CityWest Homes Main Board / 1 February 2007 / CityWest Homes Standard
Classification: / Report of:
For General Circulation / Noel Brosnan
Policy Context / Strategic Initiative Asset Strategy:
Establishing a CityWest Homes Standard of Investment
Resident Involvement: Yes / Equalities Implications: Yes
Financial Implications: / Yes
Report Outline:
CityWest Homes successfully completed its delivery of the Governments “Decent Homes Standard” in 2006.This report sets out CityWest Homes Strategy for delivery of the Capital and Revenue Programme to a new and higher standard over the next 5 financial years.
City wide consultation has taken place with all residents and stakeholders being invited to contribute to shaping the look and feel of their homes in the future
Recommendations
That the Board note and approve this report.If you have any questions about this report please contact Noel Brosnan on 020 7245 2264 or email
1. Summary
1.1CityWest Homes has successfully completed its delivery of the Governments “Decent Homes Programme” in 2006, well ahead of the Government’s target of 2010.
1.2In anticipation of this, CityWest included in the current financial year Delivery Plan for the development of it’s own standard that went beyond that of the Government.
1.3It was essential that we involved residents in the formulation of this new standard and at the outset invited residents to form a focus group that would help, guide and shape the new standard. At the same time we were developing the future Capital and Revenue Programme for the next 5 years. Residents have been critical of their lack of involvement in the planning of future works to their homes and to address this we sought more in depth residents involvement.
1.4These two processes are closely linked and the Focus Groups that met during the middle of 2006 explored options for inclusion in a CityWest Standard. They helped to devise questionnaires that were sent to all residents inviting them to comment on the condition of their homes and inviting them to add to the ideas generated by the resident Focus Groups that would form the base of the CityWest Standard. These surveys were returned during the Summer months and the results of the analysis of all returns of both questionnaires has been used in the drawing up of the Programme that reflects both their views of future maintenance and improvement works to their homes and surrounding areas
1.5The CityWest Standard is a key component of our Asset Strategy and in order to verify achievement of delivery of the CityWest Standard by 2012, targets and measures have been included in the CityWest Standard as set out in the appendices.
2.Recommendations
2.1That the CityWest Homes Board endorses the CityWest Standard.
2.2That monitoring data be included in the Monthly Information Packs and that a progress report is presented to Board annually on each aspect of the CityWest Standard
3. Background Information
3.1Since the creation of CityWest Homes the target for achievement in the first five years was to deliver the governments target of the Decent Homes Standard. Our self imposed and ambitious target being the end of 2006 and well ahead of their nationwide target of 2010. This has been achieved.
3.2An external stock condition survey, carried out by Savills was commissioned to assemble a 30-year programme of repairs and in particular the more detailed major works programme for the following 5 years.
3.3With the completion of the Decent Homes Programme later that year and feedback from resident forums, survey polls and other meetings with residents it was decided that we should develop a CityWest Homes Standard that went beyond Decent Homes. Additionally the City Council was developing a vision of the future that sought to harmonise the external environment.
3.4The challenges with developing a specific CityWest Homes Standard were in balancing:
- The needs of the stock as identified by the Savills Stock Condition Survey
- Other technical needs gathered from responsive repairs data, specialist survey, Project Manager and Provider knowledge
- The needs and aspirations of residents and stakeholders and
- Available finance within the HRA
3.5Funding only allowed us to deliver the Decent Homes Standard. Our ability to carry out some essential works such as lift maintenance and improvements and additionally to communal areas was severely reduced. The feedback from residents has underscored the need to address these under funded areas and to include some flexibility for residents to decide locally what improvements they need outside the defined programme.
3.6Residents have become involved in the development of both the future programmes of work and the CityWest Standard to an unprecedented degree as set out in more detail below.
4. Resident Involvement
4.1Four resident forum meetings have taken place. Firstly in April 2006 an open meeting was held at The Council House. This generated much interest and a lively and frank airing of residents’ views of the service they had received and a strong desire to be involved in the formulation of major works programmes to their homes and in the improvements that could be incorporated within these programmes that would stem from the creation of a CityWest Standard.
4.2Such was the interest that sprang from this meeting that The Westminster Federation of Residents Associations (WFRA) reported the outcome of the meeting in their newspaper “Residents Voice” in their June 2006 edition under the front page heading “Beyond Decent Homes”. It supported the ideals of what CityWest were trying to achieve and encouraged residents to take note and become involved.
4.3There followed two further Forum meetings in May and June to brainstorm and sift ideas for both the new CityWest Standard and the format of a questionnaire on citywide consultation with residents on their view of the condition of their homes and estate environment. The June meeting coincided with the Audit Commissions Best Value Review and an Inspector was present for most of the early part of the meeting. His presence ensured a lively debate.
4.4The June meeting concluded with agreement from the Forum for a small working party to agree with CityWest Homes the format of two questionnaires that would be distributed citywide during the summer months.
4.5There was an unprecedented response to the questionnaires with over 3,000 forms being returned. Analysis of the data received enabled a draft report to be considered by the Housing Panel on 24th October 2006. The results of the questionnaire have been added to a database to be used in future analysis of work to our estates.
4.6On 29th November a further Focus Group meeting was convened to consider the report that was presented to the Housing Panel and their feedback together with that of the consultation and feedback from other stakeholders (Westminster City Council, CityWest Providers and Staff).
4.7The CityWest Standard was now nearing its final form. Officers have since refined the document placing more emphasis on firm benchmark criteria for reporting and recording progress in delivery of the CityWest Standard over the next 5 years.
5.Proposals
5.1The proposed CityWest Standard is detailed in Appendix “A”. A Glossary of terms and expressions used in this report is attached in Appendix “C”
5.2The Standard is set out under the following main headings:
- In Flat
- Block
- Estate
- Security
- Green Initiatives
In Flat
5.3At the outset of consultation with resident s a firm commitment was given to continue with the Governments Decent Homes Standard and this remains the base standard from which the CityWest Standard has been constructed. It encompasses current Health and Housing legislation that sets a minimum comfort standard for homes to be wind and weather tight, have modern facilities and efficient heating and free from hazards. These include the works that are more popularly known as being the Decent Homes Standard and include:
- Kitchens
- Bathrooms
- Central Heating
- Electrical Wiring
- Secure front doors
Also included in this category is replacement of worn out windows and roofs to ensure homes are wind and weather tight.
5.4Fire safety has been improved with a commitment to install one hard-wired smoke detector/alarm per floor to each home. This will be completed early In the 5 year programme and will be carried out through the Planned Preventative Maintenance Programme
5.5The City Councils newly developed elderly care standard has also been incorporated and provision made for CityWest to meet this commitment for improvement for elderly residents.
Blocks
5.6Regular block decoration (both external and internal common parts) is a high priority for residents. Blocks have different decorating cycles depending on their key components for example blocks with exposed softwood timber window should be painted at least every 7 years. Blocks with low maintenance windows (e.g. made from UPVC) will have its cycle determined by other factors such as masonry paint on walls, which has an expected life of 10 years. There is budget provision to ensure that a 7 to 10 year cycle is achieved with residents being consulted on the timing of the cycle and have an opportunity for considering some elements of improvement to the common areas.
5.7Attention is focussed on lift repair and refurbishment aimed at reducing lift breakdowns. CityWest Engineers will develop criteria for measuring the levels of service improvement.
5.8Fire risk assessment will be undertaken to ensure a programmed of remedial works is put in place by 2007 to ensure common areas are safe from fire risks.
5.9Digital TV was one of residents’ top priorities. Although there will not be one solution which we can adopt on all our blocks, we are committed to ensure that all residents will have access to Digital TV services before the analogue signal switch off in 2012.
Estate
5.10These are the areas that extend beyond the blocks themselves. Included are previously neglected areas such as estate roads and estate signage. Roads will have regular safety inspections and faults identifies attended more promptly. Residents have complained that signage on estates is out dated and needs to be brought up to date.
5.11All stakeholders were keen to ensure environmental improvements were included so that resident could be proud of where they lived. Provision has been made in the next 5 years programme of £1.5 million for improvements in consultation with residents.
Security
5.12A new CityWest Homes Security Strategy has just been implemented and the Standard will mirror this strategy. This is the one area where we will not be able to meet all residents’ expectations within the next 5 years. Resident would like to see door entry phone systems in all block dwellings. In some cases this is not practical given technical and Planning Department constraints. In total we have made provision of £2.5 million over the next 5 year for maintaining and renewing existing door entry system. A further £2.5 million have been included in the Community Safety Budget for new security works such as the introduction of new door entry systems. Despite this we estimate that it will be at least 2020 before we are able to install entry phone system to all blocks (excluding those with technical and Planning constraints).
Green Initiatives
5.13The three areas under this heading all aim to reduce energy consumption. Westminster is the top performing authority on energy efficiency in London and our aim is to retain this position and increase the average SAP Score further. Through Energy Management we aim to reduce energy consumption in communal areas by 5% by 2012 and within residents homes heated by communal boilers the drive is to provide controllable heating in individual homes.
6Equalities Implications
6.1An initial Equalities Impact Assessment has been carried out on the new standard a copy is attached in Appendix B. It was considered that the proposed strategy would have a number of positive impacts:
In flat:
6.2It was felt that all tenanted resident groups would benefit from this standard. Provision has been made for aids and adaptations to kitchen and bathrooms to address elderly and disabled needs. The current bathroom specification allows for the installation of douches where resident requests. New high security entrance doors will address the fears of groups who have high perception of crime.
Blocks:
6.3The standard is seen as having a positive impact on all groups, although the elderly, disabled and women (pregnant and with young children) will benefit from the proposed improvement to lifts.
6.4The elderly and disabled are more likely to be housebound and will therefore benefit from access to digital TV. At this time it is unlikely that we will be able to provide access to foreign TV channels for all our minority residents although we are currently looking to install a foreign access satellite dish on our larger blocks. This will be subject to demand and even then will not provide access to all minority interest channels. This area will be kept under review and we expect that advances in technology will address this gap over the next few years.
Estate:
6.5 Improving the external environment of our estate will benefit all groups. Improving the condition of roads and footpaths will specifically benefit the elderly and disabled.
Security
6.6The new Security Strategy will target areas with greatest need and this will benefit all groups especially those living in high crime areas. It is recognised that the perception of crime is often not borne out by crime data and is a big issue for a number of the equality groups. Technical, Planning and financial constraints have meant that it is not possible to meet all expectations and specifically in regard to door entry systems, however, improvements to in flat security through better windows and front doors as well as the environmental improvements budgets will help to reduce this fear of crime.
Green Initiatives
6.7This is seen as having a positive impact on all groups, however, improvement to energy efficiency will particularly help the groups that spend a significant proportion of there time at home. This is because they will have greater demands on energy. This group includes the elderly, disabled and house wife/husbands. Low wage groups, which include may of the groups in the equality list are more likely to suffer from fuel poverty and therefore should also see benefits from improved energy efficiency.
7.Financial Implications
7.1The cost of implementing the new standard has been estimated, See Appendix A. Based on these estimates and assumptions made on future HRA resources there is sufficient funding within the 2007/8 5-year Capital Programme and the Revenue Programme to delver this standard by 2012. The exception to this being the delivery of door entry phone system, which based on current funding levels, is not considered achievable until 2020. The funding shortfall is £7.2m based on current estimates of £900k budget for repairing existing door entry systems and new security works.
7.2Appendix “D” sets out in chart format CityWest Homes plan for delivery of the Standard and shows the planned proportion of the total stock that will meet the standard in each financial year. The second graph shows the plan for the delivery of the security package that will be achieved by 2020.
8. Conclusions
8.1Delivery of the decent homes standard in 2006 has been a remarkable achievement for CityWest Homes and there is a strong desire from all stakeholders, not least from residents to build on that success and raise standards.
8.2Residents have worked hard to develop a new Standard with CityWest Homes and the CityWest Standard as set out in Appendix “A” is recommended for adoption and implementation from the financial year beginning in 2007/8
If you have any questions about this report please contact Noel Brosnan on 020 7245 2264or emailBackground Papers:
Report to Housing Panel 21 November 2006
Decent Homes Guidance DCLG July 2006
Appendix A
The CityWest Homes Standard
2007 to 2012
Objectives:
The following is the proposed standard to be adopted together with targets for achievement between 2007 and 2012.
The new standard includes for keeping the stock in good condition and works that go beyond the Decent Homes Standard and where possible meets resident’s expectations.
The Standard is set out under four heads:
- In Flat
- Block
- Estate
- Security
- Green Initiatives
In Flat
Decent Homes Standard shall continue to be the basic standard with the following enhancements and targets for achievement:
Item / Standard / Target / Comments / CostGeneral Standard / All dwellings will be in good condition. They will be wind and weather tight, safe and free from hazards, have modern facilities and have an efficient heating system / 2012 / Standard not less than the Decent Homes Standard. Estimated that 6500 dwellings will need work to prevent them failing the DHS. / Provision included in the £241million 5-year programme.
Sound Insulation in Distributed Street Properties
1. Bathroom / Where bathrooms are in poor condition and require remedial works residents will be given a choice: 1. Shower fittings over bath with grab-rail and non slip surface or: / All bathrooms to be in good condition by 2012 / 3200 identified as being in poor condition / £8.4m (included in proposed 5 year programme)
2. Where technically feasible a mains powered self-contained shower instead of a bath.
2. Fire Safety / Tenanted homes to have one hard wired smoke detector/alarm on each floor / By 2008 / Works to be carried out through repairs Planned Preventative Maintenance / We estimate that 4161 units need replacement or new detectors at cost of £717K.
3. Elderly care homes / To meet new essential elderly care standard included in WCC Housing with Care Strategy / 2012 / Provision included in the proposed 5-year programme. Provision for DDA and OT works to kitchens and bathrooms included / £5million included in programme
Blocks