December 2012
The magazine for tenants and leaseholders brought to you by Hammersmith & Fulham Council
500 new homes will make ownership a real prospect at last F ive hundred new homes are to be built by Hammersmith & Fulham Council over the next ten years for people looking to get on to the property ladder. In one of the biggest house-building projects of its kind in the country, the council is determined to make it easier for residents to purchase a home in the borough by developing low-cost home-ownership schemes. H&F has the fourth highest property values in the UK, with an average price of over £550,000. This means that getting on the housing ladder is virtually impossible for many people. Just over populated boroughs JOIN FIGHT TO SAVE OUR two per cent of the in the country but HOSPITALS! borough’s housing there is a distinct lack SEE PAGE 10 are ‘intermediate’ low of housing for the cost homes to buy while middle market. 34 per cent is social rented. “At present low costs Cllr Andrew Johnson, homes to buy in this H&F cabinet member for borough are like gold dust.” housing, said: “We are The council has set up committed to expanding its own housing company home-ownership so that it can directly build opportunities. H&F is new affordable homes one of the most densely on its own land for the
Going up! Scores of new flats will be sold to firsttime buyers in Fulham’s Edith Summerskill House
INSIDE:
Wish you were here! n It’s Southend or bust for children
from a land-locked local estate PAGE 11
SPECIAL REPORT n First steps as £8bn regeneration
scheme comes to Earls Court area – along with jobs, schools, health centres and a high street PAGES 4-5
PLUS!
first time in 30 years. The company is looking to build more than 200 homes in the next five years. More than 100 of these homes are set to be built using ‘modern methods of construction’ that sees homes which fit into tight urban spaces built in as little as 11 days.
Continued on page 8
n The White City Festival hits all of
the right notes
PAGE 7
n Tenant & Leaseholder Surveys
2012 – what you said
PAGES 13-20
n Your Christmas and New Year’s
recycling & rubbish info PAGES 30-31
WELCOME >> your home magazine by Cllr Andrew Johnson, H&F cabinet member for housing
Welcome to self-financing housing Dear residents,
W
elcome to this Christmas edition of Your Home Magazine – I hope it finds you well and looking forward to the festive season. We have just reached the end of the first full calendar year since the inefficient Arms Length Management Organisation was abolished and replaced with a single council housing and regeneration department. One of the biggest changes in the housing landscape has been that since April, the council is now self-financing as far as housing is concerned. Under the old system the Government paid local authorities a housing subsidy to cover any financial shortfall. However, under the new model there is no subsidy. This means that an efficient and streamlined housing service is more important than ever so that we can direct the
vast majority of our funds towards vital and value-for-money for taxpayers. housing services. Away from the financial side of things, This year has also seen the completion we have also rewritten the rule book as far of the £215million Decent Homes project, as allocating council housing is concerned. which started in 2005 to improve the From April, we will be introducing fixedborough’s council housing stock, and term two or five-year tenancies, prioritising was paid for by the council borrowing local, working residents and preventing hundreds of millions of pounds. households earning more than £40,200 The bad news is that the council now from accessing the housing register. needs to start paying back this This year has also seen the loan – in fact, we are actually return of Right to Buy and I am spending around £12million delighted to see that Tarek a year in interest payments Tuzani and his partner Laura alone to service our Stevens have now bought housing debt, before their council flat after we We are we even spend a featured them in the May determined to help penny on our stock. edition of this magazine as many people as Nevertheless, – you can read more possible on to the we have still spent about the happy couple housing ladder over £35million in on the facing page. the last year on things As you have already like new lifts, painting read, we have also recently and decorating. announced plans to build 500 Works which have needed to low-cost homes to buy over ten years have been done, in many cases, since through our housing company and by before the days of the ALMO. working with a private-sector partner to Next year, we will be making large help first-time buyers. savings by buying new contracts for We are determined to create a Borough housing repairs and maintenance and of Housing Opportunity where hardhousing services. working local residents, on modest and We are searching for middle incomes, can fulfil their housing new contractors who aspirations and buy a local home for a will provide the best reasonable price. possible services, I’m sure you will agree that it has been while achieving quite a year and I am sure next year will greater efficiency be just as eventful.
‘‘
Meet the apprentices who’ve been told: ‘You’re hired!’ l Two young apprentices have started repairing properties across the borough. Council repairs contractor Willmott Dixon has recruited Troy Toms and Ian Terrington. Troy, 21 from Acton Vale, has started work as an apprentice plasterer. He said: “I love the job – it’s been great to secure employment that is so local to where I live. I am currently working with mentors to carry out reactive repairs in tenants’ homes and it’s great to be able to provide a service and leave knowing they’re happy. “I am meeting new people and learning new things every single day. I am really looking forward to completing my apprenticeship and gaining all the necessary experience so that I can hopefully continue working.”
2 | H&F Homes Magazine
From left, Ian Terrington, Troy Toms and their mentor Thomas O’Malley with Willmott Dixon director Mark Gelder
Thrilled! Couple celebrate buying the flat they never thought they could afford A
Hammersmith couple have become the first people in the borough to buy their home with a £75,000 right-to-buy extended discount. Tarek Tuzani and his partner Laura Stevens have taken advantage of the revamped scheme to purchase their former council flat in Standish House, St Peter’s Grove. The couple, who have an 18-month-old daughter, were featured on the front page of the May 2012 edition of Your Home Magazine after becoming the first people in the country to apply to buy their home through the revamped scheme. The Government has recently increased the maximum discount that council tenants can receive if they wish to buy their own home from £16,000 to £75,000. That has seem a surge of interest in Hammersmith & Fulham with over 700 people attending the council’s rightto-buy roadshows and more than 300 people applying for the scheme. Tarek, 32, was quickest off the mark and is delighted that he has now found his way on to the housing ladder. He said: “I am thrilled to own the flat and it is a wonderful feeling to know that it is finally all mine. “The £75,000 was an incredible help – without it, it would have taken me many more years to save for the deposit. “Laura and I felt especially proud when we opened the front door for the first time as owners of the property. It is a big relief to finally be on the property ladder after what seemed an age. “The future seems a lot more secure knowing we finally own a home. “The process took around six months in total. The council’s home buy team were
a pleasure to deal with but things did drag a little with the legal side of things. “I would certainly recommend right to buy to other council tenants who want to buy their property – it really is a no-brainer.” Cllr Andrew Johnson, H&F cabinet member for housing, said: “This borough has the fourth-most expensive housing in the country which means that many honest, hardworking people, just like Tarek and Laura, are unable to get on to the property ladder without a kick-start. “Hammersmith & Fulham is a borough of housing opportunity with home ownership at its core and it is always fantastic to see young people like Tarek and Laura able to make that all-important first step on to the housing ladder.” Tarek Tuzani and l If you are interested in his partner Laura finding out about right Stevens are enjoying to buy in Hammersmith their new life as and Fulham email: homeowners in h&fhome-buy@lbhf.gov. Hammersmiht with uk or telephone 020 8753 daughter Sophia 6464. l To qualify, residents must meet certain criteria. For example the tenant must have been living in the property for at least five years. The property must also be the tenant’s only or principal home. Other conditions apply.
Exploring part-own options for buyers l Thousands of council tenants might be able to purchase a share of their home if the Government modified the right-tobuy scheme, argues H&F Council. With property prices in H&F the fourth highest in the country, purchasing their own council home is still out of reach for thousands of tenants, even with a £75,000 discount. The council is therefore calling on the
Government to introduce ‘right to buy part’, where tenants would be allowed to purchase a percentage of the property and receive a proportionate discount. The tenant would then pay the council rent for the part of the home they do not own. For more information about right to buy in Hammersmith and Fulham email: h&fhome-buy@lbhf.gov.uk or call 020 8753 6464.
H&F Homes Magazine | 3
EARLS COURT
More than 7,500 new homes to come on 57-acre Earls Court site
O
ne of the biggest regeneration projects in London for decades is set to inject billions of pounds worth of private investment into West Kensington and Earls Court. Hammersmith & Fulham Council’s planning applications committee has approved the proposal for outline planning permission, subject to conditions and a legal agreement for the redevelopment of 57 acres of land at West Kensington and Earls Court. Thousands of new homes and jobs will now be created as part of the £8billion regeneration scheme. The planning application, brought before the council in September, based on Sir Terry Farrell’s masterplan, proposes the redevelopment of the Earls Court exhibition centres, Lillie Bridge London Underground depot and the West Kensington and Gibbs Green housing estates. Along with the recently approved Seagrave Road planning application and an application approved by the Royal Borough of Kensington and Chelsea for
4 | H&F Homes Magazine
the remainder of the redevelopment proposals, it would create up to 7,583 new homes, of which 760 will be replacement estate homes and 740 will be additional intermediate affordable homes. It will also include new shops, offices, leisure facilities, public open space, a new school, new transport links, healthcare centre and community centre. In addition, it will create up to 9,500 new permanent jobs and 1,500-2,000 jobs per year in construction, based on an
approximate total of 36,000 construction jobs over an estimated development period of 20 years. H&F Council leader Nicholas Botterill said: “Britain needs more homes and more jobs and this is just the kind of privately funded construction, on a brownfield site, that can lift the UK out of recession. Growth is the engine of economic opportunity and this country needs many more visionary projects like this. “This is a once in a lifetime chance for the residents of West Kensington and Earls Court to benefit from a massive investment in their own area. “All our residents can now look forward to a new era of prosperity and opportunity, with new homes and jobs on offer, and the council will be there to help every step of the way.” Benefits include: l New replacement homes for the tenants of the West Kensington and Gibbs Green estates l A new primary school and two new nursery schools
EARLS COURT An artist’s impression of the planned West Brompton Village development of the Earls Court scheme. Below, two views of the flats set for Seagrave Road
kk New replacement homes for the tenants of the West Kensington and Gibbs Green estates kk A new primary school and two new nursery schools kk A new High Street with shops and restaurants. kk A new health hub with a GP and dentist surgery l Training and skills programmes to make sure local people take advantage of the thousands of new jobs that will be created in the area l A new health hub with a GP and dentist surgery l A new community centre, with the potential to include a library, job shop, multi-faith space, youth space, children’s centre, training and meeting space, community police space, adult learning and training space and halls for hire l An affordable leisure centre with full fitness facilities l The Lost River Park, a two-hectare public green open space, along with 3 publicly accessible garden squares l A new high street with shops and restaurants. l A massive investment in improving local transport infrastructure. West Kensington tube station will get a brand new entrance while a lift will be built at West Brompton Overground station. Pavements, pedestrian crossings and streets including North End Road will be upgraded, and new streets will cross the site from north
to south and from east to west l New bike and car hire schemes and cycle routes. Earlier this year, H&F Council’s cabinet agreed to enter into a Conditional Land Sale Agreement (CLSA) to include the West Kensington and Gibbs Green estates in the planned redevelopment. A detailed planning application to build 808 homes at the nearby Seagrave Road has already been approved by H&F
Council. When the CLSA is signed, up to 200 of these homes could be used in the first phase of redevelopment of the West Kensington and Gibbs Green estates. Residents living on the estates have created their own steering group, chaired by Maureen Way, and have drawn up their own legally binding contracts with the council should the CLSA be signed. The council believes that the deal negotiated by residents is the best deal offered in any regeneration scheme in London and includes brand new homes for tenants and leaseholders, a very generous compensation package and brand new white goods. The terms of the CLSA state: l All homes on the estate would be replaced within the redevelopment area. l People would only have to move when their new home is ready to be occupied. l People who are currently overcrowded on the estate would be offered a home with more bedrooms. People who are under-occupying would be offered a new home with one additional bedroom above their need. l Secure council tenants would remain secure tenants, with rents remaining in line with the rest of the council’s housing stock, and receive £4,700 compensation per household, plus new white goods, carpets and curtains. All reasonable fees will be paid and a dedicated re-housing officer will help every step of the way. l Resident leaseholders and freeholders would receive the market value of their home, to be independently assessed, and an extra 10 per cent of that amount in compensation up to a cap of £47,000. They would also be offered a 10 per cent early purchase discount on the value of a new home, should they wish to buy-back into the redevelopment. They would not be expected to increase their mortgage costs to do this. l Leaseholder service charges would be capped for five years and then controlled by the council after that point. l Tenant service charges will remain under the control of the council and only cover the services actually received. Once the CLSA is signed, the council will eventually receive a total of £105million, an estimated £54million of which, after compensation and costs, would be available to be reinvested back in the borough. H&F Council will refer the planning application to the Mayor of London, while the Secretary of State also has the discretion to call it in. The Royal Borough of Kensington and Chelsea will also need to approve outline planning permission and will consider it before the end of the year. E C Properties is a subsidiary of Capital and Counties Properties plc.
H&F Homes Magazine | 5
Don meets the community champions who are helping White City to succeed
N
ew communities minister Don Foster dropped in to the White City estate to find out how the Government can help local people take on more responsibility in their neighbourhood. The minister visited the Randolph Beresford Early Years Centre in Australia Road to speak to the area’s community champions and learn about progress on the Team White City project. Kissu Denton Savage, one of the community champions leading the work, said: “We are working with people, listening to them and trying to reflect their views and support them so they can develop their own aims and aspirations.” Mr Foster, who was appointed communities minister in September, said the passion and commitment of the community champions and others made him ‘delighted to have the ministerial responsibility’ for pushing forward the Government’s localism plans, about which he is ‘incredibly passionate’.
Communities minister Don Foster (third from left) with some of the community champions who are helping develop Team White City – (from left) Hellen Atim, Koss Mohammed, Kissu Denton Savage and Onyeka Ezenagu
Where people power is getting things done A
mbitious plans are being set out to help White City residents take much greater control of their neighbourhood. A radical set of proposals is being developed to give people in and around White City the power to choose local priorities and decide how money is spent. Seven initial ideas, developed with the community, include: Changing the way home repairs and maintenance are done Better job support on the doorstep More resident involvement in the new White City Collaborative Care Centre More help for families facing the biggest challenges Parenting advice from local mentors A new approach to dealing with troublemakers Improving the system for people who want to find a home or move. The wider aim is for all local people to unite under the banner of Team White City, working together to find new ways of running the neighbourhood more effectively. The White City Opportunity Area, which includes the White City estate,
• •• • •• •
6 | H&F Homes Magazine
Shepherd’s Bush Green, Shepherd’s Bush Market and surrounding brownfield land, has been chosen as one of 12 pilot areas in which to establish a neighbourhood community budget, with the support of the Department for Communities and Local Government (DCLG).
‘Putt
It will allow for power ing current funding to be in the firmly ha redirected wherever the pe nds of it can be shown to ople’ provide more costeffective benefits to local people. Residents and community representatives have been meeting through the White City Neighbourhood Forum to help guide the process. Neighbourhood forum chairman Harry Audley said: “Team White City and the community budget provide an extraordinary opportunity to transform the way decisions are made, money is spent and services delivered, putting power firmly in the hands of local people. A draft operational plan has now been submitted to DCLG and will be developed further, with intensive community engagement, over the next six months. More community members are being recruited to contribute to a final operational plan, to be completed by April 2013. Anyone who lives or works in the White City Opportunity Area and wants to take part in Team White City can email teamwhitecity@lbhf.gov.uk
f o s r u o Four h ! n u f , n fun, fu
A
burst of music and creativity brought the White City estate to life with the first local festival for more than 20 years. Musicians and dancers kept a lively crowd entertained at the free four-hour celebration in Commonwealth Avenue, helped by bright sunshine. It was staged by the Big Local campaign to bring together local talent and give people a taste of what might be achieved with £2million of National Lottery and charity cash, which has been made available to spend in Wormholt and White City over the next 10 years. Local people can vote for how the money should be used – visit www. ourbiglocal.org.uk
Clockwise from top: steel drummers beat a steady rhythm at the White City Festival; young unicyclists Mike Patterson, 16, Chris Patterson, 13, and Nathaniel Palmer, 15; a guest gets into the spirit; performers entertain the crowds; Mason JulienSpanias, aged three, enjoys the swings
H&F Homes Magazine | 7
Homes plan could be the blueprint for modern London building
Above, Fulham’s Watermeadow Court and right, Edith Summerskill House will be transformed into new flats for first-time buyers
8 | H&F Homes Magazine
was recently sold to a 30-year-old Continued from front page hospital worker who has spent her Many of these homes will be sold at entire life living with her parents on up to 80 per cent of the market rate to the estate, and has not been able to help people looking to purchase their buy her own place in the borough. A first home. second flat was sold to a train driver. Tipped to be the blueprint for Planning permission has recently modern house construction in been granted for the next three sites. London, the homes are made of The entire hidden homes scheme pre-made panels in a factory off-site, could see more than 100 new homes before being winched into position. built over the next five years. The council will soon be consulting In a separate development, the with residents about the possibility council is also looking to set up a joint of building 10 new homes of various venture with a private sector partner. It sizes on a site in Spring Vale Estate in is anticipated the joint venture’s lifespan Brook Green. Further sites have been will be for an initial period of 15 years, identified for similar schemes. with more than 200 homes built over A home built this way already exists the next five years. Again, many will be in the borough. The three-bedroom sold at a discount to first-time buyers. ‘rational house’ in The joint venture will start with Biscay Road, the major redevelopment of two Hammersmith, former council blocks in Fulham took 11 days Watermeadow Court Estate and Edith to put up last Summerskill House. year. It has now Edith Summerskill House on the been sold after Clem Attlee estate is an empty, receiving a 18-storey, former council block. great deal of interest on the The building is in need of more than market. £6million worth of improvements to bring it up to standard and the council Rational does not believe it to be in the best house is a city interests of the taxpayer to carry out dwelling fit for the work. Redevelopment of the site the needs of a will involve a complete refurbishment fast-changing or possibly demolition and rebuild. society. Watermeadow Court in South By providing Fulham currently comprises 80 unfit-forhomeowners purpose flats on three storeys. When with a highly the council asked residents what they flexible thought of the block, they responded housing that rooms were too small, with a model, the severe lack of storage space, meaning rooms can be changed in size once many families were living in cramped built to allow for changing family conditions. structures and ages. By working with a private developer Advantages are numerous. As well through a joint venture, rather than as being one of the quickest methods simply selling the blocks to get a capital of building, as most of work is done receipt, the council will be able to retain off-site in a factory, the impact on the greater control over what the land is community in terms of noise, dust used for and make its housing assets and traffic movements is kept to a work much harder. minimum. The council will also receive The method is also ideal a share of the profits – far for building high-density in excess of the amount it low-rise development – would receive if it simply making it perfect for a sold the land off. tight urban borough such as H&F. The The proceeds will The building homes are of excellent be ploughed back into method is perfect quality as the work for a tight urban similar schemes, estate is done within a borough such as improvements and specialised factory. Hammersmith & reducing the council’s Fulham £200million of housing The housing company’s debt. If these sites were to be hidden homes programme sold on the open market, the is already well underway, council would be likely to receive far and sees the council converting less money and retain less control. underused undercrofts, bin stores, pramsheds and garages on council The council has a register of more estate land into flats that are sold at a than 4,700 people looking for low-cost fraction of the market rate. home ownership in the borough. If you would like to join the register call H&F As reported in the May edition of Home Buy on 020 8753 6464 or register Your Home Magazine, the first property, online at www.lbhf.gov.uk/homebuy in Becklow Gardens, Shepherds Bush,
‘‘
The borough’s first ‘Rational House’ under construction in Hammersmith’s Biscay Road in 2011. Below left, the finished house.
Cllr Jean Campbell will be ’sorely missed’
Tributes paid to community stalwart Jean l Wormholt and White City ward member Councillor Jean Campbell has died at the age of 65. Jean was born in Belmont, St. Andrew, Jamaica in 1947, and was part of the great pioneer generation that arrived in Britain in the post-war period. Much of her life was dedicated to public service. Jean worked as an auxiliary nurse in the West London Hospital in Queen Street, Hammersmith, then as a civil servant in the Department of Trade and Industry. Jean Campbell was an active member of her local church, Our Lady of Fatima Roman Catholic Church, and an executive member of the White City Tenants’ & Residents’ Association – having been re-elected as treasurer recently. Jean did all of this while volunteering in her local community and bringing up four sons. For the last seven years Jean was also the carer for her partner Jones Delauney – who sadly died in July after a long illness. Jean lived with her mum. A crowd of around 600 attended her funeral at Our Lady of Fatima Roman Catholic Church on November 30. Aloun Ndombet-Assamba, the High Commissioner for Jamaica, passed on condolences ‘on behalf of the people of Jamaica’ who Jean worked tirelessly to support through fundraising efforts. She described Jean as ‘a stalwart of her community’. Hundreds of pounds have already been raised in remembrance of Jean. To donate, make your cheque out to The Jamaican High Commission Hurricane Relief Fund and sent it to: Jamaican High Commission, The Jean Campbell Hurricane Sandy Memorial Donation, 1 Prince Consort Road, London SW7 2BZ.
H&F Homes Magazine | 9
‘Consultation’ ignores howls of anguish from 66,000 over A&E closure threat
T
he voices of 66,000 west London residents have been ignored in a sham consultation designed to justify hospital closures. The flawed consultation results on NHS North West London’s plans to close A&E services in four London hospitals have been greeted with a wave of anger and disbelief in west London. Around 66,000 signatures included in 18 petitions have only been counted as 18 responses. Despite a vociferous campaign by local residents’ groups and their councils, NHS North West London has tried to claim majority support for its preferred option to close services. Hammersmith & Fulham Council has vowed to continue its battle to protect local health services saying this is another nail in the coffin for Charing Cross that will eventually lead to the closure of the site. H&F Council leader Nicholas Botterill said: “It is outrageous that the voices of 66,000 people have been silenced. “Nobody should be in any doubt that the long-term strategy is the closure of Charing Cross itself. We will do everything we can to protect the site and the hospital’s future. This includes potentially challenging the decision with the Secretary of State.” The consultation cost taxpayers £7million and, despite being branded a ‘sham’ and ‘fundamentally flawed’, the results now threatens the future of Charing Cross and
10 | H&F Homes Magazine
Hammersmith hospitals. The council leader also argues that: l GPs have publicly stated their opposition to the closure of two A&E units in the borough as they are not yet ready to provide the alternative care that will be needed. l Ambulance journey times to overstretched out-ofborough A&Es will increase dramatically – potentially endangering lives, especially for victims of stroke. l If the current NHS proposals go ahead, the remaining A&Es would be severely over-stretched as they would need to cater for nearly 400,000 people each – at least 50 per cent more than the national average. l No evidence has been provided that moving Charing Cross services to Chelsea & Westminster Hospital would improve outcomes for residents. l With thousands of news homes and jobs coming to H&F the borough needs more local health care capacity, not less. H&F Council has been warning for years that Charing Cross is being systematically downgraded. In December 2010 the vascular surgery ward at Charing Cross was closed. In 2009 Charing Cross was overlooked as the major trauma centre for the area and all six of Charing Cross’ world famous neurosurgeons were forced to provide an on-call service at both St Mary’s and Charing Cross without consultation. Join the campaign now by visiting: www. savecharingcross.com
Main picture, hospital protesters Carlos Louisy and his son Emanuel Simon. Below right, protester Dede Wilson. And below left, the public meeting at the town hall
A
Bailey, 10, and Courtney Orange, 2, play in the sand in Southend. Below, Hessam, 8, and Mustafa Sharifi, 13
Sandy fun for young children who had never seen the sea
group of youngsters enjoyed a day of fun on the beach in Southend – thanks to volunteers from one of the council’s main housing repairs contractors. Willmott Dixon teamed up with H&F Council to identify 20 families from the local area who would benefit the most from a seaside outing and summer holiday. Willmott Dixon provided buckets and spades for children, organised sports day activities on the beach and took the families to a funfair before everybody enjoyed a tasty meal of fish and chips. Patricia Roberts of Willmott Dixon said: “We work closely with the council to organise events which encourage local families to come together and enjoy healthy, outdoor activities while making new friends. “Some of the children had never seen the sea, sand or funfair rides before, and it was fantastic to see the look of joy on their faces and know that they will be talking about this trip and their happy holidays for a very long time.” Hammersmith and Fulham Council’s deputy leader Greg Smith, said: “This is a fantastic initiative that aims to put a little bit on sunshine into the lives of residents who may not otherwise be able to get away during the summer. “I am sure that everyone who was lucky enough to go away on the trip had a fantastic time.” Willmott Dixon Partnerships works with the council to provide a full reactive repairs service in the south of the borough and also carry out repairs to void properties across its entire 13,500 housing stock.
Help for first timers is welcomed by the council l Hammersmith & Fulham Council has welcomed proposals by the Prime Minister David Cameron to help 16,500 first-time buyers on to the housing ladder. While backing the move H&F Council has said that even more could be done to help people into homeownership if a few simple steps were taken. In a series of announcements made by the Prime Minister and his Deputy Nick Clegg, homeowners without a deposit are to be given an equity loan of up to 20 per cent of the purchase price.
The Treasury is also set to underwrite up to £10 billion of borrowing by property developers and housing associations, in an attempt to bring new finance to the sector. Cllr Andrew Johnson, H&F Council’s cabinet member for housing, said: “This council fully supports the Government’s ambitions to create more homeownership opportunities for first time buyers and we warmly welcome this announcement. “However, we believe that the Government could go further by giving top-performing local authorities greater
freedoms in how they manage their existing housing assets so they can retain the full receipts from property disposals and invest them into local affordable housing priorities.” l See the front page for more on the plans to build 500 new homes in the borough aimed at first-time buyers l See page 3 for the tale of the first family to take advantage of the new right-to-buy council discount l See page 12 for news of the Lime Grove Mews first timers’ discount scheme.
H&F Homes Magazine | 11
Wrong wind is blamed for yet more jet noise l A massive spike in Heathrow aircraft noise complaints is due to ‘the wrong kind of wind’, according to the airport’s owners BAA. Noise complaints over west London have rocketed by around 900 per cent – from 200 in June to 1,800 in August. BAA’s Director of Airside, Tim Hardy, said: “The increase is probably due to the unusual weather which has seen 90 per cent of wind coming from the west.” Planes land and take off into the wind for safety reasons and, as the wind mainly blows from the west off the Atlantic, this means most aircraft make their final approach over H&F. On a typical day, around 665 aircraft fly over the borough with the earliest starting at 4.20am. Victoria Brocklebank-Fowler, H&F cabinet member for transport, said: “Blaming the wrong wind direction for a 900 per cent increase in noise complaints is like blaming the wrong leaves on the line when the trains were delayed. If a bit of wind can increase the noise hell that we are enduring then it proves the UK’s hub airport is in the wrong place.” H&F Council has consistently argued against any form of expansion at the airport and is part of the 2M group that won a High Court battle blocking BAA from building a third runway in 2010.
Search is on for the best providers of service
l The council is searching for the best possible service providers for the 17,000 households who live in council housing, while achieving greater efficiency and value for money for residents. As well as retendering the repairs and maintenance contracts, the council is market-testing work areas such as the repairs call centre, and other housing services such as the boroughwide caretaking service and housing management in the south of the borough. To ensure the council delivers the services you want, it has worked with residents’ representatives from the local residents’ panel, the repairs working group and an estate service-specific workshop, which have helped shape the new improved services. This month the contractors have been invited to tender, and return their bids for evaluation. The council will then be able to make recommendations for councillors to approve. There will be further consultations prior to awarding new contracts, with everyone informed of any changes to services.
30% cut for mews first-timers Lime Grove Mews in Shepherds Bush was built on the former Stowe Road Depot site for new homes
Y
oung people looking to get on to the housing ladder can now buy sensational apartments in Shepherds Bush at an incredible 30 per cent below the market rate. Hammersmith & Fulham Council has teamed up with developer St James which is offering several state-ofthe-art apartments at Lime Grove Mews, Stowe Road, to people living or working in the borough with a combined
12 | H&F Homes Magazine
annual household income below £64,000. This discounted market sale scheme has come to fruition because when the development was negotiated with the council, the 30 per cent discount was stipulated to try to help people get on to the property ladder. Apartments at Lime Grove Mews start from £220,500, compared to a borough average of more than £450,000.
The apartments feature the classic combination of London stock brick, render/stone detailing and reconstituted slate roofs. Interiors have been intelligently designed for the ultimate 21st century living experience and enjoy high specification fixtures and fittings throughout. First-time buyers at Lime Grove Mews will also benefit from excellent transport links and an incredible choice of every convenience on their
doorstep, with Westfield only a stone’s throw away. If you wish to attend the event, please contact St James in advance to discuss your eligibility for the scheme. For further information go to: www.limegrovemews.co.uk or call 020 3002 9460. To find out more about buying a first-time buyer home in Hammersmith & Fulham call H&F Home Buy on 020 8753 6464 or register online at: www.lbhf.gov.uk/homebuy
Tenant & leaseholder surveys 2012
13
14
Tenant & leaseholder surveys 2012
Your housing service Your views
The way that Hammersmith & Fulham (H&F) Council manages its 17,000 homes has undergone a radical transformation in the last 18 months. We have abolished the inefficient Arms Length Management Organisation, H&F Homes in order to save money and improve services and replaced it with one single lean housing and regeneration department which covers almost all aspects of housing in the borough. This move has seen duplicated running costs removed so that we can protect front-line services and focus on the areas that our tenants and leaseholders tell us matter the most. In 2013, we will be driving improvement further by awarding two large housing repairs and housing services contracts which will help us raise service standards while achieving the best value-for-money deal possible for tenants and leaseholders. But we want to know what you think of your new housing service. With that in mind, we have commissioned Ipsos MORI to independently survey tenants and leaseholders. This first set of results show that the new department is, in many areas, performing well. However, there is still scope for significant improvement, particularly where leaseholders are concerned. We realise that it takes time to implement real change and these results will act as a benchmark to improve the service you receive over the coming months and years. Our aim is to ensure that we have a truly responsive, efficient housing service that delivers value for money and places tenants and leaseholders at the heart of everything we do. We have recently overhauled the way that we engage with our tenants and leaseholders and we are keen to get more of you on board so that we all work together to deliver the best housing service possible. If you would like to get involved email us at GetInvolved@lbhf.gov.uk or call Daniel Miller or Shaun Dunleavy on 020 8753 6652. Cllr Andrew Johnson Cabinet Member for Housing Hammersmith & Fulham Council
15
Tenant survey 2012
Tenant satisfaction survey Ipsos MORI conducted a postal tenant satisfaction survey with a random sample of 4,619 tenants. The survey was conducted between May and July 2012. 860 tenants responded, giving a response rate of 19%. This is what they said: 1) Overall satisfaction with council More than two-thirds (69%) of tenants say they are satisfied with the overall service provided by Hammersmith & Fulham Council, with just over a fifth (21%) saying they are ‘very satisfied’. These figures are slightly below satisfaction ratings for neighbouring authorities and we will be working hard to improve them significantly over the coming months.
9%
11%
Although 65% of tenants are satisfied with the repairs and maintenance service, there is plenty of room for improvement. The new maintenance and repairs contract will see the council get a firmer grip of this issue when it comes into effect in mid 2013. 16
Fairly satisfied Neither Very dissatisfied
48%
10%
24%
13%
69% satisfied
Very satisfied Fairly satisfied Neither Fairly dissatisfied
8%
Very dissatisfied
69% satisfied
45%
3) Satisfaction with repairs and maintenance When we ask tenants what is most important to them, repairs come out top time and again. That is why it is absolutely vital that we get this service right.
Very satisfied
Fairly dissatisfied
2) Satisfaction with quality of home 69 per cent of tenants said that they were satisfied with the quality of their home, with 24 per cent saying they are ‘very satisfied’. These figures are in-line with other inner-London boroughs. Younger tenants are much more likely to be dissatisfied with the quality of their home than older tenants (30% compared to 10% of those aged 65+). The new housing services contracts, due to be awarded next summer should lead to a marked improvement with these results.
21%
11%
1% 14%
24%
13%
Very satisfied Fairly satisfied Neither Fairly dissatisfied Very dissatisfied
7% 41%
No opinion/ Don’t know
65% satisfied
4) Quality of repair work It is absolutely crucial that our repairs work is carried out to the highest of standards. This saves the council money in the long-run as it means that the same problems do not resurface. It also saves you time and hassle as you know that we are likely to fix your problem once-and-for-all, without the need for further call-outs. We are pleased that 74% of respondents judged the quality of their repairs to be ‘very good’ or ‘good’.
1% 9%
Very good
9% 39%
7%
Good Neither Fairly poor Very poor No opinion
35%
74% good
5) Satisfaction that your rent provides value for money Rents remain some of the lowest in West London. The average weekly rent for a two-bed council flat is £98.61, compared to £401 for a similar property in the private rented sector. Perhaps that is why seven out of ten tenants are satisfied that their rent provides value for money.
4% 7%
Very satisfied
9%
30%
10%
Fairly satisfied Neither Fairly dissatisfied Very dissatisfied No opinion
40%
Nevertheless, the council has to balance rent levels with the need to ensure enough money is available to keep its stock in good condition. We also now need to start paying off more than £200m that was borrowed as part of the Decent Homes project, which costs around £12m a year in interest payments alone.
70% satisfied
Clearly though, our tenants expect us to make sure that rents are the last thing to rise. By bringing housing management services back within the council, we have stripped out unnecessary costs and waste – that work continues apace.
6) Satisfaction with neighbourhood The rule of law is absolute within Hammersmith & Fulham and we are a borough of zero tolerance on crime and antisocial behaviour. This is because we believe that every law-abiding resident has the right to go about their lives without fear of being harassed by criminals and yobs.
3% 9%
Fairly satisfied Neither Fairly dissatisfied Very dissatisfied
77% satisfied
42%
7) Satisfaction with information and involvement Over four out of five tenants (81%) are either satisfied or neutral with their views being taken into account however a quarter of tenants say that they would like more input or to become more actively involved in what Hammersmith & Fulham Council does.
35%
11%
We are therefore pleased that tenant’s satisfaction with their neighbourhood has improved by 3% since 2008, meaning that now more than three quarters of tenants (77%) are happy with the quality of their neighbourhood.
Nearly four out of five tenants (79%) think that the Housing and Regeneration Department is good at keeping them informed.
Very satisfied
3% 6% 28%
12%
Very good Fairly good Neither Fairly poor Very poor
51%
79% good
© Ipsos MORI Fieldwork 14th May – 25 July 2012
17
Leaseholder survey 2012
Leaseholder satisfaction survey Ipsos MORI conducted a postal leaseholder satisfaction survey with a random sample of 1,000 leaseholders. The survey was conducted between May and July 2012. 146 leaseholders responded, giving a response rate of 15%. This is what they said: 1) Overall satisfaction with council We are disappointed that only half of our leaseholders are satisfied with the council and we will be working hard to improve these figures. In 2007 just 31% of homeowners said they were satisfied, some 20 percentage points lower than current satisfaction levels.
15%
7%
Very satisfied Fairly satisfied Neither
17% 44% 17%
2) Satisfaction with the leasehold services team Although lower than we would like, these figures are in line with other similar leaseholder services conducted by Ipsos MORI for other inner-London authorities.
51% satisfied
7%
Very satisfied
20% 39% 21%
3) Satisfaction with quality of building
13%
Satisfaction levels are significantly higher among leaseholders from a black or minority ethnic background. These results also show that we have plenty of work to do before our leaseholders are satisfied with the quality of their home.
Very dissatisfied
Fairly satisfied Neither
However, there is plenty of room for improvement, and we will be looking to see much higher satisfaction figures at the next survey.
More than half (53%) of all homeowners say they are satisfied with the overall quality of their building compared to a third who say they are dissatisfied.
18
13%
Fairly dissatisfied
Very dissatisfied
46% satisfied
7%
Very satisfied Fairly satisfied Neither
20%
Fairly dissatisfied 46%
14%
Fairly dissatisfied
Very dissatisfied
53% satisfied
4) Satisfaction with neighbourhood The council’s tough stance on crime and antisocial behaviour has led to more than three quarters of residents telling us that they are happy with the quality of their neighbourhood. In fact, 94 per cent of leaseholders between the ages of 55 and 64 said they were happy.
3% 9% 11%
26%
Very dissatisfied
77% satisfied
51%
5) Satisfaction with repairs and maintenance
Nevertheless, around a third of homeowners have had a repair completed within the last year and these figures are very disappointing, even when compared to our innerLondon counterparts.
6) Satisfaction with views being listened to and acted upon Whilst over four out of five leaseholders are neutral or satisfied with the way they are kept informed, nearly half of leaseholders do not believe that the council listens to their views and acts upon them, which is clearly disappointing. However, several leaseholders have already joined the Local Residents Panel and Repairs Working Group and we hope that this will help to change this view.
7) Satisfaction that your service charges provides value for money Service charges are vital in helping the council to maintain and improve the quality of our buildings. We know that we’re living in challenging financial times and we will continue to make sure that leaseholders pay the lowest service charges possible. In the future, we will be working hard to ensure that leaseholders know exactly what their service charges are spent on. We expect that this will have a positive impact on satisfaction levels.
Fairly satisfied Neither Fairly dissatisfied
These figures are in line with similar neighbourhood satisfaction surveys for leaseholders conducted by Ipsos MORI for other inner-London authorities.
Satisfaction with repairs and maintenance services is a key driver of overall satisfaction tenants. However, it is traditionally of lower importance to leaseholders as they are responsible for most of their repairs themselves.
Very satisfied
4% Very satisfied
28%
24%
Fairly satisfied Neither Fairly dissatisfied Very dissatisfied
20%
24%
28% satisfied
3% 17%
Very satisfied 23%
Fairly satisfied Neither Fairly dissatisfied Very dissatisfied
30% 27%
26% satisfied
3% Very satisfied
20% 34%
Fairly satisfied Neither Fairly dissatisfied Very dissatisfied
29% 14%
37% satisfied
© Ipsos MORI Fieldwork 14th May – 25 July 2012
19
Tenant & leaseholder surveys 2012 20
Going forward We have recently overhauled the way that we engage with our tenants and leaseholders and we are keen to get more of you on board so that we all work together to deliver the best housing service possible. If you would like to get involved email us at GetInvolved@lbhf.gov.uk or call Daniel Miller or Shaun Dunleavy on 020 8753 6652.
If you sublet, you must tell the council
The Edward Woods estate in Shepherds Bush is a green dream
Green blocks cut heat bills
A
green makeover of three tower blocks on the Edward Woods estate could provide a blueprint for radically reducing fuel bills for millions of UK householders. The estate in Shepherds Bush recently had a £16m facelift, which saw Poynter House, Stebbing House and Norland House insulated with energy-saving material. Now students from the London School of Economics (LSE) have reported back their findings after measuring energy costs before and during the upgrade. Their report reveals that residents in virtually identical
flats had utility bills that range from £500 a year to £2,000, depending on layout. Each block now also has south-facing solar panels producing electricity to power lifts and lighting in communal areas. Cllr Andrew Johnson, cabinet member for housing, said: “This interesting study shows that it is possible to save residents hundreds of pounds a year by insulating tower blocks. “With wintery weather now here, Edward Woods residents will be able to keep their homes warm without worrying about how much it will cost them.” Anne Power, Professor
of Social Policy at LSE, said: “There are social reasons for doing these works. There is a strong and well-documented link between taking care of places and creating a sense of community and belonging. “Energy-saving works, especially exterior insulation, to create warmer homes that are cheaper to heat. This cuts fuel poverty, and provides community benefits, upgrades the local environment and creates more involvement.” The insulation improvements were supplied by stone wool insulation provider Rockwool, the company which also commissioned the research.
l Leaseholders are reminded that they need to tell the council if they want to sublet their council home. Leaseholders must serve a notice of underletting – failure to do so is a breach of the lease and could lead to your building insurance being invalidated. This could result in legal action against you by the council for any damage caused by your tenants, and may also lead to forfeiture proceedings. 1. Notice of sublet must be served to: Legal Services, Room 132, Hammersmith Town Hall, King Street, London W6 9JU Tel: 020 8753 2723. 2. Copy of the tenancy agreement must be attached which must include: full names of all tenants and commencement date and term of tenancy. 3. Contact details of managing agents, including telephone number if using this service. 4. If demands are to be sent to agents, please indicate whether they are responsible for payment of the invoices. 5. Contact address of the lessee including a telephone number. 6. Address where service charge demands are to be sent. 7. A registration fee of £30 payable to ‘LBH&F’.
Home swap could be the answer
Moukier Lamri
l Council tenants looking to move to other parts of London, and even different areas of the country, attended a special event last month. The mutual exchange scheme has helped thousands of tenants across the country to move to properties more suited to their housing needs. It works through tenants in social housing using the internet to find someone who
is also looking to move home, and if they like each other’s properties then they can exchange. Moukier Lamri, 36, of Lancaster Court, Fulham attended a special open day to promote the scheme at the Irish Centre, Blacks Lane, Hammersmith. She said: “My flat is far too small. I have two young children and we all live in a tiny
one-bedroom flat. I really want to stay in the borough as my son goes to school here, but I do need to move somewhere larger. “This has been a very good event. I have spoken to an adviser and I have uploaded photos of my flat on to the internet. “Now I really hope that I will soon be able to swap my home.”
H&F Homes Magazine | 21
Fair parking fee will create a level playing field for estate drivers l H&F Council is considering introducing a consistent charging scheme for parking and garage use on its housing estates. Since housing management was brought back under the direct control of the council last year, it has become apparent that some estate residents are paying up to £137 a year to park on their estates while some have free parking. The council does not believe this charging system is fair and is asking estate residents for their thought on plans to introduce a universal estate parking permit scheme with a charge of £119 a year – the same as the cost for an on-street parking permit across the borough. Cllr Andrew Johnson, cabinet member for housing, said: “We have inherited a ludicrous situation from the now-defunct arms length management organisation that sees some residents pay £137 a year to park their cars close to their homes while their next door neighbours can park for free. At the same time our tenants and leaseholders in street properties who want to park their cars have to pay £119 for a parking permit. “This simply cannot continue and all we want to do is to create a level playing field by introducing a fairer and simpler system that sees everybody pay exactly the same amount, with the proceeds going back into investing in estate improvements and helping us to keep rents down.” The new system would provide all estate residents with a first-come, first-served opportunity to park, with no guarantee of a parking space, similar to on-street parking. penalty charge notices will be issued on illegally parked cars. Disabled parking would work in a similar way to on-street parking – a number of bays would be identified for disabled blue badge holders who would be able to park at no cost. The council is also asking residents of the Fulham Court estate and Lancaster Court estate, Fulham if they would like their estates to be included within the local controlled parking zone (CPZ). This would significantly reduce parking pressure in Fulham and on the estates as it would allow all residents within the CPZ to park anywhere within the zone. The council will also be consulting with residents of this CPZ about these proposed changes. Similarly, there are a number of different charges for garage rents across the borough and there is a need to improve the condition of lettable garages. To rectify the problem, the council is asking residents for their views on increasing the weekly charges for a garage or motorcycle garage to a level nearer the market rate. The revenue collected will be used to improve garage facilities on estates.
22 | H&F Homes Magazine
Dispersal zone will make life hard for estate drug dealers
T
he police have been given special powers to disperse groups of young louts from two estates that are being blighted by drug dealers. H&F Council and the police have received numerous complaints of dealing from residents on the West Kensington and Gibbs Green estates. Residents have also been threatened and fights have broken out. Now the council and police have had enough, and have and set up a dispersal zone to combat the dealers. The zone means that police officers and police community support officers can order groups of troublemakers to leave an area immediately for a maximum of 24 hours. Anyone found guilty of breaching the dispersal zone’s conditions faces three months in prison or a £2,500 fine. It also means that, between the hours of 9pm and 6am any child under 16 can be taken to their home or another place of safety if they are found within the dispersal zone and not in control of an adult. Cllr Greg Smith, deputy council leader, said: “We will not stand by and allow the drug dealers to make life a misery for the residents of the West Kensington and Gibbs Green estates. “Cutting crime is one of the council’s main priorities and the dispersal zone backs up this commitment to the lawabiding people of the estates who have been afflicted by antisocial behaviour for far too long. “We will continue to work closely with the police to rid these estates and the entire borough of the scourge of drugs.” Sgt Robert Duneclift said: “This dispersal zone is the direct result of Hammersmith & Fulham Police We feetlside working in partnership with e ou s... the council and listening to the unsafh e concerns of local residents. This our oemven d now gives us another option to an ur in o consider when dealing with antisocial behaviour and criminality and should homes assist us in reducing both crime and the fear of crime within the community.” One Gibbs Green resident, who wished to remain anonymous, said: “There has been an ongoing problem with drug dealing on the estate and it just seems to be getting worse and worse. People come on to the estate because of its secluded location and the layout also lends itself to this kind of behaviour. “This has a knock-on effect for all residents. We feel unsafe outside our homes and even in our homes. A crime like burglary is a one-off but this kind of antisocial behaviour is continuous – it goes on and on and never ends. We have been working with the police and they have been very helpful. The dispersal zone is certainly good as a temporary measure.” The zone incorporates the Gibbs Green estate, Beaumont Crescent from the junction of North End Road to Gibbs Green Close. It also includes areas surrounding Churchward and Fairburn House on the West Kensington estate. It is scheduled to end at midnight on February 4. The council and police recently introduced the UK’s first football matchday exclusion zone around a football ground. Anyone suspected of touting tickets within half a mile of Chelsea Football Club’s Stamford Bridge home will be ordered to leave and not return for 24 hours. Any tout who returns before that deadline, or is caught selling a ticket, will be arrested.
‘‘
The Olympic men’s road cycle race tears through Fulham this summer
International cycling returns to the borough l The borough’s roads will play host to one of the largest charity fund-raising cycle rides in the world next summer. More than 20,000 amateur cyclists are set to ride their bikes through the borough on August 4 as part of RideLondon 100. RideLondon 100 will be part of a fantastic weekend of cycling activity across London and Surrey, including RideLondon FreeCycle, RideLondon Grand Prix and RideLondon Classic. But H&F Council is warning all borough residents to expect significant transport disruption throughout the day, with major roads closed to traffic. RideLondon 100 is planned to start in the new Queen Elizabeth Olympic Park, then travel through the capital and into the borough before heading into Surrey. The cyclists then return later in the day before finishing on The Mall. The day will also feature an invitation-only, 150-mile men’s road race for international professional riders. Organisers predict the festival could attract more than 200,000 visitors from outside the capital, lead to a major boost in cycling numbers and generate millions of pounds in economic benefit. For details visit: www.RideLondon.co.uk
Bridge ‘under threat’ if mega-pipe is excavated l Thames Water’s plans to dig a massive sewer just yards from Hammersmith Bridge could force the iconic river crossing to close, the local council warned today. Thames Water wants to drill part of its controversial Thames Tunnel ‘super sewer’ almost directly beneath the foundations of Hammersmith Bridge – which the Victorians built in 1827. But H&F Council engineers have voiced concerns that the bridge could be permanently damaged if the ground is ‘destabilised’ by the huge excavation works just yards away. Thames Water maps reveal that the mega-pipe, which will be as large as the Channel Tunnel, is expected to burrow just 75 feet below the foundations before tunnelling underneath homes and businesses around Stamford Brook and surfacing at Acton Storm Tanks. If the ground settles due to Thames Water’s works, the foundations of the Grade II-listed bridge could be affected wreaking havoc if the crossing is forced to shut, the council warns. The suspension bridge was closed in 1984 when the road surface fell by four inches. The bridge was also closed between 1997 and 2000 for major strengthening works and is used by at least 12,500 vehicles a day.
H&F Homes Magazine | 23
New housing rules will be more fair to everyone T
• •
from accessing the housing register Prioritising local, working residents, members of the armed forces and those who make a community contribution for social housing lettings Ending the notion of a council house for life by introducing five-year fixedThe flagship council will be ripping up term tenancies, with two years for those the social housing rule book from April aged 18-25. Lifetime tenancies will still be 2013 when it will introduce a number of available for the most vulnerable residents radical policies which seek to increase Ending the notion of an inherited low-cost home-ownership, tackle the welfare benefit by preventing the children social and economic divide in the borough of tenants inheriting their council property and give a far greater priority for council Promoting local lettings plans to housing to people who are making a produce more mixed, balanced and community contribution. sustainable communities H&F has the fourth highest property Breaking the link between a prices in the UK and one of the highest homelessness application and a social proportions of social housing in London as housing tenancy and removing the a proportion of total housing, with around perverse incentives the current system 34 per cent social rented. can create. That compares to a London Cllr Andrew Johnson, cabinet average of 25 per cent and a member for housing said: west London average of 21.5 “We are leading the way in per cent. Just over two per ushering in a new era for cent of the borough’s social housing in this e housing is intermediate. country. We are saying t a e r c t to H&F is also one of We wan hoods where that the current system, ur the first councils in the whereby anyone can neighbod mix of social country to get back apply for a council home a e v li a bro ll lds a o h into building homes, irrespective of housing e s u ho side after a 30-year absence. need, has failed. side by These properties are sold We believe that at a discounted market rate the notion of to those on low to middle a tenancy incomes who live or work in the for life is borough and might struggle outdated and otherwise to get on to the that it’s wrong property ladder. to expect The bold new to inherit measures which have a welfare been praised by the new Housing Minister, Mark Prisk, include: Preventing households earning more than £40,200
railblazing Hammersmith & Fulham Council is to be the first local authority in the country to simultaneously introduce fixed-term social housing tenancies and a maximum income cap for people wishing to access the housing register.
• • •
‘‘
•
24 | H&F Homes Magazine
benefit in the form of a subsidised house irrespective of housing need.” “Instead, we want to give honest, hardworking, local residents on low to middle incomes, who make a positive contribution to their local communities, the opportunity to access social housing. “The old, antiquated system has created disadvantaged communities by producing concentrations of people on benefits with disproportionately high levels of unemployment and sometimes social breakdown. “In its place, we want to create neighbourhoods where a broad mix of social households all live side by side.” Housing Minister Mark Prisk said: “Social housing is a valuable resource, but one that has been trapped in a system that helps far fewer people than it should and led to a doubling in waiting lists in the 10 years from 1997. “Hammersmith & Fulham are taking firm action to ensure that their homes are reserved for those who genuinely need and deserve them the most. They are using their new local powers to cut waiting lists, and giving greater priority to the armed forces, local residents and foster carers. By doing this they are making the most of our common sense reforms to make the social housing system fairer and more responsive.“
The council has a strong track record of protecting local, vulnerable adults, such as people with dependency issues and victims of domestic violence. The council is committed to further developing a strategic approach to meet the housing needs of these residents. Allocation of council housing The new scheme of allocation will give a greater priority to those who are working, those in training leading to employment and those making a significant contribution to the community, eg ex-service personnel and foster carers. In a recent consultation 61 per cent of respondents said they supported this policy. The council will also only consider granting tenancies for those with a five-year local connection who are in clear need. Those who do not qualify will still be given a package of advice and assistance about their housing options. Those households earning above £40,200 will generally not be eligible to access the housing register. Instead, they will be offered advice on other housing options including joining the council’s HomeBuy Register. This new way of working will replace an antiquated and inefficient system that created false hopes and expectations. That is because anyone from any part of the country, or overseas, can apply to go on to the register, which currently stands at 10,300 people. They are graded according to priority, but with resources so scarce and 94 per cent of people on the list on the lowest priority bands, the chance of ever getting social housing is very small. In fact, one person has been on the waiting list in Hammersmith & Fulham for 36 years. Resources are so stretched that last year only 470 new lettings were made. The year before, 131,000 bids were received for social housing.
On average each three-bedroom property attracted 157 bids. Tenancies Currently most social housing tenants have the right to stay for life unless the tenancy is brought to an end because of a breach. Once the tenant passes away, the right of succession passes on to a family member, even if the housing need of the individual is less than other potential applicants. The council believes this does not promote personal aspiration or provide tenants with any incentive to try to move into home-ownership and fails to take into account the fact that a household’s need for social housing may be temporary. From next year, the council will issue fixed-term tenancies of five years for new social housing lettings. This would be reduced to two years in certain cases. Existing tenants will be unaffected. New tenancies in sheltered housing and for those with special housing or health needs will still be on a fixed basis. Two-year tenancies will be issued for those with a history of antisocial behaviour and for those aged 18-25. The proposal to offer two-year fixed-term tenancies to younger households was supported by 53 per cent at the recent consultation. Young people are less experienced than others in managing a tenancy and the council should be able to review how things are going after a relatively short period. Incentives need to be in place to encourage tenants to manage their tenancies well. The council will also be encouraging younger people to look for housing in the private rented sector. The new system will give the council the opportunity to review whether the rationale for granting the tenancy in the first place is still there and will also encourage good behaviour and greater contributions to community life and the local economy.
Repair surgery is open to talk about projects
l Tenants can now attend monthly repairs surgeries hosted by one of H&F Council’s housing management and repairs contractors. Kier provides planned and responsive repairs to 9,000 councilowned properties across the borough. The new surgeries run on the first Saturday of every month and are for discussing existing repairs only. Attendees will be able to meet Kier operatives face-to-face to discuss any questions they may have about the service they receive. They will not be able to report new repairs at the surgeries but should continue to report these in the usual way. Cllr Andrew Johnson, cabinet member for housing, said: “When we ask tenants what is most important to them, repairs come out top time and time again. These new surgeries will improve the link between tenants and the people that carry out their repairs.” Kier client liaison manager Martin Clifford said: “The repairs surgery enables residents to speak directly to one of the Kier team members. “We understand not all residents are able to contact us directly and these surgeries provide a further way for us to enhance the service we deliver to our customers.” The surgeries will run from 9am to noon every first Saturday of every month, in the Hammersmith North Area Housing Office New Zealand Way, White City estate.
H&F Homes Magazine | 25
Are you ready for snow?
Sign up for e-alerts!
Hammersmith & Fulham Council is prepared for severe winter weather conditions, including snow. Sign up for snow update email alerts for information about school closures, council services affected by bad weather, and how the roads are looking. Visit www.lbhf.gov.uk/snow and sign up! Information is also available on Twitter http://twitter.com/lbhf
& Fulham 26Hammersmith | H&F Homes Magazine
Council
Keep safe this Christmas!
R
esidents celebrating Christmas can ensure they have a great time and stay safe by following some very simple advice: l Check your Christmas tree lights conform to the British Standard and are in good working order. l Always switch off and unplug Christmas lights before you go to bed or go out. l Never place candles near your Christmas tree or furnishings and never leave them burning unattended. l Keep candles, lighters and matches out of the reach of children. l Decorations can burn easily – don’t attach them to lights or space heaters and don’t hang
them close to lit candles or other open flames. l Make sure your family, and any visitors staying for the festive period, know what how to escape in an emergency. Tell them where you keep door and window keys so they can escape if a fire starts. l Many fires start in the kitchen – make sure you don’t leave your Christmas dinner unattended in the kitchen and switch off the hob and oven if you leave the house. l The risk of accidents, especially in the kitchen, is greater after you’ve been drinking alcohol, so take care if you’re having a few festive drinks. l Make sure cigarettes are completely extinguished and never smoke in bed, many fires start when people fall asleep while smoking. l Check your smoke alarms. If they don’t work, or you don’t have one, treat yourself, it could be the best Christmas present you’ve ever bought as it could save your life in a fire.
Lit cigarette butt causes huge blaze in West Ken’s The Grange l A fire that destroyed a flat at The Grange, West Kensington, was caused by a cigarette that had not been put out properly. The blaze has led to the council reminding all residents to always ensure cigarettes are fully extinguished in the home. The fire occurred on Wednesdsay, July 11. Nobody was seriously injured, but residents were evacuated from the block and several were treated at the scene for smoke inhalation and shock.
A cigarette butt that was still lit caused this damage in a flat in The Grange
Your Home Magazine | 27
Report it Download the app
www.lbhf.gov.uk/reportit
Help make our streets the
Sort it out!
Don’t be rubbish!
Only put recyclables in orange sacks and banks
Put bags out on the right day and in the right way
CLEANEST in London
& Fulham Council 28 |Hammersmith H&F Homes Magazine
www.lbhf.gov.uk
LOCAL AREA FORUMS>> KEY DATES
! y a s r u o y e v a h d n a d e lv Get invo
P
ut a date in your new 2013 diaries for these forthcoming housing forums. The council is keen to improve the way that it engages with residents and has set up a Local Residents’ Panel and a Repairs Working Group to improve services and monitor standards. You can read an update on the work of these two groups on the Resident Involvement web page on the Council’s website by visiting www.lbhf.gov.uk/ Directory/Housing and clicking on the link to ‘Resident Involvement’. There is still the opportunity for more panel members to join and contribute to this important work of the panels. If you would like to apply, we would be very interested to hear from you. You can email us at: GetInvolved@ lbhf.gov.uk or call Daniel Miller or Shaun Dunleavy on 0208 753 6652. The council also consults with residents through borough and local area forums. All tenants and leaseholders can attend these forums. The next quarterly borough forum meeting is on Wednesday, January 22, in the small hall in Hammersmith Town Hall. The session starts at 7pm. More localised issues are discussed at area forums. Issues discussed include local housing office and caretaking performance and updates on regeneration schemes in the area. Area forums are also held on a quarterly basis and are chaired by local ward councillors. Forthcoming sessions are: l South Hammersmith – Monday, March 11, 2013, 6.30pm Venue: Springvale TRA Hall, Blythe Road,
London, W14 0PW, 6.30pm. Local residents and residents’ associations invited to attend include those from: Ashcroft Square, Aspen Gardens, Charcroft Court, Charecroft Court, Edward Woods, Flora Gardens, Linacre Court, Queen Caroline, Riverside Gardens, Springvale, William Church, Lytton estate and HAFNEP. l Hammersmith North – Tuesday, March 5, 2013, 7pm Venue: Wood Lane Community Centre, White City Close, W12 7DZ Local residents and residents’ associations invited to attend include those form: Becklow Gardens, Emlyn Gardens, Kelmscott Gardens, White City, Wood Lane, Woodmans Mews, Wormholt estate, and HAFNEP. l South Fulham – Wednesday, March 20, 2013 6.30pm Venue: Lancaster Court Tenants Hall Local residents and residents’ associations invited to attend include those from: Arthur Henderson & William Banfield House, Barton House, Carnwath Road, Fulham Court, Jepson House, Lancaster Court, Philpot Square, Sulivan Court, Walham Green Court, and HAFNEP. l Fulham North – Tuesday, March 12, 2013, 7pm Venue: Clem Atlee Community Hall, SW6 7TN Local residents and residents’ associations invited to attend include those from: CARMRA, Da Palma Court, Fairburn House, Field Road, Gibbs Green, Maystar, Meadowbank Close,
Robert Owen House, Sharnbrook House, Twynholm, Vereker Road, and HAFNEP. Drop-in sessions take place half an hour before all area forum meetings. These provide an opportunity to discuss individual matters outside the formal running of the meeting. Sheltered Housing Forum The next Sheltered Housing Forum will take place on Thursday March 7, at 1.30pm at the Munden Street Sheltered Housing. Block representatives may attend. Leaseholder Forums Fulham North – Tuesday, January 8, 2013 at Clem Attlee Tenants’ Hall, Rylston Road, SW6 Hammersmith North – Monday, January 14, 2013 at White City Community Centre, New Zealand Way, W12 South Fulham – Tuesday, January 22, 2013 at Lancaster Court Community Centre, Darlan Road, SW6 South Hammersmith – Monday, January 28, 2013 at Hammersmith Town Hall Courtyard Room, HTH, W6. All the drop-in sessions for the leasehold forums commence at 6-7pm and the main meetings are from 7-8.30pm. Leasehold services will also be holding the annual leaseholders’ conference at 9am on Saturday, January 26, in the small hall, Hammersmith Town Hall with drop-in sessions in the courtyard room. There will also be a central leaseholders’ panel forum on Thursday March 21 2013 in the small hall, Hammersmith Town Hall, from 7pm.
FIRST PERSON
Why I joined the residents’ panel and what I want for my home neighbourhood Shereze Treasure, 28 Tenant from Barons Court l I have lived in the borough for many years and have recently become a tenant. As I currently work for a housing association, I was keen to find out how I could influence decisions made in the borough and how they can affect the area in which I live. I joined the Local Residents’ Panel when it began in January this year and have been fortunate enough to take part in working to improve service standards, which I enjoyed.
During my time as a member of the LRP I am hoping to ensure that the voices of younger tenants are heard and their views taken into account when making decisions about housing-related issues. Where I live there are some issues regarding visitors to the area. I am hoping that, through the Local Residents’ Panel, the agreed service standards and improved estate inspections procedures will help to ensure that estates across the borough are kept tidy, peaceful and a source of pride for all residents.
H&F Homes Magazine | 29
Waste less this Christmas You will have received a leaflet recently, explaining how rubbish and recycling collections are affected over Christmas, and reminding you of the importance of putting the right type of recycling in your Smart Sack or Smart Bank. If for some reason you have not received this leaflet, please visit www.lbhf.gov.uk/recycling or contact the cleaner greener team for the information (details on the opposite page). When it comes to waste, recycling is just the beginning - the best option for our pockets and for the environment is to produce less waste in the first place. The less waste we produce, the less the council has to spend on waste disposal. If every household produced just 1kg of rubbish less this Christmas, we would save over £10,000 in waste disposal costs. At this expensive time of year, some of the tips below may also save you and your family money this month!
decorating and gifts Reduce wrapping waste by using reusable gift bags, boxes or doing ‘furoshiki’, a Japanese-style of wrapping with material. If you do use wrapping paper though, make sure it is not metallic, as it can then be recycled.
SNUB - Say ‘no’ to un-needed bags while Christmas shopping by taking existing bags with you. Take any unwanted plastic bags you have for recycling when going to a big supermarket to do your main festive food shop.
Buy a UK-grown real tree with roots, that you can plant in your garden or keep in a pot for next year. Artificial trees are even better as they can be used many, many times and, with care, will last forever.
Want to have a go at making homemade decorations? Short, ‘how to’ videos give you some great ideas and guide you through the process step by step: www.vimeo.com/ recyclenow
Buy rechargeable batteries for use in new Christmas gadgets, and recycle used batteries at one of our recycling tubes in libraries and some council offices.
30 | H&F Homes Magazine
food shopping
Christmas food really is great, So make sure you make the most of it! Defrost your freezer before Christmas it will work more efficiently and create more space to store leftovers and food on special offers. Plan how much food you will actually need, as on average we waste around 80% more food over the festive season! Take into account when you will be eating out and how many you are catering for. If there are some items you need a lot of, buy in bulk to reduce packaging. For a portion planner tool, recipes for leftovers and lots more information on saving food visit www.lovefoodhatewaste.com
When the festivities are over Remember lots of the Christmas waste you will have generated, like cardboard boxes, wrapping paper, bottles and cans are recyclable with your normal collection. Sort it out! Please only put recyclable items in the orange sacks and banks. Other items can make your recycling unusable. Recycle your old Christmas lights, or any other small electrical items, using the specialist recycling facilities at libraries and some council offices. If you receive a large gift to replace an old item like a television, computer, electrical appliance or furniture, why not donate it for someone else to use? Simply call the London Re-use Network hotline: 020 3142 8506 or visit www.londonreuse.com
Your home compost mix will greatly benefit from adding a few of the tell-tale signs of Christmas: fallen leaves, scrunched up wrapping paper, winter vegetables and festive fruits such as satsumas and clementines. If you do not already have a compost bin, but are interested in getting a subsidised one, go to: www.lbhf.getcomposting.com Why not start the new year with a bang and take part in our Waste Challenge? You will pick up loads of tips to help you reduce, reuse and recycle your current waste and save money! You could also win £100 for a good cause of your choice. Simply email: recycle@lbhf.gov.uk for a pack and support.
www.lbhf.gov.uk/recycling • cleaner.greener@lbhf.gov.uk • 020 8753 1100 H&F Homes Magazine | 31
Don’t overindulge this Christmas. Pay your rent!
If you are having trouble paying your rent, we want to help. Hammersmith & Fulham Council
Visit our Offices: 1st Floor, Town Hall Extension, King Street, Hammersmith, London W6 9JU Or call: T 020 8753 4803 Hammersmith Area T 020 8753 4806 Fulham Area