Make sure that people can make quick and informed decisions about their
FINDING AND housing choices – accurate and pragmatic advice and help for people who
KEEPING A HOME IN are homeless, right first time every time
EASTBOURNE
Help people who have fallen on hard times maintain their aspirations to
remain home owners – practical support for people who are behind with
their mortgage retain rather than lose their home
Help people avoid loss of home through income reductions – prudent and
practical advice and support for people with low incomes to help them
manage their money so that they can make their housing costs
Reduce the time people spend without a place to live or stay while they are
looking for a home
Recognise the high start up costs for private tenancies – practical help for
people who need to rent have better access to such help as rent deposits
Avoid unnecessary homelessness and costs and disruption to landlords –
support people, including those with life-skill problems, maintain a tenancy
where it is appropriate for them to live independently of family and friends The costs of
Support rough sleepers to find a place to live ‘affordable
Social landlords have since 2012 had The costs of ‘affordable housing’ are
Make provision for Gypsy and Traveller Sites
housing’ are
the option of using short term tenancies. lower than average rents in the private lower than
However, analysis by Eastbourne Borough market. Not surprisingly then, there is a high Provide safe sanctuary-style accommodation and security works to their
home for people who have suffered domestic violence
average rents in
Council, Housing Voice and Shelter suggests demand for affordable rented housing. On
the private
that the impacts of short term tenancies 1st April 2012 there were 3,889 households Fulfil aspirations and support economic prosperity for both households and
may be damaging both economically and on the Council’s Housing Register while just
market
Eastbourne – help people who want to be home owners to buy a home
socially. This view is reinforced by research 217 Council homes were let between 1st
undertaken by the Institute for Public Policy April 2010 and 31st March 2011. What this Provide stability and security for families in well kept, affordable and well
research into the social impact of private means is that at the current rates of lettings managed homes and encourage private landlords to offer longer term
sector renting where short term tenancies and assuming no-one else joined the tenancies for those who want or need to rent
are the norm. Register, it would take the Council just
under 18 years to house everyone who
The Council has decided to make a
wants a Council home. A similar position is
strong commitment to support its own
experienced by housing associations. There
tenants’ security and stability with a
is then a clear need for more affordable
Tenancy Policy that favours the use of
housing in Eastbourne.
secure tenancies. Housing associations,
whose heritage in part was to address The Council will encourage development
the insecurity of privately rented and provision of more homes in Eastbourne.
accommodation, can play a major role by Opportunities to use new investment to
offering assured periodic tenancies to support a long term, wider view across the
Eastbourne households. This is the preferred whole economy will be taken and
option in the Council’s Tenancy Strategy. supported. By encouraging investment to be
made in way that supports the needs and
aspirations of local people - and to be
affordable to them now and in the future –
Listening to Eastbourne … developing homes can make a positive
contribution to the sharing and spreading
“I think that more needs to be done for first prosperity throughout Eastbourne.
time buyers and renters on low wages.” Modern family homes in Eastbourne
can be found close to the town
centre – these are in Upperton.
16 17
AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Finding a home Preventing homelessness Finding a Home Policies and Procedures to
Home Access Experience – to improve Strengthen relationships with private Integrate the Home Access Experience
help people find and keep
LOOKING a home in Eastbourne
the homelessness, housing options and landlords to provide accommodation AHEAD – ACTIONS into the Council’s new Customer First
ACTIONS FOR housing advice provision in Eastbourne needed to prevent homelessness approach to service delivery Eastbourne Tenancy Policy (in place)
FOR 2014-15
2013-14 by streamlining access for clients (ongoing) (Target – Spring 2014)
THROUGH East Sussex Tenancy Strategy
introducing ‘self service’ options,
Provided temporary accommodation for 2019-20 Review and if successful extend the Framework (in place)
e-communication of options and advice
those statutory homeless households to Local Authority Mortgage Scheme to
and reducing the waiting times for Eastbourne Allocations Policy (in place)
help provide decent accommodation, help first time buyers buy a home of
clients (Target – new system in place by Preventing Repossessions Policy
readily available, when it is needed their home (Target – extended by
Summer 2013, approved as working (Summer 2013)
(Target – 13 units available by Spring 2014 – 30 home buyers
towards meeting the Government’s
Summer 2013) helped and supported) Rent Deposit Policy (in place)
Gold Standard by Autumn 2013)
Review the Council’s continued Homelessness Discharge Policy
Introduce a Local Authority Mortgage
participation in East Sussex HomeMove
Scheme to help first time buyers buy Keeping a Home (in place)
(Target review completed by
a home of their home (Target – Provide support to develop and deliver Rough Sleepers Initiative including the
Autumn 2015)
introduced by Summer 2013 – 30 the East Sussex Welfare Reform Action ‘Reconnecting Rough Sleepers’ and
home buyers helped and supported) Plan (throughout 2013-14) ‘No Second Night Out’ (Spring 2013)
For young people, continue to support Introduce the Preventing Repossession
Preventing homelessness Homelessness Strategy and Home
the YMCA in providing interim Fund (Target – policy agreed by Spring Review and if successful extend the Access Experience (Gold Standard
accommodation for young people, 2013 and in place by Summer 2013) Preventing Repossession Fund service in place by Autumn 2013)
to better prepare them for living (Target – Spring 2014)
independently and work with East Introduce a Transitional Housing
Sussex Supporting People Team to Support scheme to help people have Resources to help people
introduce a new service for Young time to manage changes to their find and keep a home in
Keeping a Home
Mothers target (Target – Spring 2013) income arising from changes to the Eastbourne
social security system (Summer 2013) Continue to support the delivery of the
East Sussex Welfare Reform Action Plan Local Authority Mortgage Scheme
Continue to support floating support (Eastbourne Borough Council
schemes that help people who need Develop rent and investment models
General Fund)
help to live independently that encourage private landlords to
offer good quality, well managed, Discretionary Housing Payments Scheme
Introduce the Homelessness Change (Department for Work and Pensions
long term private tenancies
project to help provide short-life and Eastbourne Borough Council
accommodation to help prepare General Fund)
vulnerable homeless people to live
on their own (Target – open by Preventing Repossessions Fund (DCLG)
Winter 2013) Rent Deposit Scheme
Homelessness Prevention Grant
Homelessness Change Programme
(HCA and Eastbourne Borough Council)
Rough Sleepers Initiative (DCLG)
Eastbourne Private Landlords’ Forum
On 1st April 2012 Eastbourne Housing Forum
there were 3,889
Eastbourne Housing Partnership
households on
the Council’s
Housing Register
18 19AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
THEME THREE:
There are major changes in the way public resources are to be made available
IMPROVING THE to help people make their homes more fuel efficient. Green Deal, even with an
Energy Company Obligation (ECO) subsidy for the fuel-poor, is based upon the
QUALITY OF household making some kind of financial contribution. Green Deal therefore
represents a significant challenge to the psychology of how low-income
HOMES IN households plan their finances. Experience to date in persuading people to
improve their homes through taking out loans rather than receiving home
improvement grants has resulted in fewer properties being improved and more
EASTBOURNE time needed by Council officers to support each case. This has led to concerns
over the ability of both Green Deal and ECO to impact upon families most
suffering fuel poverty.
Reducing fuel poverty then can make a real contribution to increasing
prosperity and making Eastbourne a better place to call home. The challenge is
quite clear – on average, the fuel bill of each fuel poor household would need to
be £415 less in order to take them out of fuel poverty. That represents potentially
The shape we’re in… accommodation rented from private
landlords. Homes being bought with an additional £415 per year to be spent in the wider Eastbourne economy.
E
astbourne has 47,516 homes.
mortgages and Council-owned homes are
Each year, 265 new homes are
usually in the best condition. By 2013,
added to the stock less than 100
the vast majority of social housing will
are demolished. On average a
meet national Decent Homes Standard.
house in Eastbourne may have to last for
The Council’s Housing Revenue Account
around 500 years. That is why it is important
Business Plan will keep Council homes
Listening to Eastbourne …
that homes are maintained and kept in a
decent for the next thirty years.
good condition. Investment in homes has “Definitely support decent homes standards
wider economic benefits – every £1 spent Fuel poverty overall is expected to and energy efficiency grants.”
Eastbourne has on construction generates a total of £2.84 increase in the future.In 2011-12, there
47,516 homes. in local economic activity. were estimated to be 5,539 households
Each year, 265 (12.5%) in Eastbourne living in fuel poverty.
Outcomes for improving the quality of homes
On average, a property owner should
new homes are budget to spend at least 1.0% of the value
Thanks to the Decent Homes Programme,
in Eastbourne
people living in social housing are better
added to the of their property per year to keep it in good Use investment in properties to support investment in people
insulated against the risk of fuel poverty.
stock and less order. This is not always easy at a time of
The SAP rating of homes owned by – training and skills and local employment
than 100 are falling real incomes and cost of living
Eastbourne Borough Council is 68.4. Make sure that properties can continue to provide homes for future
demolished increases that leave little money available
generations – support and encourage property owners, private and social,
for essential maintenance. Since 2010, The most effective and sustainable means
to maintain their properties to a good standard
no Government funding has been made of making homes less expensive to heat
(apart from keeping energy costs low) is to Make sure that homes, including social housing, can remain in good
available to the Council to cover the cost of
improve the energy efficiency of the home, condition for the lowest possible cost – encourage the use of designs,
providing grants or loans to private property
such as installing central heating, or cavity components and materials that have a long life and are easy to maintain
owners to put right disrepair. Property
owners are now expected to take financial wall and loft insulation – which may cut fuel Set a good standard for the town and other property owners – a high
responsibility for keeping their property in bills by up to 35% and 20% respectively. standard of property maintenance by the Council for its own homes
good repair. However, care needs to be taken to make Reduce fuel poverty, lower carbon emissions and create employment
sure that any reductions in domestic energy opportunities – encourage fuel efficient and environmentally friendly
Fortunately, most properties in
bills that come from these ‘retro-fit’ building and retro-fitting by the owners of existing properties
Eastbourne are in reasonable conditions,
measures are not outweighed by additional
however, overall the stock is aging and there
charges placed on fuel bills to cover the cost
are pockets of poorer quality homes
of the improvements.
throughout the town, for example in the
Devonshire Ward. Surveys undertaken in
2005 and 2008 found that the poorer
housing conditions are most likely to be
found in homes owned outright and in
20 21AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Economic Development
Many homes in Eastbourne have green spaces around them,
Support local supply chains and support employment across all sectors of the helping to give the town its refreshingly open atmosphere.
employment market (blue and white collar) by researching the use of Community
ACTIONS FOR Benefit and Employment Clauses for Council maintenance contracts to support local
2013-14 supply chains and employment (Target – review options – Winter 2013-2014)
Maintenance and Repair of Homes
Complete Decent Homes Programme to all Council homes (Target – Summer 2013)
Review future options to help homeowners maintain their homes through advice
and supported loans (Target – review completed by Winter 2013)
Fuel Poverty
Review and agree investment programme to improve the thermal efficiency of the
Council’s Pre-cast reinforced Concrete Properties (Target – review Summer 2013;
programme agreed Autumn 2013; start on site Winter 2013-14)
Introduce collective energy buying programme (Summer 2013)
Support the Green Deal and ECO
Deliver the Warm Homes, Healthy People programme (Target – Winter 2013-14)
Economic Development
LOOKING Introduce Community Benefit and Employment Clauses into Council
maintenance contracts (Target – develop and legally validate options by
AHEAD – ACTIONS
Winter 2014-15; incorporate into all Council contracts let after Spring 2015)
FOR 2014-15
THROUGH
2019-20 Policies and Procedures to improve the quality
of homes in Eastbourne
Housing Revenue Account Asset Management Plan 2013-2018
– reviewed and updated on an annual basis
Housing Revenue Account Thirty Year Business Plan 2012 – 2032
– in place and reviewed and updated on an annual basis
Private Housing Renewal Policy – in place but to be reviewed and re-launched
as a Home Improvement Policy for 2014-15
Resources to improve the quality of homes
in Eastbourne
Property owners investing in their homes and properties
Housing Revenue Account
Investment by housing associations
Green Deal (Private finance)
Energy Company Obligations (Private finance)
Warm Homes, Healthy People (Central Government)
Parity Trust Eastbourne Loan Fund
Housing Renewal Budget (Eastbourne Borough Council)
22 23AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
THEME FOUR: The Council’s own housing accounts avoid people having to move home
ENJOYING A for 3,800 homes across the borough,
with the housing concentrated in
and will remain a priority for
future resourcing.
HOME AND Langney, Hampden Park and Old Town.
Housing associations have 2,800
One of the most important
partnerships will be the Health and
NEIGHBOURHOOD homes spread throughout Eastbourne.
How these homes are managed and
Well Being Board, which from April
2013 will have oversight over NHS and
IN EASTBOURNE tenants given a good service has a
major influence on how pleasant these
related services. The East Sussex Board
has published its strategy ‘Healthy
neighbourhoods are for people living
Lives, Healthy People’. Its priorities for
in them.
2013-2016 include:
Currently, the homes owned by the
Safe, resilient, secure parenting
Council are managed on behalf of the
for all children and young people
Council by Eastbourne Homes Limited
(EHL). The contract to manage the Preventing and reducing falls,
The shape we’re in… The Council as part of its new approach
to delivering services will during 2013 be Council’s housing expires in March accidents and injuries
A
good home is about more than 2015 so over the next year the Council
introducing mobile Neighbourhood Advisors Supporting those with special
just the home itself – it is as will decide the best way forward for its
to take services to the streets. They will be educational needs, disabilities
much about the neighbourhood landlord service. The Council will
able to provide on-the-spot help and advice and long term conditions
and the wider environment. This consider the view of local people and
on such things as noise pollution and fly
was clear in the response to the Council’s tenants, value for money and the A safe and secure home is essential
tipping. This will allow the Council to tackle
consultation over the summer of 2012. We ability to manage homes in a way to make these priorities a reality.
problems such as litter more quickly and be
asked what made people happy with their that provides strategic support for Commitments made by Eastbourne
more able to understand what people want
current accommodation. This is what they the Council’s wider objectives Borough Council as part of ‘At Home in
to make their neighbourhood a better place
told us: for Eastbourne. Eastbourne’ will help improve the
to live. We already have Neighbourhood
health and well being of people living
The Council as
Good Location Panels in place and a commitment to For people who rent accommodation part of its new
in the town. These include supporting
support community groups.
Good Property and Garden from private landlords, the Council’s secure tenancies in social housing to approach to
Eastbourne has a very low crime rate and Housing Standards Specialists provide provide stable homes for families, delivering services
Good Neighbourhood
has no areas with severe or longstanding help and support to resolve problems practical support for private landlords will during 2013
Good Amenities crime and disorder problems. However, between landlord and tenant. This and tenants to improve the condition
anti-social behaviour, crime and the fear of includes visiting and inspecting
be introducing
and management of properties, priority
crime causes distress to individuals and is properties that may not be to a good mobile
for the provision of aids and
The four main reasons for people not destructive to communities. Eastbourne standard and taking any action – adaptations for people with disabilities
Neighbourhood
being happy were: Borough Council is a member of the including legal enforcement if and the development of new homes Advisors to take
Neighbour related issues Community Safety Partnership which brings necessary – to bring them up to designed for people with special services to
together different agencies and services to standard. We will soon be introducing
Insufficient parking
housing needs. the streets
co-ordinate work to reduce crime. One the spot checks of licensed HMOs to make
sure that standards do not slip during East Sussex County Council has the
Home too small Partnership’s main priorities are to develop
the licence period. Landlords get the lead responsibility for directing the way
and deliver effective neighbourhood
Desire to be an owner occupier supported homes are provided for
management in designated areas. benefit of an independent check on
their properties to help them keep up many of the people with special
to date on health and safety matters housing needs including those who
Listening to Eastbourne … particularly vulnerable. These services
and maintain high standards of
are designed to help these people
“I think more should be done to encourage people to take property management.
enjoy their homes by provided essential
pride in their area and maintain their properties to a good In the first six months of 2012-2013, support and services. In 2012, East
standard and keep their gardens nicely and clear of rubbish.” Eastbourne Borough Council helped 40 Sussex County Council published a
people with Disabled Facilities Grants at strategy ‘Pathways to Independence –
an average cost of £6,000 per client. A strategy for supported housing and
The Council’s landlord service helped housing support’. This set out the
our own tenants through the Aids and commissioning intentions and priorities
Adaptations programme. These are for a wide range of people with special
important programmes as they help housing needs.
24 25AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Much of the County Council’s work for Outcomes for enjoying a
people with specialised housing needs is home and neighbourhood
THEME FOUR: delivered through the Supporting People in Eastbourne
ENJOYING A team, which is accountable to a Strategic
HOME AND Support local communities to develop
Forum including Eastbourne Borough
NEIGHBOURHOOD IN their own priorities for improvements
Council. People with special needs are also
EASTBOURNE to their neighbourhoods
supported by services provided directly by
Eastbourne Borough Council, including Create pleasant neighbourhoods to
Disabled Facilities Grants, the Housing co-ordinate and improve services –
Solutions Service and the Council’s Housing maintain and develop partnership
Specialists who work closely with people working between the Council’s
who are homeless or face the prospect of Neighbourhood First Teams,
having nowhere to live. community and residents groups, the
Police, landlords and property owners
The recent economic problems facing the
British economy have left people on average Support the Eastbourne Community
experiencing incomes 6.4% lower now than Safety Partnership Plan to reduce
they were in 2008. Eastbourne, together anti-social behaviour and crime
with East Sussex Supporting People team, is
Effective housing management by all
taking a lead on co-ordinating the advice
types of landlord – to provide value for
and support that will be offered to help
money for their tenants’ rent payments
people in East Sussex manage the impact of
and deliver high standards of housing
changes being made to the social security
and neighbourhood services
system. The need for this work is clear when
the possible impacts of such reductions Help people move to the type of home
are considered. best suited to their needs
Much of the Council’s work to improve Make the best possible use of homes
neighbourhoods and help people better adapted for use by people with
enjoy their homes will be done working physical disabilities – to make sure
with other organisations and agencies. It is that these special homes are prioritised Encourage communities and housing providers to work with Council’s new
critical for partnerships to be effective that for those can get the most benefit Neighbourhood Advisor teams to build close relationships with community leaders,
they deliver value for money and contribute from them organizations and residents in the areas they cover to improve the quality of
to the outcomes detailed in ‘At Home in neighbourhoods (Target – team in place Spring 2013)
Deliver an effective and efficient service ACTIONS FOR
Eastbourne’. This will need robust providing adaptations to help disabled 2013-14 Lead the Neighbourhood Management initiative in Eastbourne and maintain support
agreements between partners, with
people continue to be able to enjoy for the five current partnerships in Kingsmere, Willingdon Trees, Old Town, the Town
clearly defined expectations, responsibilities
their home Centre and Shinewater/North Langney
and obligations.
Support vulnerable people to have a Help and support residents in Devonshire West to exploit the opportunities offered
home and home life that makes them by the Big Local funding award made in 2012 to improve their neighbourhood
less vulnerable – good working
Explore opportunities for working with voluntary and community organizations to
relationships with our partners
Economic problems facing enhance current advice, financial inclusion and other community based services
including East Sussex County Council,
the British economy have especially Adult Social Care and
to support neighbourhoods and residents
left people on average Supporting People, and the Health Support people who rent their home from the Council and want to move to one that
experiencing incomes 6.4% and Wellbeing Board is more manageable for their current needs and incomes
lower now than they were Coherent and co-ordinated services – Support people who own their home and want to move to one that is more
in 2008 to improve the overall offer of services manageable for their current needs and incomes
across Eastbourne to local communities
Review all options for the future of the Council’s landlord role (Target – review to start
and to secure value for money for the
Spring 2013 and preferred option agreed Winter 2013-14)
Council in its partnership agreements
with other agencies Review the Council’s housing partnerships with other organisations, developing new
agreements using the Council’s Budget and Service Assessment Matrix with shared
performance indicators and outcomes (Target – all existing partnerships reviewed
Spring 2013; new agreements in place Winter 2013-14)
26 27AT HOME IN EASTBOURNE Eastbourne’s Housing Strategy 2013-2020
Introduce an external environmental improvement programme for Council owned Relevant Policies and Procedures to help people enjoy
homes to improve the appearance and desirability of housing estates (Target – start on a home and neighbourhood in Eastbourne
LOOKING site by Spring 2015) (Eastbourne Homes Limited Asset Management Team supported
AHEAD – ACTIONS by Eastbourne Housing Specialists) Anti-Social Behaviour Policy (in place – Eastbourne Homes Limited)
FOR 2014-15 Aids and Adaptations Policy (in place – Eastbourne Homes Limited)
Review the options for introducing better building standards for homes for disabled
THROUGH people (e.g. wider doors to allow use of non-powered wheelchairs) (Target – review Disabled Facilities Grants Policy (in place – Eastbourne Borough Council)
2019-20 completed by winter 2014-15) (Eastbourne Housing and Planning Specialists supported
Enforcement Policy (in place – Eastbourne Borough Council)
by DIG)
Eastbourne Community Safety Partnership Plan (in place)
Have arrangements in place for the future of the Council’s landlord role
(Target –preferred option in place by Spring 2015) Eastbourne Borough Council Community Grants Policy (in place)
Fund and support voluntary and community projects, including community Eastbourne Youth Strategy (in place)
development and community centres, which meet the Council’s corporate outcomes
Pathways to Independence – A strategy for supported housing
Work with the Eastbourne Youth Partnership to find out more about the housing and housing support’
aspirations of young people and how they can make those hopes a reality
Resources to help people enjoy homes and
neighbourhoods in Eastbourne
Terminus Road lies at the heart of
Eastbourne’s town centre. It leads straight Tenant Incentive Scheme (Eastbourne Borough Council)
from the railway station to the seafront
and many people live in flats above the Housing Solutions Service (Eastbourne Borough Council and
restaurants and cafes that offer a choice Supporting People)
of cuisine from around the world.
Disabled Facilities Grants programme (Eastbourne Borough Council
and DCLG)
Aids and Adaptations Service (Eastbourne Borough Council)
Community Infrastructure Levy
Community Safety Partnership
Eastbourne Borough Council Neighbourhood First Service
Eastbourne Borough Council Community Grants Programme
Eastbourne Youth Bank
Local Trust (supported by Big Local funding) to be invested by residents
and stakeholders in Devonshire West to improve the area
Supporting People services
Disability Involvement Group
In 2011-12,
there were 300 repossession
claims in Eastbourne
– one for every 156 homes
28 29You can also read
