Residents First

Guest Blog - Hammersmith and Fulham will not provide new council tenancies to those earning more than £40,200

Frank Manning of Hammersmith Conservatives says rent subsidies for those on high incomes like Bob Crow can not be justified

It is no secret that we have a housing crisis in this country. Young people are priced out of the market completely, deposits are incredibly hard to save, mortgages are few and far between, while prices in popular parts of London and the South East, where the majority of jobs are being created, continue to rise.

With all of these factors currently facing the Coalition, it is refreshing to see radical new ideas from councils around the country. Recently, Conservative-run Hammersmith & Fulham Council announced plans to place a cap on social housing. From April 2013, no couple earning more than £40,200 will be able to apply for social housing. Instead, a new focus will be placed on helping local low to middle earners, members of the armed forces and foster carers. This is welcome news.

In addition, H&F council are looking to end the concept of ‘a council house for life’ for new tenancies by imposing five year fixed-term tenancies, reduced to two years for tenants aged 18-25. This will encourage people to find a job and move on to their own home, freeing up the house for others.

There are a number of unique factors affecting housing in London. Prices are already far higher than the rest of the country. The election of socialist Francois Hollande, combined with his threats to introduce a 75% income tax and various wealth taxes, has created an exodus of French wealth creators to London. This in turn pushes prices up in central London, especially popular areas such as South Kensington. However, we cannot turn away this sort of investment in London, so we must look to other areas for solutions to our housing problems.

The current system is unsustainable. Houses worth more than £1 million are used as social housing, distorting the market and pushing up rents. In August, Policy Exchange released a very interesting report advocating the sell-off of high value council homes, allowing the government to use the funding to build new affordable homes. As usual, the left used emotive language such as ‘social cleansing’, but the real issue is quite simple. In these difficult economic times, there is only a certain amount of investment available for social housing, and it should be aimed primarily at those most in need and most deserving.

New dawn for West Ken and Gibbs Green estates

Cllr Harry Phibbs writes:

On Monday evening the Hammersmith and Fulham Council's Cabinet approved the next step for thousands of new homes and jobs, with the redevelopment of the West Kensington and Gibbs Green estates. The proposals have prompted an unprecedented campaign of lies and bullying from the Labour Party and the far left. Especially creepy was the way children as young as four were approached and exploited. Also residents unable to speak English had their names put on forms which had already been filled in. 42 objections to the scheme came from children under 11.

Residents were told by objectors that they would not be offered replacement housing - or that if they were, it would be in Barking and Dagenham. Leftwing activists from Paddington and students from LSE were bused in to spread a message of scaremongering. A "drop in" session to answer questions for local residents about what was on offer was disrupted by protestors from outside the area.

Yet the more residents find out about the opportunities the more they support them. That was shown by majority support for the scheme among those who gave their individual responses in a recent consultation - rather than being "persuaded" to put their name to a standardised response giving someone else's view. Some residents who intially allowed their names to go on the pro forma rejection, then gave another response backing the plan.

Right to Buy Roadshow returns

Back by popular demand! The Hammersmith & Fulham (H&F) Right to Buy Roadshow returns later this month.

Since the Right to Buy discount was increased from £16,000 to £75,000 in April, H&F Council has been inundated with interest from tenants keen to purchase their council home.

So far, more that 700 people have attended three Right to Buy Roadshows and more than 180 people have now applied to exercise their Right to Buy.

Council demands HAFFTRA returns money to residents

Tenants could be collectively owed as much as £250,000 by the organisation that is supposed to represent their needs, according to Hammersmith & Fulham (H&F) Council.

Until this year, council tenants had been paying a total of £160,000 a year via the council to Hammersmith and Fulham Federation of Tenants and Residents Associations (HAFFTRA).

However, as part of the council’s work to improve the way that it engages with residents, its contract with HAFFTRA has been terminated. In its place, the council has set up a number of new residents forums that have already started to meet.

Now, from the latest version of HAFFTRA’s audited accounts, it has become evident that HAFFTRA is still holding almost £250,000 of residents’ money in its reserves.

Cllr Andrew Johnson, cabinet member for housing, said:

“I am appalled that an organisation that champions itself as protecting its members rights has actually held onto £250,000 of their hard-earned money. Instead of putting it back into the community and spending it on Tenants and Residents Associations, it seems that they have kept purely to spend on its own survival. This equates to approximately £20 per tenant which I am sure they would be grateful to receive.

“The council has asked for the money to be paid back but has had no response so far. Tenants should rest assured that we will be doing everything we possibly can to persuade HAFFTRA return this money to its rightful owners.”

The council terminated its contract with HAFFTRA after leading expert, Phil Morgan carried out an independent review on how the council engaged with tenants and leaseholders. He reported that ”the arrangements for the relationship with HAFFTRA on the Tenants Levy are outdated and no longer fit for purpose. There is no coverage of value for money for the levy.”

Vine Square play area launched

Over 100 residents came together to celebrate the official opening of the new play area at Vine Square within the Maystar Estate off Star Road on Wednesday 6 June. They were joined by the newly elected Mayor of Hammersmith and Fulham, Councillor Belinda Donovan, who cut the ribbon and celebratory cake to declare the play area officially open.

Children enjoyed the new play equipment, and took part in sports activities, face painting and community games.

The new play area, designed by Groundwork’s landscape architects encourages imaginative play, with equipment including new swings, a wobble bridge and dish, climbing net, slide, boulders and a seating area, set within a grassy, undulating landscape.  The height of the boundary wall was lowered to open up views so that the space feels safer, all the fencing was replaced and the extensive area of hard surfacing was removed and replaced with grass and play mulch to make it safer for children’s play. Now a hub of activity and energy the adventure play area provides both a play space for children as well as a much needed community space for events and activities.

White City Right to Buy Roadshow this weekend

White City residents are being urged to visit the Right to Buy Roadshow when it visits the estate this weekend.

So far, over 500 council tenants have attended roadshow events where they have been able to find out if they are eligible for a discount of up to £75,000 on the price of their council home.

As a result of the extended discount, there have been 92 Right to Buy applications in the last year in this borough, compared to just 39 in the whole of the previous year.

The next Right to Buy Roadshow event is on Saturday, May 19 at the White City Community Centre, India Way, from 10am - 2pm.

At the roadshow, the council’s dedicated Home Buy team will be able to calculate the discount that you are eligible for and tell you everything you need to know about buying your own home and all of the responsibilities that entails. Independent financial advisors will also be on hand to offer their thoughts.

Cllr Andrew Johnson, cabinet member for housing, said:

“The extended Right to Buy discount is truly fantastic news for anyone who has ever dreamt of purchasing their own home but never thought that it would be financially possible. I would like to urge White City council tenants to visit the Right to Buy roadshow so that they can find out all the details and make an educated decision about whether the Right to Buy is the best thing for them.”

One person who attended the first event was mother of three, Maria Afonso. Maria, 38, of Cathnor Road, Shepherds Bush, said: “It was a very good event. There was lots of information available and I was able to find out everything that I needed to know about buying my own council home. My husband and I will be applying because it really is a huge discount and a fantastic opportunity to do something positive for our family.”

If you are unable to make the road-show but are interested in finding out about Right to Buy in Hammersmith and Fulham email h&fhome-buy@lbhf.gov.uk or telephone 020 8753 6464.

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.

Building a Housing Ladder of Opportunity

A radical revolution in the way that social housing is allocated and tenancies granted in Hammersmith & Fulham is aimed at rewarding hard working residents with a local connection to the borough, who make a positive contribution to the community.

Hammersmith & Fulham Council has unveiled a range of measures to drive housing growth, tackle the social and economic divide in the borough and improve council housing services.

The council has a strong track record of protecting local vulnerable adults, such as people with dependency issues and victims of domestic violence. The proposed new strategy will ensure that the council continues to meet their housing needs.

Hammersmith & Fulham has one of the highest proportions of social housing in London, with around 33 per cent social rented. That compares to a London average of 25 per cent and a West London average of 21.5 per cent. Just over two per cent of the borough’s housing is intermediate.

H&F is also one of the first councils in the country to get back into building homes, after a 30 year absence. These properties will be sold at a discounted market rate to those on low to middle incomes who live or work in the borough and might struggle otherwise to get onto the property ladder.

Tudor Rose a huge success

Two youth schemes based at the brand new Tudor Rose community centre at Fulham Court are proving to be hugely popular.

The £1 million base was opened by Hammersmith & Fulham Council on the Fulham housing estate in December 2011.

The centre replaced a crumbling 20-year-old prefab building and combines a ground-floor children’s centre for families with children under five and a first-floor community centre which is able to host everything from youth groups to healthy eating classes.

Since the centre opened, the council has been busy providing schemes aimed at teenagers who live in the area.

Young people who are not in employment, education or training have been taking part in Futsal courses, ran by the ‘Let me Play’ organisation. Futsal is similar to five-a-side football but is played indoors and with a smaller ball. The youngsters have taken part in a Futsal sport and education programme aimed to improve their prospects of a successful future.

The players, aged between 16 and 21, recently took part in a tournament in Swindon and competed against the Reading FC Futsal Academy.

The Tudor Rose has also been hosting boxing courses, organised by the Sands End Police Community Boxing Club. The club has already been particularly successful engaging with pupils at nearby Hurlingham and Chelsea School and course leader, Richard Powers hopes that housing estates across the country will be keen to take up his courses. It's popularity has even led to a women-only class being added due to exceptional demand.

Cllr Andrew Johnson, cabinet member for housing, said:

“I’m delighted that this wonderful new centre is already starting to be used so well. There are many young people on the Fulham Court estate who often claim that they have nothing to do so it’s really positive that these two courses are taking them off the streets and helping them to achieve great things. As more people learn about the Tudor Rose building I hope it will encourage other groups to use the facilities.”

If anyone is interested in activities taking place at the Tudor Rose or would like to hire out the space, please contact the Fulham area housing office on 020 8753 4802.

Second Right to Buy Roadshow this weekend

The second Right to Buy Roadshow takes place this weekend, offering council tenants a chance to find out if they are eligible for a discount of up to £75,000 on the cost of their home.

Hammersmith & Fulham Council estimates that almost 400 people attended the first roadshow event and large crowds are again expected to descend on the Small Hall at Hammersmith Town Hall, on Saturday, May 5, from 10am - 2pm.

Following pressure from Hammersmith & Fulham Council, the Government has recently increased the maximum Right to Buy discount from £16,000 to £75,000. This means that thousands of tenants now have a once-in-a lifetime chance to get onto the housing ladder.

In Hammersmith & Fulham alone, 250 council tenants have already began the process of buying their homes.

New housing contracts to drive improved services

Companies from around the country attended an event about how to bid for two large housing contracts on Friday

Hammersmith & Fulham Council is going to market with a view to procuring contracts for its housing repairs and maintenance and housing services and is searching for businesses that share its aims and values.

The council is on the lookout for new contractors and partners who will provide the best possible services for the 17,000 households who live in council housing, while achieving greater efficiency and value-for-money for taxpayers.

The ten year housing repairs and maintenance contract is worth approximately £250m and will cover reactive repairs, some planned preventative maintenance along with the potential for delivery of some other services which is being explored.