More and better homes for Enfield - www.enfield.gov.uk - Enfield Council
←
→
Page content transcription
If your browser does not render page correctly, please read the page content below
More and better homes for Enfield Housing and Growth Strategy 2020-2030 www.enfield.gov.uk
Contents
4 Introduction
5 Our vision
7 A housing market in crisis
10 Ambition 1: More affordable homes for local
people
18 Ambition 2: Invest in and be proud of our
council homes
21 Ambition 3: Quality and variety in private
sector housing
23 Ambition 4: Inclusive Placemaking
26 Ambition 5: Accessible housing pathways and
homes for everyone
28 Our key principles: The Enfield Housing Test for
Good Growth
30 Enfield’s Preventing Homelessness and Rough
Sleeping Strategy
Scope This ten-year strategy sets out how the council intends to 31 Unlocking Enfield’s potential: our key asks
manage and deliver its strategic housing role.
The strategy provides an overarching framework against 32 Governance
which other policies on more specific housing issues will
be considered and formulated.
Approved by Scheduled for Cabinet and Full Council approval by 33 Appendix 1: Definition of affordable housing
January 2020 products
Approval date 29 January 2020
Document Author Strategy, Partnership, Engagement and Consultation Hub 34 Appendix 2: Glossary of Terms
Document owner – Joanne Drew, Director of Housing and Regeneration
Corporate 35 References
Document owner – Cllr Nesil Caliskan, Leader of Enfield Council
Ordnance Road, completed 2018.
Portfolio holder 15 affordable homes.
Housing and Growth Strategy 2020-2030 3
Introduction Our vision
Our Corporate Plan makes clear that ‘good homes in well-connected neighbourhoods’
is a critical strategic ambition for Enfield. We will deliver this goal using good growth
principles. This will mean more homes and better homes for Enfield where everyone
This strategy sets out how we will deliver more and better homes to address inequality, create a more
benefits from the opportunities that growth can bring.
balanced housing market and help local people access a good home. This will make a significant
contribution to delivering on our ambition to deliver a lifetime of opportunities for people in Enfield, by
creating good homes in well-connected neighbourhoods.
Our bold house building programme council homes that we can all be proud targets and achieve good growth. This
will create homes that local people on of. It is about how we work in partnership includes fairer funding to be awarded
a range of different incomes can afford with registered housing providers so over the long term, and measures to
to live in at different stages of their lives. that they invest in their existing stock address the negative impact of the
This will include delivery in partnership and create new homes in the borough. current welfare system. It also includes
with registered providers as well as with Importantly, it is also about how we increasing housing development grant
developers and the private sector, where work with tenants, landlords and owner rates and ending the Right to Buy in
partnership working can deliver more occupiers to improve the condition and London, so that councils and housing
homes. This means creating a place use of private sector homes, which make associations can develop sound
where anyone born in the borough has up the majority of homes in Enfield. business plans for more new social and
a home to grow up in, where they can affordable housing.
While this is a strategy about homes,
choose to stay in and age in, to benefit We believe this new strategy will bring
at its heart are the lives of residents
from the great city which is London. about transformational change across
and our ability to help people realise
The ambition to massively increase their potential to live happy and fulfilling Enfield over the next ten years. We have
housing supply is an opportunity for us lives in our borough. As well as helping engaged widely during the development
to develop homes and neighbourhoods us to live in a more environmentally of this strategy, and are grateful for
that are balanced with mixed incomes, sustainable way, our homes need to these responses which have been
are health-promoting, environmentally be age, child and disability friendly, crucial in creating the final strategy.
sustainable, child-friendly, age-friendly safe and health-promoting. This means By working with the local community
and accessible for people throughout the right amount of specialised and and partners locally, regionally and
their lifetime. Our vision for placemaking supported housing for those that need nationally, we will develop more and
will put public spaces at the heart it; and helping people to adapt their better homes together.
of the community, strengthening the homes as their needs change. It means
connection between people and the people living in inclusive homes and
places they live and recognising the value neighbourhoods where people of all
this brings. We want to grow our borough ages and backgrounds can interact in
in a way which means no one will be a way that strengthens communities. It
left behind, and this means developing means empowering people to support
a new model for housing delivery and each other so that everyone lives as
a diversity of housing products to meet independent, fulfilling and healthy lives
those needs. The Enfield Model for as possible.
Regeneration, embodied in our plans for
Our intention in this new strategy is Cllr Nesil Caliskan
the Joyce and Snells estate renewal, sets
to deliver a transformation in the local Leader of Enfield Council
the principles for delivering with and for
housing market for Enfield. We welcome
Enfield residents. We will take the lead
the positive steps that Government has
as a housing authority to make sure that
taken to begin to address the national
we and our partners deliver good quality
housing crisis, such as lifting the
homes, in well-designed places, at scale
Housing Revenue Account Borrowing
and pace.
cap so that councils will be better
This strategy isn’t just about creating new able to build more social homes that
homes. It is also about how we improve are desperately needed. However, we
existing housing in the borough, ensuring believe there is more that Government
it is used for the benefit of local people. can do to truly unlock the potential we
This includes how we work with our have in Enfield to significantly contribute Cllr Gina Needs
communities to maintain and improve to London and the South East’s housing Cabinet Member for Housing
Meridian Water CGI
4 More and better homes for Enfield Housing and Growth Strategy 2020-2030 5
Our five priorities We have five priorities to achieve our vision of good homes in well-connected
neighbourhoods: A housing market in crisis
More affordable homes for local people
Building more homes that are the right kind of homes, in the right locations and
for local people. This means homes that are well-designed and are the right size,
tenure and price that local people can afford.
There is wide acknowledgement of the national housing crisis. There are no easy or quick-fix solutions,
Invest in and be proud of our council homes
and this is not something that local authorities can resolve on their own. Opportunity for change lies
Investing in our existing council homes to make sure they provide safe and secure in national housing policy and investment, in local government partnerships, and in the responsible
homes for future generations and offer high-quality management services. practice of the private sector. We will play our part to deliver on the priorities in this strategy and by
influencing and working with others, where we cannot enact change ourselves.
Quality and variety in private housing
The challenge locally is significant. Over half of all Housing Benefit people working in essential local
Taking action to create high-quality, fairer, more secure and more affordable homes We have too few social and affordable claimants in Enfield live in the private services, such as teachers, social
in the private sector. rented homes in Enfield and a growing rented sector and nearly two-thirds workers, occupational therapists,
number of people on low incomes of these are working. Many of these nurses, police officers or utility
Inclusive Placemaking living in the private rented sector. The residents will not have priority need workers, and particularly those with
unaffordability and insecurity of the local for social or affordable housing. For families, are having to make difficult
Working together with local organisations and communities to design, deliver and
private rented market is illustrated by this reason, this strategy seeks to find decisions. This often means choosing
maintain good homes in quality places.
growing numbers of people becoming solutions in the Private Rented Sector whether to stay locally, in overcrowded
homeless and too many people living in and urges Government to increase LHA accommodation, or move out of the
Accessible housing pathways and homes for everyone
homes that do not meet their needs. rates to reflect the true cost of living in borough, away from local support
Providing access to housing and support for people with specific needs, so that the Private Rented Sector. networks and local employment.
Our population is rising, with increasing
everyone can reach their full potential. numbers of households on low incomes. The increasing numbers of people We are aiming to re-balance the market
At the same time, private sector rents becoming homeless in Enfield, as a by setting and supporting delivery of
and the number of private rented homes result of these challenges means too good standards, delivering a wider
in the borough is rapidly rising. This many people are living in temporary variety of housing products and
Our five principles In everything we do, our vision is for homes and places that are: means that increasing numbers of accommodation. Temporary creating sustainable communities with
people on low incomes are living with accommodation is not a good or mixed income levels, where everyone
Affordable to Enfield residents unsecure tenancies, and in many cases, stable housing option, and represents can benefit from the opportunities that
experiencing housing standards which a significant cost pressure to the growth can bring.
This means creating developments where different people on different incomes are not acceptable. In Enfield, 25% of Council.3 In most cases, the route out
can live together in a mixed community. low-income households living in the of temporary accommodation is into
private rented sector have outgoings the private rented sector.
Safe and good for health and wellbeing that are greater than their income, which
People hoping to own their own home
is mainly driven by housing costs.1
This means helping people to eat well, be smoke free, physically active, socially face challenges too. Local people
connected and live in thermal comfort. As a result of considerable rent aspiring to buy a home close to their
increases in outer London, boroughs family are finding local market sale
like Enfield have felt the biggest impacts prices prohibitive. Homes for outright
Child, age and disability friendly
of the Local Housing Allowance freeze sale are often unaffordable and out of
This means providing inclusive and accessible homes and public realm that include and have seen the largest reductions in reach for many residents. This means
places for people of all ages to meet and connect, providing safe outside play affordability in recent years. For many
provision for children and young people, and helping all residents to stay safe in private rented sector homes, even
their communities. those which are lower quartile rents,
the Local Housing Allowance is less
Environmentally sustainable than the rent being charged, causing
affordability challenges to any renter
This means reducing our carbon footprint, using renewable heat and power who is reliant on Housing Benefit for all
sources, creating safe and attractive travel routes by foot and bicycle and creating or part of their rent.2 Less than 15% of
community gardens and green spaces. properties in Enfield are ‘affordable’ on
Local Housing Allowance rates (LHA).
Digitally connected
This means creating homes that will be fit for future technology, like providing
Fibre-to-the-Premises (FTTP) and smart homes/meters that help people with
disabilities or health conditions.
6 More and better homes for Enfield Housing and Growth Strategy 2020-2030 7
Enfield housing market facts and figures
Homes to purchase on the market are unaffordable to people on
median average salaries in Enfield, unless they are supported by
family members to get a step on the housing ladder.
The UK House Price Index shows
There are circa that as at March 2019, the average
Enfield is the
125,370
house price in Enfield was Eviction from the
homes in Enfield, of which:
£393,237. This is 15% lower than
London as a whole, but 62% higher
2nd highest Private Rented Sector
is the biggest cause of
than England. provider of temporary homelessness in Enfield
accommodation in England
An average house
in Enfield costs
12.3 times
10,080 the median
average salary.
are local authority In 2018/19, Enfield spent over The most
£66m overcrowded
owned homes (8%)
As at November 2018,
first-time buyers in Enfield
paid an average of on the temporary wards are Edmonton Green,
£347,077
accommodation service, Upper Edmonton and
First time buyers are purchasing with a net cost of £7m Ponders End
for their home, as opposed homes which are, on average,
to £443,390 for former 10.8 times the median
Latest data on weekly rent levels for Enfield across tenures is set out in the table
home owners. average salary.5 below.
8,440 of properties in Enfiled are
Enfield Lower
Less than 15%
Enfield Target London quartile Median Local
are registered ‘affordable’ on LHA rates. Social Social affordable private private Housing
provider homes (7%) Bedroom Rent Rent rent rented rented Allowance
Size 2019/20 i 2019/20 2019/20 sector sectorii 2019/20
1 bed 91.24 9 2.13 155.13 231 242 212.42
2 bed 101.17 115.65 164.24 288 300 263.72
3 bed 111.39 134.82 173.37 340 368 325.46
106,830 11.2%
4 bed 117.51 131.86 182.49 404 462 389.72
As at March 2019, there were
are private sector homes
(owner occupied and private
3,410 of households in Enfield
households in temporary are in overcrowded Based on average rent levels. There is the ability to charge up to 5% more on social rent levels for
i
rented sector) (85%)4 specific reasons, for example, a new build council house.
accommodation. accommodation. ii
Private rented sector rents from private rented market statistics from Government Valuation Office,
March 2019.
8 More and better homes for Enfield Housing and Growth Strategy 2020-2030 9
Ambition 1
More affordable homes for
local people
Over the next ten years, we will be massively increasing the supply of housing in Enfield to deliver more to local housing need. This includes amount of subsidy.11 We recognise Market sale is still an important tenure
homes for local people. We are doing this to deliver on the targets set for us in the adopted London Plan products for quality homes for people there is a balance between the rent to increase in the borough, given
and Core Strategy and the even more ambitious targets set for us in the emerging London Plan and our who are unlikely to be eligible for level or purchase price of homes and the unaffordability of market sale for
Council allocated housing but are also the number of affordable homes that many residents. We will deliver market
own emerging Local Plan.8 We will do this by taking a direct role in delivering and enabling the provision
unable to afford to buy locally. Due to can viably be provided. housing products in order to cross-
of new homes that meet evidenced local need. recent house price growth and our subsidise discounted rental homes
limited social housing stock, the largest We can only create more affordable and affordable housing, depending on
The priority is not just more homes. It is Those living in private rented homes We want to develop more homes homes through capital subsidy. We
group of households (60%) fall into this housing market conditions. We will also
more of the right kind of homes, in the on lower and median incomes that are genuinely affordable to local will use the headroom in the Council’s
category. prioritise the development of homes
right locations, for local people. This are particularly affected by this people, so that more people can Housing Revenue Account to maximise through Build to Rent schemes meeting
means a wider variety of affordable unaffordability. For many households, live in a home where they spend a A mix of affordable products will
the delivery of affordable homes, the emerging demand for this tenure.
housing products and well-designed their housing benefit or housing more reasonable proportion of their address the spectrum of need
but we also require subsidy from
homes of the right size, tenure and element of their universal credit award household income on housing costs. and create sustainable and mixed Build to Rent will be delivered in
Government to deliver on the scale
price that local people can afford. It does not meet their housing costs. The communities. By mixed communities, partnership with the Council, to provide
This means they will be more financially that is needed and if we are to deliver
also means equitable growth across majority of these people are unlikely we mean housing across different new, decent quality, private rented
resilient and be less vulnerable to more homes for new lets at social
Enfield, with new homes in both the to have priority for social or affordable tenures and residents on different housing on longer term tenancies. This
homelessness. housing rent levels as opposed to
east and the west of the borough. and our strategy seeks to find housing income levels, with homes delivered means that developments will be built
solutions for these residents through Whilst increasing the supply of by both the Council and registered London Affordable Rent Levels. We will especially with the needs of renters in
Affordable homes the private rented sector. affordable homes, we must also create provider partners. This mix of products continue to work proactively with the mind, with high standards of design
mixed income communities that create is also necessary to make new housing Greater London Authority (GLA) and and management and tenure security.
National research suggests that One consequence of this is a rising
the environment for sustainable places. schemes viable, as intermediate national Government to maximise the
spending a third of net household number of people becoming homeless,
In driving an increase in housing housing products require a smaller opportunities available for Enfield.
income (33%) is a reasonable measure in many cases because they are
supply in Enfield, we must address
of housing affordability. Spending over evicted from their private rented home
the housing need of households on
40% of net income, particularly for and they cannot find an alternative
different income levels through a variety
those on median and lower incomes, affordable home without assistance.
of affordable housing products and by
could signal serious affordability An increase in LHA for local people
using an evidenced-based approach
issues.9 These households are far is one way the Government could
more likely to struggle to make housing address this, which is why we, along
payments, resulting in arrears and with others, such as Crisis, are urging CASE
defaults. Research has found they Government to increase LHA to reflect
STUDY
are also far more likely to experience the real cost of living in the private
material hardship because the effort rented sector.
Nadia is a full-time nurse in
required to prioritise their housing People feeling the effects of the Enfield, earning £37,000 per
commitments creates problems affordability crisis also include those year.
elsewhere in their budgets.10 living in overcrowded homes, and
She has one son, Max, who
Many households in Enfield on median young adults who want to move out
is 13 years old.
and lower incomes are having to spend of their family home but are unable to
more than 40% of their disposable do so. These pressures are likely to Nadia could afford to rent
income on housing rent or mortgage increase, given our population profile a 2-bed flat on London
repayments. This is pushing many and expected future growth. Affordable Rent (LAR), which
people into poverty and in some cases would be 28.6% of her net
forcing people to move away, when income*.
they would prefer to stay.
Nadia could also afford
to rent a 2-bed flat on an
intermediate rent, which
would be a maximum of 37%
of her net income.
*Subject to eligibility as set out in our allocations
policy. Ladysmith Park, Summer 2018
10 More and better homes for Enfield Housing and Growth Strategy 2020-2030 11
Photo tag tba
Designing health-promoting, safe and inclusive homes Underpinning this approach to Our homes and neighbourhoods will homes, including wheelchair accessible
community empowerment and be inclusive places for children and homes in new housing developments,
We want people to be happy where One of the ways we will achieve
cohesion is our commitment to families. We will design and build basing decisions on the quantity of
they live. We will seek out innovative and this is by designing mixed income
building truly mixed, sustainable homes which allow children and young adapted accessible homes on the
creative ways to increase the supply neighbourhoods which reduce social
communities. Our developments will people to thrive. We will include safe, evidence of need in our local Housing
of affordable homes, but in all cases isolation. We will work with local people
be ‘tenure blind,’ which means that accessible outside play provision Needs Assessment. People aged
the quality and safety of the homes to shape and develop neighbourhoods
people will not be able to differentiate in all council-led developments of 65 and over make up 13% of our
is paramount. When we use new and where people feel a sense of belonging,
between homes based on whether new homes and will work with our population, and we will provide suitable
innovative methods, such as modular and part of a community where they
they are owner occupied, rented at partners to encourage them to take housing that meets their needs.
homes, we will only do so when they feel safe and empowered. There is
have the highest standards of quality, more about how we will do this in market rent, or at affordable rents. the same approach. This will either Homes will be designed so that the
design, safety and environmental ambition four of this strategy. It also means that there will be high mean ensuring safe access to existing people living in them are secure and
impact. Driving our innovation will be quality public spaces around homes high-quality play provision or creating keep safe. This means using smart
an understanding of community needs, (the public realm) that will be accessible new play spaces as part of new design that will help deter crime and
which means delivering the right project CASE to everyone. neighbourhoods. antisocial behaviour. For people who
in the right area. STUDY We will design the public realm in the We will take measures to keep children are vulnerable due to mental ill-health
borough so that there are attractive and young people free from traffic or learning disabilities, we will facilitate
In the right locations, well designed
Mo is a full-time teacher communal areas and public spaces and pollution through how we design the provision of person-centred
taller building will have a role to play
who lives with his partner, for people to meet, collaborate, share, and locate homes and play provision, security features and adjustments to
in contributing to development and
Amy, who works as a nurse connect and play – integrating greenery and by taking measures across the meet individual needs. We will design
regeneration. We will be vigilant in
part-time. Together, they earn and ensuring these are accessible to new homes and neighbourhoods so
the quality of design of tall buildings Council to improve air quality and
£58,000 per year. everyone, including people of all ages that people can move around their local
(buildings of 6 storeys or above) in reduce carbon emissions, connecting
and people with disabilities. We will area and access accessible transport if
relation to their impact on the skyline, They have three children, the new homes to Community Heating
also ensure homes are well connected they are partially sighted, or if they need
their impact on the communities youngest is still in nursey. Networks, such as Energetik, the
to safe and attractive walking, cycling to use a wheelchair.
in which they are located, and in Council’s energy company.
Mo and Amy could afford and public transport networks that help
consideration of who homes within There is a more about how we will
to rent a 4-bed house on an promote physical activity through active We recognise that households
tall buildings are for. For example, we develop accessible housing pathways
intermediate rent, which would travel, and which connect homes to benefit from security, certainty and
recognise that they can work well for and inclusive homes in ambition 5 of
be 27.8% of their net income. other people, employment, education stability in their home, particularly
young occupiers, but could work less this strategy.
and culture and leisure services. families with children and vulnerable
well for families.12 They could also afford to rent
households, such as people with
a 4-bed house in the Private As part of our priority to reduce social
We will closely monitor the design disabilities requiring adaptations. We CASE
Rented Sector (median private isolation and ensure connectivity, our
and quality of the construction and will continue to offer lifetime tenancies
rent), which would be 34.2% aim is for all new and regenerated STUDY
refurbishment of new and existing for our affordable rented homes and
of their net income. homes that we build to be Fibre-to-
homes, to ensure they are safe for will proactively work with registered
the-Premises ready, to connect to the Eve and Jordan live in Enfield
occupation, throughout their lifespan. With a 5% deposit of £6,500, providers also adhering to the value of
fastest possible broadband facilities. with their two sons.
they could also consider a longer-term tenancies.
We want to ensure that the quality, Fast and reliable digital connectivity is
shared ownership flat (25% Eve works in a shop, earning
size and design of homes and places vital for both a modern economy and Our homes need to provide for a
share), which would be around the minimum wage and Jordan
support good health and wellbeing society. It underpins the innovative and lifetime of opportunities and will be
a third of their net income. cares for their children.
for our residents. This means designing growing sectors of the economy and is accessible and adaptable for people
homes which provide sufficient light an important component in facilitating as they age, and for people with The family could afford to
and space and good levels of thermal renewal. disabilities. We will include accessible rent a 2-bed flat on London
comfort, with affordable warmth. Affordable Rent (LAR), which
It is important that these homes would be 29% of their net
are part of health-promoting income*.
neighbourhoods, which help people
to eat healthily and be smoke-
*Subject to eligibility as set out in our allocations
free, physically active and socially policy.
connected.
12 More and better homes for Enfield Housing and Growth Strategy 2020-2030 13
Providing leadership, developing partnerships and directly investing in growth to
safeguard benefits for local people
We are setting ourselves ambitious We will seek to expand our current We recognise the vital role that the
targets for building high quality and programmes by optimising our Council social sector plays in helping us
exemplar new homes across the property holdings to deliver our vision to reach our targets for affordable
borough. We are taking the lead for housing and good growth. The housing. Rising market prices,
to directly deliver new homes and Council’s Strategic Asset Management uncertainty in the market and difficulties
neighbourhoods on council land and by Plan, which applies to the Council’s in using a cross-subsidy model,
optimising council assets. non-housing assets, supports this registered providers, like the Council,
approach. In addition, we will enable are facing considerable challenges in
More council homes in our borough
the delivery of new homes across delivering affordable housing at the
is a crucial part of providing more
the Borough including through our pace and scale required. We support
affordable homes for local people.
proactive work to support all players to the G15 and London Councils in their
By council homes, we mean homes
Energetik bring forward and deliver new homes calls for greater funding and support
owned by the council which meet
on small sites. for registered providers and we will
the Greater London Authority (GLA)
continue to work proactively with these
definition of affordable housing. This This is going to make a huge
Building sustainable homes for the future partners to deliver affordable homes.14
includes social rented; affordable contribution to the much-needed
In July 2019, Enfield Council declared costs are covered, will be reinvested We will also design homes and rented and intermediate housing.13 additional supply of more affordable We will work together with Transport
a climate emergency, establishing a in the borough for local benefit, such neighbourhoods which minimise waste homes for the borough, to create for London (TfL) to unlock key housing
We currently have far fewer council
new taskforce to tackle this issue and as measures to address fuel poverty, creation by promoting re-use and neighbourhoods that will be sustainable growth areas through improved transport
rented homes than are needed, which
pledging to become carbon neutral by which is a key commitment in the recycling and by providing sustainable in the long term. infrastructure and continuing to call on
has been exacerbated as a result of the
2030. In meeting our targets for new Energetik Business Plan. methods of waste disposal. national and regional governments to
806 homes lost through Right to Buy Partnership working to maximise
housing in Enfield, it is vital that we support these shared aims.
We will design and develop homes and since 2012 – with up to half of these supply will continue to be important
do so in a way that helps us to create now being privately rented for profit. throughout the life of this strategy.
neighbourhoods which encourage and
a more environmentally sustainable Passivhaus Principles This is why we are urging Government We will unlock opportunities and
facilitate sustainable forms of travel, by
borough. We will lead the way by setting to stop Right to Buy in London, build partnerships with registered CASE
providing cycle lanes connected to the ‘Passive Principles’ is an approach
exemplar standards on sustainability in whilst also delivering on an ambitious providers, other public sector STUDY
wider cycle network and cycle storage, to low energy housing design
how we design and build new homes. Council-led programme of new housing organisations such as the NHS, TFL
the provision of well-lit footpaths that significantly reduces wasted
This means we will develop our use connecting to the wider pedestrian energy and heat loss through delivery over the next ten years. and private developers. Strengthening Ray works part time in a café
of sustainable construction methods, movement network, and access to car- building fabric and construction. our approach to taking a proactive role and has a son and daughter.
Under current programmes, we
setting the standards for a more sharing schemes. Certified Passivhaus buildings in such partnerships will ensure that
will deliver a minimum of 3,500 Ray could afford to rent a 3-bed
sustainable approach to how we build. typically use up to 90% less energy we collectively meet the challenge of
We will enhance and increase new homes which will be owned flat on London Affordable Rent
This will include adhering to the Unite for heating compared to new delivering homes at the scale and pace
green infrastructure by maximising by the Council, and many more that (LAR), which would be 35.5%
Construction Charter, which Cabinet homes built to current UK Building needed, that also meet the standards
opportunities for tree planting and will be created through our current of his net income*.
signed in December 2018. Regulation standards. set out in this strategy. We will work
taking other measures to incorporate programmes which will be owned by
across the public sector to identify all
We will design homes with high energy green design principles, such as Benefits of Passive Principles: Registered Providers and be available
suitable land and develop homes that *Subject to eligibility as set out in our allocations
efficiency standards of EPC level C or including green roofs and by creating to Enfield residents.
• Better Construction Quality meet evidenced local need. policy.
above, and will increase the provision of community gardens.
• Protection Against Fuel Poverty
decentralised energy, such as provision
• Improved Comfort and Wellbeing
of solar panels to provide residents
with low cost electricity generated Bury Street West Housing Scheme
locally. We have set up our own energy is considered an exemplar,
company, Energetik, to provide better Passivhaus certified scheme, a first
value, reliable and environmentally for Enfield Council.
friendly heat and hot water to 15,000
private and social residents in Enfield
over the next 40 years. As the Council
is the sole shareholder, any profits that
the company makes, once operating
14 More and better homes for Enfield Housing and Growth Strategy 2020-2030 15
Ambition 1
More Genuinely
Affordable Homes
for Local People
We will take forward a New Local Plan Our priorities
that will provide a spatial framework that
1 To maximise housing delivery, 5 We will cross-subsidise affordable
plans to meet a minimum housing need
we will use council assets and housing through market sale and
of 19,000 new homes in the borough
partner with other public sector market rented homes, promoting
over the next 10 years of which we are
organisations and registered Build to Rent offered at a range of
targeting 50% to be affordable housing
providers to increase the supply of rent levels. We will simultaneously
tenures, based on local evidence.
affordable homes. call on Government to increase
Of this 50%, current policy requires grant rates to assist us build more
70% to be social and affordable rents homes rented at the London
at London affordable rents or below. 2 We will prioritise rented homes as affordable rent level and below.
part of mixed income communities,
To contribute to this, we will deliver a
as evidence shows this is where
minimum of 3,500 new Council owned
we have the greatest and most 6 We will apply our ‘Enfield Housing
homes which will meet the Greater
immediate demand. These will Test for Good Growth’ in the
London Authority (GLA) definition
be of the size and type that local decisions we make regarding the
of affordable housing. This includes
people need, as informed by design of new and renewed homes
social rented; affordable rented and
our housing needs register and and neighbourhoods.
intermediate housing.15
Housing Needs Assessment.
We will also work proactively with
registered providers, public sector 7 Undertake further research to
organisations and the private sector 3 We will increase the supply of better understand the demand
to maximise their delivery under our intermediate housing products, for affordable housing from single
own programmes and to help them which currently makes up less people on low incomes and further
play their part in developing new than 1% of housing in Enfield. develop solutions which meet their
homes for Enfield, meeting both our Intermediate housing provides needs. This includes both those who
housing needs and the standards set homes that the majority of local are eligible for council and housing
out in this Strategy. people can afford, prioritising association homes, and those who
access for people working in need to find solutions in the private
essential services such as nurses, rented sector. This research will
social workers, occupational result in the design of a housing offer
therapists, police officers, teachers that is affordable to these residents
and utility workers. These will be or where the solutions are outside
of the size and type that local our direct control, the lobbying of
people need, as informed by our Government for policy change to
Housing Needs Assessment, create the conditions to enable this
and in locations where these ‘key group to access and sustain the
workers’ require homes. housing they need.
4 We will consider how we can 8 We will use our powers as the
make best use of our land and local planning authority – through
assets, alongside modular planning policies and development
construction and short-term, management processes – to
meanwhile housing, as a way to ensure that all new homes, of all
build homes faster to address our tenures, are built to the highest
homelessness pressures. standards of quality and design
and where there is no differentiation
in quality or communal areas
between market sale, market rent
Electric Quarter, completion estimated 2021.
52 affordable homes.
or affordable housing products.
16 More and better homes for Enfield Housing and Growth Strategy 2020-2030 17
Ambition 2
Invest in and be proud
of our council homes
We write this housing strategy in the 100th year of Council Housing.
We are proud to be directly providing these homes for our residents,
with the safety, security, affordability and standards that they offer.
Alongside our ambition to increase friendly; environmentally sustainable;
the supply of council-owned homes, and digitally connected. Whilst we
it is crucial that we look at the council support a review of the Government’s
homes that we already have in the Decent Homes Standard, we urge
borough and make sure that these them to help us to achieve increased
provide quality, safety and security, standards for all our homes by providing
now and for the future. us with adequate levels of funding.
We will do this by delivering a We will deliver a mixed tenure housing
housing investment programme, as management service which ensures
part of a new council housing asset quality services in our new build places
management strategy. In 2019/20 and which also helps us to deliver
we launched a £41m investment better outcomes for our residents
programme to improve the condition through more effective investment,
of our housing stock. This includes management and service delivery,
investing in our homes so that they are enabled by technology and informed
compliant with consumer standards, by engagement with our residents and
with the safety of our homes being a partners. We will review the service
key priority for us, and have improved models in our existing regeneration
energy efficiency. We will work with schemes with a view to bringing these
residents to implement the emerging under the council’s control over time.
regulatory framework for building safety.
We have undertaken a comprehensive
stock condition survey to inform our
future programme of investment and
will also take action so that our homes
are safe and support people’s health
and wellbeing; child, age and disability
Above: Montagu Road estate, Above: Delhi Road prefabs; Angel Road prefabs;
August 1977; Building the Barbot Hyde estate; Cuckoo Hall Lane, 1949; Edmonton
estate; Hoe Lane estate Green tower blocks, March 1979
18 More and better homes for EnfieldAmbition 3
Ambition 2
INVEST IN AND BE Quality and variety in private
PROUD OF OUR
COUNCIL HOMES sector housing
How will we do it? Most homes in Enfield are in the private sector, either owner-occupied or privately rented. While our
1 To bring all our existing homes 5 We will make sure that all newly priority is to increase the proportion of social and affordable homes, alongside this we are taking action
up to a standard fit for now and available council and registered to deliver high-quality, fairer, more secure and more affordable homes in the private sector. This is vital
for the future, incorporating new provider homes are allocated fairly so that people receiving welfare benefits currently living in temporary accommodation, and those at risk
standards from Government, we to people who need them the of homelessness, have somewhere decent to live, in recognition that they may never qualify for a council
will take a balanced approach most through a revised Allocations or housing association home.
between investing to keep our Policy, prioritising people with a
existing housing stock; and local connection and with a long The private sector plays a pivotal role in assistance when there are concerns As well as new developments, we
replacing stock where this is the term need for council housing how we can deliver good homes, and, about the conduct of the tenancy. We will increase supply of good quality,
most financially viable option to including those who work with us as the Council, we have a vital role in will seek to move away from offering private sector housing by bringing
bring homes up to the desired to prevent homelessness. incentives to landlords to rent to as many empty homes as possible
improving and shaping it. This means
standard. homeless tenants, and instead work
we will use all the tools at our disposal back into use. Empty homes are a
to engage and support landlords to with tenants to provide assistance blight on neighbourhoods and can
6 We will deliver our Better Council
deliver better housing, to tackle poor with deposits and the months rent in attract crime and anti-social behaviour.
2 We will take control of our council Homes Programme, enabled by
practice and increase new supply of advance which is required for many Bringing empty homes back into use
housing repairs by establishing an technology and underpinned by
better private rented homes which can private rented homes. will improve the quality of homes and
in-house service, to ensure quality, a commitment to delivering social
offer security and stability for tenants. neighbourhoods and contribute to
social value and value for money. value in everything we do and Our aim is to end the use of long-
This means we will engage proactively increasing housing supply to meet the
We will also work with tenants making every contact count. This will term temporary accommodation
with private rented sector landlords and for homeless households, instead needs of local people. This also plays
and leaseholders to develop be based on the following principles:
offer more support to them, so they supporting people to transition quickly a particularly important role for families
programmes which encourage and
• Predict – people’s needs are able develop their knowledge and who are overcrowded, as many homes
empower them to look after the into more permanent and secure
• Target – effectively to those needs confidence in offering accommodation housing; for most people, this will be a have three or more bedrooms.
upkeep of their own homes.
• Prevent – failure/complaints to homeless households, by providing private rented home. While we are in the
• Deliver – a quality service advice and guidance on tenancy process of working toward this ambition, Build
3 We will work with residents to sustainment. We will also increase the we will ensure the quality of the homes
advice and support given to tenants, so
to Rent
implement the emerging regulatory we utilise for temporary accommodation
framework for building safety and that they develop their understanding through adopting the Pan London
will seek to apply lessons learnt of both their rights and responsibilities Build to Rent is an innovative
Setting the Standards regime.
across our seven pilot schemes, and will proactively engage with the new approach to providing
Alongside this, we will drive up new, decent quality, private
being completed in 2019-20, whole community in regard to tenancy
standards in the private rented market, rented housing. Instead of
across our remaining high rise sustainment, through a new ‘housing
both through directly providing high a large development being
stock, to ensure our buildings are academy’ model.
quality private rented homes through built, then sold off individually
safe, not merely compliant.
We will seek to improve the stability our Council owned company, Housing to owner-occupiers, the
of the private rented sector market Gateway, and also through proposals developer keeps hold of all
4 We will make best use of all by offering landlords more support to to implement an additional and the properties to rent out
council homes by supporting and feel confident in issuing tenancies to selective licensing scheme, subject to itself. Developments are built
incentivising under-occupiers to residents on welfare benefits and in results of the public consultation. especially with the needs
move into smaller properties and of renters in mind – quality
free up larger homes; effectively design, decent management
managing voids and dealing with and tenure security. This will
illegal occupation and sub-letting. be a feature in our regeneration
schemes going forward.
20 More and better homes for Enfield Housing and Growth Strategy 2020-2030 21Ambition 4
Ambition 3
QUALITY AND Inclusive Placemaking
VARIETY IN PRIVATE
SECTOR HOUSING
How will we do it? We view the process of designing, building, creating and maintaining
vibrant and inclusive neighbourhoods as a joint endeavour between The Enfield Model for
1 We will lead standards of quality 5 We will ensure all housing used 8 We will explore the possibility of
housing management and lettings for temporary purposes meets developing new and innovative the Council, other local organisations and the community. The Council Regeneration: Joyce
in the private sector through appropriate quality standards housing products to help people has a key role in ensuring these things happen. We want the community Avenue and Snells Park
exemplar standards set by Housing including those set by the Pan access homes in the private to play an active role in the design of their homes and neighbourhoods In November 2019, Enfield Council
Gateway, with an increasing London Setting the Standards market by addressing lending and will encourage local people to develop community-led housing, agreed plans to transform the
portfolio of homes in Enfield, regime. constraints for local people.
where there is an appetite from communities to do so. Joyce and Snells Estates as part
delivering a range of products to
of a multimillion-pound scheme to
meet local need.
While we will involve and empower through the right transport infrastructure dramatically improve residents’ lives.
6 We will develop proactive 9 We will help local people
local people in the design and creation whilst also identifying key transport and The scheme, reflecting residents’
relationships with developers to navigate options for moving and
of the built environment, we will also infrastructure hubs that already exist that
2 We will explore how we can increase the quality and affordability transitioning within the private vision for their estate, aims to provide
involve communities in the way we look could support housing growth. At the
improve standards of local estate of the private rented sector through housing market, in particular, more than 2,000 new homes, with
after the local environment over time. same time, we will also support people
agents by researching options to Build to Rent housing products helping people to downsize by hundreds of council-owned homes
We recognise the important role that to choose active travelling, by improving
deliver a Council-owned venture offered at a range of rental levels. both facilitating the development for rent at various levels, all built
good design plays in creating a sense pedestrian routes, cycle routes and safe
which can deliver a trusted, ethical We will directly let and manage of suitable smaller accommodation and maintained by the council. The
of ownership for residents, which in and convenient bicycle storage.
and value service for local people our own Build to Rent schemes on for people moving from larger homes will provide more security and
turn, helps communities to grow and
looking to find a home to rent in the regeneration sites and work with properties, and helping people to We will continue to work closely with
thrive. We will deliver homes and public stability for residents privately renting,
private market. Build to Rent partners to ensure rent out spare rooms. regional and national partners to
spaces that are thoughtfully designed, through the availability of longer-term
that the first opportunity to rent their secure the future investment that we
taking guidance from the National tenancies, and a portion of the homes
homes is given to people living or need to achieve this. This will include
3 We will support and work with Design Guide. It is also important that will be aimed at key workers, such
working Enfield. working hard to successfully influence
landlords to improve standards we set the strategy for coherent, quality as nurses and doctors. The project
a future Crossrail 2 programme that
of management within Enfield’s management and directly deliver services will focus on the quality of housing,
will unlock long term growth in the
private rented sector, whilst 7 We will use our powers as the in our neighbourhoods, as appropriate.
East of the borough and address community spaces and investment for
also taking a strong approach local planning authority to set This will help to maintain the quality
issues of road transport links and the area.
to tackling poor conditions and quality standards in the private of places over time and deliver social
connectivity in the borough. There
stopping rogue landlords and housing sector. This will include value through a community-orientated Whilst plans are still underway for the
needs to be a much greater focus on
managing/letting agents. This will adopting new policies in our approach where the local area is the next stage of development, a ballot
orbital transport networks in outer
include taking enforcement action emerging Local Plan and providing key beneficiary of all that we do. for residents to help progress designs
London boroughs, such as Enfield, to
if landlords do not bring properties a positive and responsive service Where we deliver housing growth, we deliver inclusive growth. We know that towards a planning application, the
up to the minimum legal Minimum to support people making planning will make sure that people, and their long term solutions require us to gain Joyce and Snells estate will embody
Energy Efficiency Standard (MEES). applications. It will also involve homes, are connected to facilities, the underlying infrastructure that can all the principles of the Enfield Model
proactive enforcement against leisure, culture, employment and sustainably support Enfield as it grows for Regeneration. This exemplar
people who breach planning education. We recognise the necessity into the medium and long term. scheme will involve tenants only being
4 We propose to implement an permission or develop without in providing proportionate growth in
We know the opportunities that growth required to move once and residents
additional and selective licensing the necessary approvals, and infrastructure to support ambitious
can bring for the borough and how it can of all housing tenures being offered a
scheme for private landlords to through considered use of ‘Article housing building in the borough.
benefit every resident. We are calling on new home on the estate. The plans for
drive up standards and reward 4 direction’ to control substandard
good practice in the sector, We will take a strategic and evidence- Government to support us in this joint renewal are underpinned by extensive
housing delivered without the need
subject to the results of our public based approach, recognising where ambition for Enfield and be a champion resident engagement including
for planning permission using
consultation on this matter. key growth sites could be unlocked for growth and for our residents. exhibitions, workshops, coffee
‘Permitted Development’ rights.16
mornings, estate walkabouts and initial
polling of the renewal options.
22 More and better homes for Enfield Housing and Growth Strategy 2020-2030 23Ambition 4
INCLUSIVE
PLACEMAKING
How will we do it?
1 We will develop an overarching 5 We will promote community- Enfield has secured £156m from the Housing Infrastructure
place management strategy and led housing through supporting
take greater control over its direct Community Land Trusts (CLTs), Fund to unlock the potential of Meridian Water and the
delivery to secure the quality of cooperatives, cohousing, self-help building of 10,000 new homes, with new road infrastructure,
neighbourhoods over time. We will housing and group self-build.
deliver and maintain high quality environmental improvements and a high frequency rail service.
public realm as part of our own
schemes and will expect private 6 We will work with local businesses
developers to do the same – and community groups so
consistent with the overall strategy. that they can access local
neighbourhood buildings to deliver
community-orientated services
2 We will directly deliver high quality, and facilities which help people be
responsive and community- smoke-free, be physically active,
orientated services on our and eat healthily.
council estates and mixed tenure
neighbourhoods across the
borough. 7 We will support and encourage
tenant and resident associations
to become a powerful local voice
3 We will develop and protect that represents local people and
communal play areas and are a force for positive change and
communal meeting spaces active communities in their local
in all new developments and area.
when we are renewing and
improving our existing estates and
neighbourhoods.
4 We will develop models of
community stewardship, facilitating
and encouraging community
champions and encouraging
community collaboration to
create attractive neighbourhoods,
organise community events
such as play streets, and create
community-run spaces.
Meridian Water CGI
24 More and better homes for EnfieldAmbition 5
Accessible housing pathways Ambition 5
ACCESSIBLE HOUSING
and homes for everyone PATHWAYS AND HOMES
FOR EVERYONE
We want to build homes and communities where everyone can achieve their full potential. To achieve this, How will we do it?
it is critical that we do all that is necessary to provide quality homes for people with additional needs. 1 We will work across the Council 6 We will increase high quality, 9 We will prevent unnecessary
and with partners to secure the flexible and accessible specialist hospital admissions of older
The population of the borough is In this context, we need an ambitious There are over 3,000 people over 65 delivery of supported housing for housing with care options for people, people with learning
increasing, and people are living programme that delivers an attractive who are living in our social rented vulnerable people and continue adults with physical disabilities in disabilities and provide proactive
for longer. The overall population is housing offer for older people, across stock. By providing an attractive and to understand the needs of these line with borough need. This will support / interventions in
projected to increase from 342,993 all tenures, that is flexible, high-quality high-quality housing offer for older people. include commissioning specialist the community, including
in 2020 to 361,176 by 2030.17 In this and developed to HAPI standards. people, we are not only providing housing for younger adults commissioning a short stay ‘Crash
context, the number of people with housing options that might better with complex needs, including Pad’ facility.
We want to provide options and support
additional and specific housing needs meet their needs, we also have the 2 We will increase the provision those with brain injury; and
for older residents who may want to
is also increasing. These people are at opportunity to provide more social of appropriate and safe commissioning specialist housing
down size their property and move into
greater risk of poor housing conditions housing to families on our Housing accommodation for people fleeing with care for adults (45+) with 10 We will protect vulnerable adults at
accommodation that might be more
and have specific challenges when Register. violence and abuse. physical and/or sensory disabilities. risk of exploitation in their homes
suitable for their changing needs. We
seeking safe, secure housing where by raising awareness of the risks of
also want to provide a flexible service The numbers of people with learning
they can protect and improve their ‘cuckooing,’ increasing the security
that enables people to stay in their own disabilities is also predicted to
health and wellbeing.18 For this reason, 3 We will improve the housing offer 7 We will increase local access to of vulnerable people’s homes and
home for as long as possible before increase to more than 1,250 people
we are committed to improving and and housing pathways for children high quality, flexible and affordable strengthening our cross-council
they need extra care and prevent who will require health, care and
developing specific housing pathways and young people, ensuring we housing options for adults with and whole-community response
unnecessary admissions to hospital. We support services by 2030.20 We will
for these people: continue to meet the housing mental health support needs, when this has occurred.
are carrying out a review of our housing develop tailored housing solutions
• Care leavers and young people offer, including our existing stock, to see for people with additional needs, needs of young people leaving in line with borough need. This
• People fleeing violence or abuse how we can meet the needs of our older working across health, social care and care, and increasing the availability will include increasing specialist
• Ex-armed forces residents; beginning with implementing housing services to make homes and of good quality semi-independent accommodation to enable move 11 In our role as a landlord, and
• People with physical disabilities a Council-led demolition, design neighbourhoods in Enfield inclusive for housing for young people. on from high support settings as through partnerships with our
• People with learning disabilities and redevelopment of the Reardon everyone. We will work proactively with well as general needs move-on registered provider partners, we
• People with mental health needs Court site for the provision of modern, registered housing providers to achieve accommodation, including wheel will connect residents to services,
4 We will increase access to high chair accessible provision. We community networks and support
• People leaving prison accessible, self-contained Extra Care this, recognising that they are a trusted
quality, flexible and specialist will develop and commission to keep them safe; help them
• Rough sleepers Housing provision. housing provider for vulnerable people.
housing options for older people in a mental health framework for improve their health; maximise
People aged 65 and over make up 13% As well as increasing the supply of Through our regeneration and housing the borough including retirement supported living, and commission their income and access relevant
of our population and this is forecasted housing for older people with assessed development programmes, we will and extra care housing, across an assessment flat for people with education, training or employment.
to increase to 16% by 2030 – from support and care needs, we will maximise opportunities to make sure tenure type, in line with borough mental health support needs in
45,148 to 57,647.19 We know that much improve housing pathways for these that new housing in the borough need. This will include facilitating crisis.
of the accommodation in Enfield for people to make this accommodation reflects the needs of people with care market development of high- 12 We will develop an Enfield
older people does not currently meet more accessible by providing timely and support needs. quality retirement housing across memorandum of understanding
local need. The GLA London Plan information and advice so that our tenures as well as delivery through 8 We will maintain and increase, across housing, health and social
target (Policy H15), also sets us targets residents are informed and can plan for a proposed 300 new homes in an in line with borough need, high care to set out a commitment to
of delivering circa 2,376 units by 2029. their lifetime housing needs. Enfield Care Village, consisting of quality, flexible and accessible joint action to improve health and
new nursing home provision, extra specialist housing options for care through the home.21
care and a wider housing offer for adults with learning disabilities
later years living. in the borough. This will include
increasing access to general
needs move-on accommodation,
5 We will modernise and increase including wheelchair accessible
our sheltered housing service to provision.
ensure that it meets the needs
and expectations for residents. We
will review the existing sheltered
housing schemes to ensure that
they are fit for purpose and replace
or upgrade where necessary.
26 More and better homes for Enfield Housing and Growth Strategy 2020-2030 27You can also read
