REPORT OF THE STRATEGIC DIRECTOR FOR SUSTAINABLE REGENERATION
TO THE LEAD MEMBER FOR HOUSING ON 21st November 2011
TITLE: Report of The Findings Of Phase 3 Of The Strategic Cross Tenure Review Of Sheltered Housing In Salford
RECOMMENDATION:
That Lead Member receives the findings and recommendations arising from the cross tenure strategic review of sheltered housing to help inform the future direction of sheltered housing provision and related support services in Salford.
EXECUTIVE SUMMARY:
To recognise that since this Phase 3 review was completed, consultation with existing customers has taken place. Following this, a reduced service model was developed encompassing those elements of service that customers felt were their priorities. This has resulted in a reduction in the administration requirements of the supporting people funded warden posts, allowing time to be freed up to concentrate on customer facing services meaning that there has been minimal impact on the services offered to customers.
Salford City Council has now completed a cross tenure review of sheltered housing in the city. This review has considered both stock needs and options for the future shape of services to provide housing related support to residents living in sheltered schemes.
The purpose of this review has been to identify the key strategic priorities for the development of Salford’s sheltered housing and related services, so that they can continue to meet the needs of older people now and in the future.
By providing a strategic steer about the city’s sheltered schemes, this review will give housing providers further information so they are able to prioritise their allocated capital funding for the future and to inform future planning/commissioning of services and schemes.
The outcomes of the review will be used to drive our own investment plans and service delivery models as well as those of housing provider partners in the city.
BACKGROUND DOCUMENTS: Phases 1 & 2 of the Sheltered Housing Reviews [2007 and 2008].
KEY DECISION: Yes
DETAILS:
1.0 Several years ago the directorate commissioned a cross tenure review of sheltered housing provision in Salford. The review was split into three distinct phases. Phase 1 was commissioned to develop a vision for the future of sheltered housing. Phase 2 looked at satisfaction levels within the sheltered services and tenants expressed satisfaction with the type, amount and flexibility of support services provided.
1.2 Following Phase 2, a report was submitted to Commissioning Body recommending that the role of wardens be extended and a new floating support service commissioned. This was approved and the necessary work was progressed in order to tender out the new service. New contract specifications were written to reflect the additional community involvement required of our current schemes. However, in light of financial restraints, it was later agreed to defer the decision until Phase 3 of the review had been completed.
1.3 Phase 3 of the review has now been concluded and it is now timely to report on the key findings and to ask Lead Member for Housing to consider the recommendations in order to conclude this work.
1.4 There are 20 wards in Salford, which together have a total of 106,717 housing stock. The tenure breakdown for all age groups can be seen in the table below.
Tenure / 2009/10Registered Social landlords (Housing association) / 20,891
Salix Homes Ltd (LA Owned ALMO) / 10,519
Private Sector / 75,307
Total Stock / 106, 717
2.0 Demand Analysis
2.1 Our analysis of the ward population estimates indicates that of a total 16,082 people aged over 75. This represents a 7.34% of the population in Salford, only slightly lower that the national average of 7.82%. The ageing population nationally is set to fractionally increase before it gradually declines. Projections suggest that the population will increase by 0.77% by 2015 and then by another 1.02% by 2020.
2.2 With 34,647 [48%] of private stock being occupied by residents aged 25-50, it is predicted that future population increases of this age group will result in increased demand for private housing and private housing assistance. Hence the likelihood that more stock of a ‘general needs’ nature would be required, as the population in the city is also predicted to grow to 250,000 by 2031.
3.0 Sheltered Housing supply and demand by ward
3.1 The generally accepted formula we have used to assess the requirements for the provision of Sheltered Housing is 50 places per 1,000 population. According to our research there is a total requirement of 2010 units in Salford and currently we have 2278 units. The table below suggests that there is an oversupply of 267 units across the whole of the City. This figure, however, comes with a caveat in that the formula used only considers the over 75 age group; whereas in Salford a significant number of the ‘sheltered’ stock is occupied by people aged 55 or over.
3.2 Sheltered Housing supply and demand by ward [Table 1]
Ward Name / Persons aged 75+ / % aged 75+ / SH units req. (50 per ‘000) / Leasehold units req. (75 per ‘000) / Total units required / Actual units supplied / ShortfallBarton / 805 / 6.66 / 40.25 / 60.38 / 100.63 / 58 / -42.63
Boothstown & Ellenbrook / 508 / 5.18 / 25.4 / 38.10 / 63.50 / 0 / -63.50
Broughton / 946 / 7.75 / 47.3 / 70.95 / 118.25 / 378 / +259.75
Cadishead / 644 / 6.58 / 32.2 / 48.30 / 80.50 / 49 / -31.50
Claremont / 766 / 7.53 / 38.3 / 57.45 / 95.75 / 67 / -28.75
Eccles / 1125 / 10.51 / 56.25 / 84.38 / 140.63 / 191 / +50.38
Irlam / 635 / 6.38 / 31.75 / 47.63 / 79.38 / 131 / +51.63
Irwell Riverside / 442 / 3.52 / 22.1 / 33.15 / 55.25 / 69 / +13.75
Kersal / 964 / 8.31 / 48.2 / 72.30 / 120.50 / 191 / +70.50
Langworthy / 875 / 7.74 / 43.75 / 65.63 / 109.38 / 194 / +84.63
Little Hulton / 961 / 7.50 / 48.05 / 72.08 / 120.13 / 120 / -0.13
Ordsall / 312 / 3.75 / 15.6 / 23.40 / 39.00 / 100 / +61.00
Pendlebury / 795 / 6.69 / 39.75 / 59.63 / 99.38 / 174 / +74.63
Swinton North / 863 / 7.87 / 43.15 / 64.73 / 107.88 / 28 / -79.88
Swinton South / 873 / 7.98 / 43.65 / 65.48 / 109.13 / 25 / -84.13
Walkden North / 918 / 8.11 / 45.9 / 68.85 / 114.75 / 111 / -3.75
Walkden South / 892 / 8.96 / 44.6 / 66.90 / 111.50 / 181 / +69.50
Weaste and Seedley / 984 / 9.05 / 49.2 / 73.80 / 123.00 / 105 / -18.00
Winton / 782 / 6.46 / 39.1 / 58.65 / 97.75 / 47 / -50.75
Worsley / 992 / 10.09 / 49.6 / 74.40 / 124.00 / 59 / -65.00
Salford city total / 16,082 / 7.34 / 804.1 / 1206.15 / 2010.25 / 2278 / +267.75
4.0 Supply analysis
4.1 There are a number of issues surrounding certain wards in the review area where gross over supply would appear evident, and areas where under supply is also evident.
· 11 of the 20 Wards have a shortfall in Sheltered Housing units required;
· Of these 6 have a significant shortfall >50.00%;
· Conversely, 9 areas have an excess of provision;
o 6 wards have >50.00% excess and;
o The most overprovision is in Broughton and Langworthy.
· One Ward, Boothstown & Ellenbrook, has no Sheltered Housing provision at all.
[Table 2]
Community Committee Area / Persons aged 75+ / % aged 75+ / SH units req. (50 per ‘000) / Leasehold units req. (75 per ‘000) / Total units required / Actual units supplied / ShortfallWorsley & Boothstown
Boothstown & Ellenbrook / 508 / 5.18 / 25.4 / 38.1 / 63.5 / 0 / -63.5
Worsley / 992 / 10.09 / 49.6 / 74.4 / 124 / 59 / -65
Total / 1500 / 15.27 / 75 / 112.5 / 187.5 / 59 / -128.5
East Salford
Broughton / 946 / 7.75 / 47.3 / 70.95 / 118.25 / 378 / 259.75
Irwell Riverside / 442 / 3.52 / 22.1 / 33.15 / 55.25 / 69 / 13.75
Kersal / 964 / 8.31 / 48.2 / 72.3 / 120.5 / 191 / 70.5
Total / 2352 / 19.58 / 117.6 / 176.4 / 294 / 638 / 344
Claremont & Weaste
Claremont / 766 / 7.53 / 38.3 / 57.45 / 95.75 / 67 / -28.75
Weaste and Seedley / 984 / 9.05 / 49.2 / 73.8 / 123 / 105 / -18
Total / 1750 / 16.58 / 87.5 / 131.25 / 218.75 / 172 / -46.75
Eccles
Eccles / 1125 / 10.51 / 56.25 / 84.38 / 140.63 / 191 / 50.38
Winton / 782 / 6.46 / 39.1 / 58.65 / 97.75 / 47 / -50.75
Barton / 805 / 6.66 / 40.25 / 60.38 / 100.63 / 58 / -42.63
Total / 2712 / 23.63 / 135.6 / 203.41 / 339.01 / 296 / -43
Irlam & Cadishead
Irlam / 635 / 6.38 / 31.75 / 47.63 / 79.38 / 131 / 51.63
Cadishead / 644 / 6.58 / 32.2 / 48.3 / 80.5 / 49 / -31.5
Total / 1279 / 12.96 / 63.95 / 95.93 / 159.88 / 180 / 20.13
Ordsall & Langworthy
Langworthy / 875 / 7.74 / 43.75 / 65.63 / 109.38 / 194 / 84.63
Ordsall / 312 / 3.75 / 15.6 / 23.4 / 39 / 100 / 61
Total / 1187 / 11.49 / 59.35 / 89.03 / 148.38 / 294 / 145.63
Swinton
Pendlebury / 795 / 6.69 / 39.75 / 59.63 / 99.38 / 174 / 74.63
Swinton North / 863 / 7.87 / 43.15 / 64.73 / 107.88 / 28 / -79.88
Swinton South / 873 / 7.98 / 43.65 / 65.48 / 109.13 / 25 / -84.13
Total / 2531 / 22.54 / 126.55 / 189.84 / 316.39 / 227 / -89.38
Walkden & Little Hulton
Little Hulton / 961 / 7.5 / 48.05 / 72.08 / 120.13 / 120 / -0.13
Walkden North / 918 / 8.11 / 45.9 / 68.85 / 114.75 / 111 / -3.75
Walkden South / 892 / 8.96 / 44.6 / 66.9 / 111.5 / 181 / 69.5
Total / 2771 / 24.57 / 138.55 / 207.83 / 346.38 / 412 / 65.62
Salford city total / 16,082 / 7.34 / 804.1 / 1206.15 / 2010.25 / 2278 / 267.75
4.2 Community Committee Areas
4.3 A breakdown of table 2 shows that out of the 8 Community Committee Areas, 4 areas have significant shortfalls in their provision of sheltered accommodation. Whilst 4 of the areas seem to have an over-provision of accommodation, however these figures need to be seen in the context of the utilisation rates for these schemes where over provision appears evident, as explained below.
5.0 Occupancy level analysis
5.1 Overall across the city there has been an occupancy rate of 93.53% over the last two years. Separately figures on scheme utilisation have been analysed to look at trends either indicating an oversupply or undersupply of sheltered units across the various wards in Phase 3 of the review.
5.2 Looking at table 1 alone suggests that the Irlam ward has an over provision of 51.63 units with 4 schemes currently offered and as a result you would expect demand and utilisation to be relatively low. This is not the case; occupancy in Irlam ranges between 81.25% - 97.62%, one of the anecdotal reasons is that the schemes are clustered within easy access of services such as Doctors surgeries and the main shopping area. The flats themselves also seem popular with residents who like the security of living in a sheltered scheme and its grounds.
5.3 This finding is mirrored across other parts of the city. For example, in Cadishead there is currently only one scheme, The Meadows, that provides 49 units and also has a high utilisation rate of 98.27%. According to the formula the Ward has a shortfall of provision of 31 units so this is perhaps unsurprising. But the existing scheme is more isolated and away from the main shopping areas, yet despite this, it is still much in demand.
5.4 In the Eccles, Barton and Winton wards there is a cumulative net under provision of 43 units out of the 339 required. The shortfall rate for provision in the west of the City is approximately 20% but is skewed as some of the wards have little or no provision. However, once again, utilisation rates are very high in the mid to high nineties, suggesting there is both continued need and demand for this type of property.
5.5 All of the evidence suggests that the properties are very popular and stock of the type that exists in many schemes is now extremely limited across the city. According to the findings from the consultation events and questionnaires returned all schemes in Salford appear to be popular with current residents and many of the historically popular schemes such as Springbank and Longbow Court continue to get healthy interest from bidders on the Choice Based Lettings system with 11 and 5 bids put in respectively on empty properties in these schemes. The same is true of the three wards in East Salford where utilisation rates over the last two years are also in the mid to upper 90% levels.
5.6 The national agenda, and one which is adopted by many local authorities, is to adopt a Floating Support with a ‘Hub and Spoke’ approach to deliver the housing related support services which individuals in the future are more likely to want to access as and when required. This was explored in detail with providers, but it was concluded that insufficient provision to provide support, within the wider community, could be freed up whilst maintaining services to existing residents. Work has already been carried out with the providers of housing related support to the sheltered schemes to reduce the cost of provision and this exercise has been successful, but has taken into account customer views on their existing service.
6.0 CONCLUSIONS
Based upon our analysis of supply and demand we are able to make a number of key recommendations:
· To recognise that since this Phase 3 review was completed, consultation with existing customers has taken place. Following this, a reduced service model was developed encompassing those elements of service that customers felt were their priorities. This has resulted in a reduction in the administration requirements of the supporting people funded warden posts, allowing time to be freed up to concentrate on customer facing services;