DRAFT 4/7/03 CONTENTS Page Acknowledgement 4 Introduction Foreword The Approach to the Review – Guiding Principles Definition and Method Consultation Process Dartford Borough Council in context Housing Policy Partnerships 5 5 6 7 8 8 9 Borough Profile The Borough of Dartford Council Housing in Dartford 10 11 Key Issues Homelessness Trends Reasons for homelessness Hidden homeless Benchmarking and Best Practice 12 13 14 14 The Views of Service Users & Providers 16 Temporary Accommodation in Dartford Borough Bed & Breakfast Other Temporary Accommodation Supported Housing Use of accommodation outside the Borough 18 19 20 22 Homelessness and Housing Advice Services Dartford Borough Council The Housing Register Housing Options and Choice A Range of Housing Solutions Homelessness Assessment Procedures Performance Management Private Sector Housing E-Government Citizens Advice Bureau (CAB) Shelter, Kent Housing Aid Mediation Services for specific client groups Services to families Services to Victims of Domestic Violence Services to Single and Young People Services to Care Leavers 23 25 25 25 26 26 27 28 29 30 31 31 32 32 32 36
Transcript
DRAFT 4/7/03
CONTENTS
Page
Acknowledgement 4
Introduction Foreword The Approach to the Review – Guiding Principles Definition and Method Consultation Process Dartford Borough Council in context Housing Policy Partnerships
5567889
Borough Profile The Borough of Dartford Council Housing in Dartford
1011
Key Issues Homelessness Trends Reasons for homelessness Hidden homeless Benchmarking and Best Practice
12131414
The Views of Service Users & Providers 16
Temporary Accommodation in Dartford Borough Bed & Breakfast Other Temporary Accommodation Supported Housing Use of accommodation outside the Borough
18192022
Homelessness and Housing Advice Services Dartford Borough Council The Housing Register Housing Options and Choice A Range of Housing Solutions Homelessness Assessment Procedures Performance Management Private Sector Housing E-Government Citizens Advice Bureau (CAB) Shelter, Kent Housing Aid Mediation Services for specific client groups Services to families Services to Victims of Domestic Violence Services to Single and Young People Services to Care Leavers
23252525262627282930313132323236
2
Services to Pregnant Women and Teenagers Services to Older People Mental Health and Learning Disability Services to People who Misuse Drugs and
Alcohol Services to Ex-offenders Services to People living with HIV/AIDS Services to BME customers Rough Sleepers Supporting People
36373839
4041414142
Planning & New Housing Provision Planning and Enabling 42
Education/Employment and Training 43
Diversity and Equal Opportunities 43
Conclusion 43
Bibliography 44
Glossary of Housing Terms 45
Appendix 49
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ACKNOWLEDGEMENT
The Council would like to thank everyone who participated in and contributed to the Review, be that through providing information on their services for the mapping process, or attending meetings and focus groups as part of the consultation process.
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INTRODUCTION
Foreword
This Review builds upon established good practice in dealing with homelessness in Dartford and provides guidance and direction as to how the Council can tackle homelessness more effectively in the future.
It has evolved through consultation with a number of people and service providers in the Borough and has been informed by wider themes of health, education, employment and training, crime and community safety. Consultation with service users and providers has been central to the Review.
The key stages that inform the development of the Strategy are:-
Consultation Needs assessment Audit of services, including an assessment of resources A programme for planning and implementing the Strategy
The Homelessness Act 2002 emphasises preventative services and the Council will be working to ensure that its existing homeless services, and those provided by others, best meet the requirements of service users. The Council has recently established a Housing Advice Co-ordinator post specifically to co-ordinate housing advice and to liaise closely with public, private and voluntary service providers and users.
The Approach to the Review - Guiding Principles
The approach to the Homelessness Review has been to investigate homelessness in terms of its impact on people’s well-being and quality of life.
The Homelessness Review has been informed by the following principles:-
Taking a partnership approach and working collaboratively Using an evidence based approach to inform policy and programme
development Having early intervention and prevention as key ingredients in the
Council’s approach to tackling homelessness That holistic, high quality services are available that meet the needs of
individuals
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Definition and Method
The Homelessness Review sets out a baseline assessment of current provision and suggests how the Council might ensure that services develop in line with the needs and aspirations of homeless people.
The Homelessness Act 2002 specifies that a homelessness review means a review by the housing authority of:-
1 The levels and likely levels of homelessness in their district2 The activities which are carried out for any of the following purposes
(or which contribute to achieving any of them): preventing homelessness in the housing authority’s district securing that accommodation is available for homeless
people in the district, and will be available for people in the district who may become homeless, and
providing support for people in the district who:-
are homeless may become homeless, or have been made homeless and need support to prevent
them becoming homeless again
3 The resources available to the housing authority to implement the Homelessness Strategy
A range of existing Dartford Borough Council Strategies and other consultation documents have been used to inform the Review. These are shown in the diagram below.
HOMELESSNESS REVIEW
SUPPORTING PEOPLESHADOW STRATEGY
FOR KENT
HOUSINGSTRATEGY
COMMUNITYSTRATEGY
KENT THAMESIDECULTURAL STRATEGY
CRIME ANDDISORDER STRATEGY
COMMUNITYSAFETY
STRATEGY
HRA BUSINESSPLAN
TENANT PARTICPATION
COMPACT
HOMELESS POLICY &PROCEDURES
LOCAL PLANSPECIAL NEEDSHOUSING
RESEARCHREPORT
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Consultation Process
The Act places an obligation on housing authorities to consult such public local authorities, voluntary organisations or other persons, as they consider appropriate before adopting or modifying a homelessness strategy.
The Homelessness Act 2002 also requires that Social Services give the housing authority such assistance as may be reasonably required in carrying out a Homelessness Review and formulating and publishing a Homelessness Strategy.
For the strategy to be most effective it will need to involve all organisations and partnerships whose activities contribute, or could contribute, in some way to achieving its objectives.
It will be a test of its success that all such organisations take ownership of the strategy and strive to meet its objectives.
As part of the early stages of the Review a questionnaire was sent to all relevant stakeholders and providers within the Dartford Borough and was also sent to service users, from those seeking advice to those with temporary tenancies and those now in secured accommodation.
The second stage of the Review included the formation of a consultation panel comprising stakeholders/providers in the area. The organisations represented were:-
Citizens Advice Bureau (CAB) Shelter Gravesend Churches Housing Association Hyde Housing Association Moat Housing Association North British (Places for People) YMCA Council for Voluntary Services Dartford 18 Plus Group Dartford and Gravesham Mind Dartford VSU – Youth in Action Primary Care Trust (PCT) Home Start Kent Probation Services Moving Forward
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Dartford Borough Council in context
Dartford Borough Council comprises 44 Councillors, representing seventeen wards. There are currently three political groups represented on the Council. The Conservative Group has twenty-one Councillors and has formed a coalition with the six members of the Residents Association and Independents Group. The Labour Group holds sixteen seats and the remaining seat is filled by a Member not affiliated to any of the other groups. Dartford Council adopted a Leader and Cabinet system in May 2001. Six out of the seven of the Executive Members in the Cabinet have a specific portfolio and focus on the services and functions within their own portfolio area. This form of local government model aims to deliver a more rapid response to service needs for local people. Meeting regularly, the Cabinet deals with major issues and makes decisions which assist the Council as a whole to adapt and respond to changing service needs. Leading and coordinating the community planning process, the Cabinet also considers resources and priorities.
All Councillors meet together at the General Assembly of the Council. Meetings are normally open to the public. The General Assembly of the Council sets the budget and policy framework for the Council. The Overview and Scrutiny Committees monitor the decisions of the Cabinet through scrutiny to enable the Committees to consider whether Cabinet decisions are appropriate and sound. Both Overview and Scrutiny Committees assist in the development of future policies and strategies through their overview or review function.
Housing Policy
The Council’s overall policy direction for housing is set out in its Housing Strategy Statement 2002/2005. The key objective of the Strategy is to:
“Endeavour to ensure that everyone has access to safe, sustainable, quality housing that meets their needs at a price they can afford”
The document also sets out a range of other policy initiatives that advance key local and regional housing objectives.
To meet the need for affordable housing To help keyworkers access accommodation To reduce homelessness and rough sleeping To meet the needs of those who require supported housing To meet the needs of Black and Minority Ethnic people and Asylum
Seekers To improve the quality and suitability of housing stock To promote regeneration and neighbourhood renewal To encourage the development of sustainable rural areas To support crime reduction
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The 2002/2005 Housing Strategy is to be further reviewed during 2003/2004 to ensure that it takes account of latest policy direction and meets the government’s ‘Fit for Purpose’ criteria.
Partnerships
The Council is part of the Kent Thameside Local Strategic Partnership, which signed its Terms of Reference in April 2002. The partnership focuses upon delivering a Community Strategy, which reflects the needs of the Communities of Kent Thameside and provides a forum for all organisations in Kent Thameside to work together to deliver a better quality of life for all.
This is a multi agency partnership with partners drawn from the private statutory, community and voluntary sectors:-
Dartford Borough Council North Kent Police Dartford, Gravesham and Swanley Primary Care Trust Gravesham Borough Council Learning and Skills Council, Kent and Medway Groundwork Kent Thameside University of Greenwich North West Kent College Dartford and Gravesham NHS Trust Kent County Council North West Kent Racial Equality Council North West Kent Council for Voluntary Service Kent Thameside Association Kent Thameside Chamber of Commerce Gravesham Chamber of Commerce
The partnership’s primary role is to drive forward and oversee the development of a Community Strategy for the people of Kent Thameside. This will mean focusing the activity of all the organisations involved to address the aspirations and priorities of Kent Thameside’s communities, present and future.
Themes for the Community Strategy:-
Lifelong Learning Health Safety Regeneration and Transport Jobs/Business Sustainable Communities Environment Housing and the Built Environment Leisure and Culture
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BOROUGH PROFILE
The Borough of Dartford
There are approximately 35,000 residential dwellings within Dartford Borough.
As at March 2003, average house prices in the Borough stood at £314,875 for a detached house, £177,944 for a semi-detached house, £152,617 for a terraced house and £104,112 for a flat or maisonette (Land Registry data). House prices have risen quite sharply in recent years and Dartford currently has the sixth highest property price out of twelve Kent authorities.
In 2001, the Council commissioned a housing needs and private sector stock condition survey which included information on the economic profile of the borough. In 2002, the average household earned income was £21,999, compared with a regional average of £26,000 and a national average of £21,750. For special needs households the average income was £6,113. In addition, a further 35.5% of households were in receipt of an annual income of less than £10,000 thus, pensioner, lone parent, special needs, council and housing association households are in a relatively poor economic position compared to the ‘two adult plus child’ households where average earnings are in the region of £30,000.
Even so, entry-level housing for families and single people starts at around £88,000 for a 1 bedroom apartment rising to £158,000 for a family sized house. In order to secure a mortgage for such properties, an approximate income of between £29,000 and £52,000 per annum would be required.
Entry levels for private sector rented accommodation range from approximately £370 per month for a 1 bedroom apartment rising to £850 per month for a three bedroom house. Although not prohibitive for those on low incomes, benefit dependency is regarded as a barrier to access in this sector.
In relation to its own stock, the Council owns 4609 properties (March 2003). There has been a significant reduction in the level of council housing since the early 1980s. Approximately 3,500 have been sold through Right to Buy in the Dartford Borough.
As at March 2003, there are approximately 2000 Registered Social Landlord / Housing Association properties in the Borough.
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Council Housing in Dartford
The Council owns 4609 properties. The average restructured rent of a Council home at April 2003 in Dartford is:-
The average rent for sheltered schemes does not include support costs.
KEY ISSUES
Early intervention and prevention work are recognised as being critical in tackling homelessness and are considered key to the development of the Homelessness Strategy. This would include working with a range of general and special needs groups to equip them with the life skills and opportunities to prevent homelessness. There is also a recognition of a need to provide adequate information, support and services in a proactive way that prevents homelessness.
The findings of the Homelessness Review lend support to the priorities identified in the Shadow Strategy for Supporting People which includes provision of housing and support services to:-
Offenders or people at risk of offending Young people People with mental health needs People with drug and alcohol problems Homeless people or people in housing need
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Homelessness TrendsThe current situation in Dartford
Dartford has not experienced levels of homelessness or rough sleeping that are as high as some London authorities or hotspots in the South East, nevertheless, the number of people presenting themselves as homeless has increased significantly over the last five years. In 2002/2003, 1170 people approached the Council for assistance of which 161 were found to be unintentionally homeless and in priority need for rehousing.
Evidence collected through the Homelessness Review suggests that levels of homelessness are unlikely to significantly change in the foreseeable future. (see graph below).
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Reasons for homelessness
People become homeless for a variety of different reasons. Many homeless people become so as a result of having experienced multiple problems or misfortunes, often interrelated, which culminate in the loss of their accommodation.
The biggest, single reason for homelessness in Dartford continues to be loss of an assured shorthold tenancy in the private sector, (39%). Other main reasons are parents or relatives no longer willing to accommodate (23%) and relationship breakdown due to violence (12%).
Reasons For Homelessness
23%
9%
12%
5%7%0%0%0%
39%
1% 4%
Parents No Longer Willing toAccommodateFriends/Relatives No LongerWilling to AccommodateRelationship Breakdown - Violent
Evidence further suggests that some groups are more likely to become homeless than others. The table below shows a breakdown of the number and type of client group presenting as homeless over a five year period.
Priority Need - Accepted for Rehousing 1998-2003
0
5
10
15
20
25
30
35
1998/99 1999/00 2000/01 2001/02 2002/03
PregnantOld AgePhysical DisabilityMental IllnessVulnerable Young PersonDomestic ViolenceOtherEmergency
Hidden HomelessIn addition to those presenting themselves as homeless to the local authority, there are likely to be others often referred to as the ‘hidden homeless’ who may also require housing. This would include for example, those who are currently living as part of another household typically with family who would like to live independently but who are unable to afford to do so.
Whilst beyond the scope of the current review, assumptions about demand for housing from this group are contained within the 2001 Housing Needs Survey.
Benchmarking and Best PracticeThe Homeless Officer Group brings together all the officers from across Kent to discuss Best Practices in working together, to promote the services they provide, to arrange training together to save on resources, as well as giving structure and allow another opportunity for Homeless Officers to discuss and share Best Practice, learning together to provide a universal service across Kent.
Recent training courses include:-
Homelessness Law and Practice Homelessness Case Law Update Homelessness and People from Abroad
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Further training on aspects of homelessness and housing advice is planned.
In order to judge the quality of the services available, it is important to compare the performance of a particular provider with other service providers across a range of sectors.
The Council contributes to the Homelessness Service Benchmarking Group, facilitated by Housing Quality Network, to ensure Best Practice and value for money and to ensure that all aspects of the service are consistently reviewed and monitored to present customers with the best service possible.
The Homelessness Service will be subject to a Best Value Review during 2003/4.
A key measure of how well the Council satisfies its statutory duties in respect of homelessness is its performance against nationally agreed Best Value Performance Indicators (BVPIs).
In 2001/02, BVPI 167covered the proportion of homeless applications on which the authority makes a decision and issues notification to the applicant within 33 days. In 2001/2002 the Homelessness operation was upper quartile performing for its BVPI at 97%. (See graph below)
In 2002/03 year the BVPI changed to cover the average length of stay in temporary accommodation including households with dependent children or pregnant women who are unintentionally homeless and in priority need.
0102030405060708090
100
Percentage
Dartford KentAverage
KentUpper
Quartile
KentLow erQuartile
NationalDistrict
Average
NationalDistrictUpper
Quartile
Median NationalDistrictLow erQuartile
BVP167 - Proportion of Homelessness Applications on which the authority makes a decision and issues written notification to the applicant w ithin 33
working days
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The Views of Service Users & Providers
A questionnaire, which was completed by service users, included questions on availability and adequacy of services in Dartford and reasons for homelessness. (See Appendix 1).
Most respondents were, or had been recently, housed in bed and breakfast accommodation or were temporarily occupying accommodation within the Councils general housing stock.
In the main, most service users acknowledged that the Council was providing practical assistance to those seeking accommodation, however, when asked, in their opinion, whether there were services that were not provided and what should be provided, some important points were raised regarding how the Council could improve its services to customers. For example some expressed a need for:
Better explanation of/and assessment of need prior to offers of accommodation – particularly regarding medical grounds for rehousing
More help and understanding with respect to mental/physical illness when being housed under the Homelessness Act 2002
The exercise of greater flexibility by the Council when it comes to rehousing some people who need to move
Regular contact from Housing Officers, i.e. home visits to monitor anyone with mental/physical problems to actually see how the accommodation is affecting them
Homeless Advisors who are understanding and not indifferent
A greater respect for those seeking assistance – not treating applicants like they were liars
Treating people as individuals – not tarring everyone with the same brush
As one respondent put it:
“ Just because we have nowhere to live it did not make them any better than us, we were just having a run of bad luck”.
Whilst these comments should not be treated as wholly representative, they do nevertheless indicate that the perception of Council staff by some who make an approach for help, is not always as positive as perhaps the Council would wish or expect.
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Providers were also approached and asked to complete a questionnaire including detailing of services provided, causes of homelessness and what services they thought the organisation should have the capacity to provide.
Following analysis of the questionnaires further consultation took place with: -
Citizen Advice Bureau Care Management Substance Misuse Service Joint Stock Assessment Group Social Services Disabled Team KCC Young Adult and Children Services Social Services Drug Use Team 16+ Team Housing Young People
Comments included:
There is a willingness to provide help with accessing permanent accommodation
Provision of independent housing advisors particularly in relation to private sector landlords, contesting homeless decisions and representation at housing benefit and court hearings
Further development of advocacy and support/friendship services
More supported or respite housing for those with mental health problems
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TEMPORARY ACCOMMODATION IN DARTFORD BOROUGH
Bed and Breakfast
The graph below shows the use of B & B from June 96 to March 2003.
Bed and Breakfast Usage 1996-2003
0
5
10
15
20
25
30
35
Jun-9
6
Sep-96
Dec-96
Mar-97
Jun-9
7
Sep-97
Dec-97
Mar-98
Jun-9
8
Sep-98
Dec-98
Mar-99
Jun-9
9
Sep-99
Dec-99
Mar-00
Jun-0
0
Sep-00
Dec-00
Mar-01
Jun-0
1
Sep-01
Dec-01
Mar-02
Jun-0
2
Sep-02
Dec-02
Mar-03
As can be seen for the above graph, there has been a decline in the use of B & B from a high point of 30+ at September 2000 down to 6 households at September 2002, albeit in the past twelve months the figure has risen again slightly to a total of 11 households as at March 2003.
It is Council policy to inspect all B&B accommodation prior to the first occupation. An inspection is made by the Council’s House Multiple Officer who carries out a risk assessment on the property.
The Council inspection also ensures that there are sufficient facilities for the numbers housed and that the equipment and the condition of the property meet Health and Safety requirements.
Currently, Dartford makes use of three bed and breakfast premises which are considered to be of a reasonable standard.Accommodation is cleaned each day and staff are encouraged to report repairs regularly to the owner.
For B&B provided outside of the Borough, contact is made with the respective local authority to ensure that the accommodation has been inspected and is of a suitable standard. On occasions, the Council makes use of accommodation located in Catford and Gravesend.
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As part of the review process, the Council has identified a need to ensure that premises are inspected on a more regular basis and it is the intention that, in future, properties be inspected twice yearly. This target will form part of the Homelessness Strategy Action Plan. The Council is also considering the development of a Landlord Accreditation Scheme to ensure that properties are maintained and let to a good standard.
Overall, the availability of B&B as interim accommodation within the Borough remains under considerable pressure from its use for similar purposes by other authorities.
Other Temporary Accommodation
At any one time, there are over 400 households in various forms of temporary accommodation in the Borough. Most are housed in temporary tenancies within the Council’s general housing stock awaiting offers of permanent accommodation (see graph below).
Average Numbers of Households in Temporary Local Authority Stock From 1998-2003
0
50
100
150
200
250
300
350
400
450
1998/99 1999/00 2000/01 2001/02 2002/03
19
During 2002/3 the remaining households were temporarily accommodated as follows:
Average Numbers of Households in Other Temporary Stock From 1998-2003
0
5
10
15
20
25
30
35
1998/99 1999/00 2000/01 2001/02 2002/03
PSL-HARSL Assured ShortholdHostelsWomens RefugeB&BOtherHomeless At HomeHoused Outside Borough
The Council has 8 local authority units specifically designated as temporary accommodation, and also uses 19 properties leased from private owners and managed by RSLs. Those not temporarily housed in bed and breakfast, RSL or Council owned properties are accommodated within women’s refuges or accepted as ‘homeless at home’ whereby they are permitted to remain in their family home until such time as permanent rehousing is available.
All new tenants, including those placed in temporary accommodation in the Council’s own stock receive a visit from the Housing Officer after six weeks to ensure that the customer’s needs are being met.
Dartford Borough Council also provides a twelve space permanent site for Travellers at Claywood Lane.
Supported Housing
Within Dartford there is a variety of supported housing available, the range consists of: -
A 42 bedroom YMCA Foyer Scheme, which was opened in 2000 funded from the Single Regeneration Budget 2 with Local Authority Social Housing Grant funding from Dartford Borough Council. Phase two of the scheme, completed in December 2001, provided ten move on units. A new learning centre which can be accessed by all Dartford residents is attached to the accommodation. The project plays a significant role in helping to address the accommodation and skills needed by many young single homeless and provides an opportunity for residents to develop life skills, enabling them to move to non-
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supported accommodation in the area and hopefully prevent them from becoming homeless again in the future
There is an Almshouse Movement within the Borough which includes Dartford Almshouse Charity, Wrott and Hill and Swanscombe Almshouse, all of which make a contribution to meeting local housing needs
As at March 2002 there were 27 registered Care Homes in the Borough providing a total of 375 bed spaces. Twelve schemes provide 235 spaces for the elderly with 3 bed spaces being provided for mental health and learning disability; 10 schemes provide 37 bed spaces for learning disabilities and 5 schemes provide 93 spaces for the mentally infirm
‘Daisies’ provides 5 units of accommodation and support for young pregnant women. The accommodation consists of bedsits with shared facilities. Management and support are provided during office hours by Stonham Housing Association.
Life Organisation provides 4 units of accommodation and support for young pregnant women with high level support
‘Mayview’ provides 8 units of accommodation and support for people with disabilities including two four person bungalows that have been purpose built to wheelchair standard
Kasbah, opened in 2002 provides 6 units of shared accommodation and 2 self-contained units with support for people with Spina Bifida and Hydrocephalus. Support is provided during office hours by Kent Association for Spina Bifida
A range of accommodation is provided in Dartford for women fleeing domestic violence. Some units have been funded directly by the Council in partnership with Women’s Aid. Dartford has no Refuge accommodation or support network for men.The refuge facilities are split between two sites and provides the following:
SITE A - 8 bedrooms, maximum 8 women and 14 children, provision of 22 bedspaces
SITE B - 4 units
Kent Triple Key provides shared, supported accommodation for three young people in Dartford. Referrals are made via 16+ and the Youth Offending Team.
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Dartford has fourteen sheltered housing schemes across the Borough. Within a number of the sheltered housing schemes, units are designed and adapted for use by those with a physical disability. Applicants for whom Dartford Borough Council has a duty to accommodate are generally able to secure accommodation in sheltered schemes.
Accommodation and support is provided throughout the Dartford Borough for people with mental health problems and learning disabilities:-
Six one bed flats in a town centre location, support is provided by Stonham Housing Association
Four units of self contained accommodation in a purpose built block
Four two bed flats with direct access through Social Services. Floating Support is provided by Hyde Housing Association
Eight one bed self-contained units for learning disability clients. Support is provided by Hyde Housing Association
Nine one bed self contained units for people with mental health problems, Mind act as Managing Agents for Hyde Housing Association providing support and counselling on a daily basis
Use of Accommodation outside the Borough
Where necessary, clients are sometimes referred to services outside the Borough. These include:-
House of Mercy, Gravesend Stonham Wet Hostel, Canterbury Ravi Asian Womens Refuge, Gillingham The Quays, Sittingbourne
However, places are limited and moving away from the area can often be difficult for the client. For these reasons, outside service use is limited to emergency cases only.
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HOMELESSNESS & HOUSING ADVICE SERVICES
The Homelessness and Housing Advice services within the Borough are delivered through a range of providers as follows.
Dartford Borough Council
The Housing Service has implemented a landlord and strategic split to take account of government recommendations. Housing Services falls within the remit of the Community Services Directorate with responsibility for dealing with homelessness and housing advice within the Housing Strategy teams. More details in relation to this are contained in Dartford Borough Council’s Housing Strategy Statement and Housing Revenue Account Business Plan.
The aims that are of the most relevance to users of the Homelessness and Advice Services are as follows:-
Encouraging private landlords to let their properties by introducing a rent guarantee scheme to protect them against damage and rent loss
Encourage mediation where homelessness is caused by parental eviction
To continue the provision of floating support and provide an effective advice service to those threatened with homelessness
The Council has clear standards for some aspects of the services:-
To answer a telephone call within 5 rings See all visitors within twenty minutes of arriving at the Council offices
without the need for an appointment Make a decision on a homeless application within thirty three days Complete all reviews on homelessness decisions within 56 working
days Provide accurate advice and information to all applicants
The Allocations and Homelessness Team, within Community Services Directorate offers Housing Advice between 8.45 am and 5.15 pm, Monday to Thursday, and 8.45 am and 4.45 pm Friday. There is no appointment system and all visitors should be seen within twenty minutes. Appointments can be made outside of these hours if and when required by the client.
Home Visits are also undertaken on request to the housebound.
The team consists of:-
Allocations and Homelessness Manager Housing Officer (Allocations) Nominations Officer x2 Allocations Assistant x 2 (Job Share)
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Homeless Persons Officer x 2 Housing Adviser x 2 Housing Adviser (Visiting Officer)
The team is also supported by the Housing Advice Co-ordinator who is based within the Housing Strategy Team.
The team is managed by the Allocations and Homelessness Manager and is an integral part of the Strategic Housing section within the Community Services Directorate.
The budget for the service for 2002/3 was £105,150, an increase of £33,230 on the previous year; the budget for 2003/04 is £124,860.
Customers access the homelessness and advice service primarily via the telephone or in person at the Civic Centre, which is located in the centre of Dartford.
The reception is accessible, comfortable and useful information is displayed for example:-
Office of the Deputy Prime Minister leaflets, ‘My landlord wants me out – protection against harassment and illegal eviction’, ‘Assured and assured shorthold tenancies – a guide for tenants’, ‘Best Value in housing – a guide for tenants and residents’, etc.
Home Office leaflets, ‘Love me, love me not’. Help the Aged/Kent County Council leaflets, ‘Help the Aged –
residential’ and ‘Handy Van Scheme in Kent’. Moat Care and Repair leaflets, ‘Handyperson Services’, ‘Help with
repairs or adaptations’ and ‘Security Service’. Language Line Identification Card. British Gas leaflet ‘A helping hand – service for older disabled or
chronically sick customers’. Dartford Borough Council leaflets including information on sheltered
housing schemes, Tenant Participation and ODPM leaflets in other languages’.
Energy Trust – ‘Energy Efficiency Booklet’.
The Council administers Housing Benefits efficiently and adopt a pro-active approach to benefit advice, including for example, outreach services to the elderly. The Council will continue to facilitate housing benefit advice surgeries on a monthly basis in partnership with the Pension Service and is currently investigating the possibility of Housing Benefit awareness training for private sector landlords.
The Council aims to maintain its local performance indicator target of processing 85% of renewal claims before the end of the existing benefit period; process all new claims within 28 calendar days and process all changes of circumstances within 6 calendar days.
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The Housing Register
The speed at which people can access affordable housing is likely to have a direct influence upon the numbers of households who end up homeless and are placed in temporary accommodation. Access to the register and policies and decisions regarding the allocation of property may directly affect access.
The Council maintains a Common Housing Register with Registered Social Landlords and Darthomes so that all allocations to Council and Registered Social Landlord accommodation to which it enjoys nominations can be allocated consistently.
The Authority operates an Open Transfer List, which enables both tenants of Registered Social Landlords, and the Council to move more freely between different landlords than otherwise might be the case.
The introduction of these policies has made access to housing quicker and simpler for customers and removed the need for them to enquire about accommodation at several different locations, thus giving customers greater choice and increased flexibility.
Housing Options and Choice
At present properties are allocated to the homeless households when a legal duty is accepted. Allocations are dependent upon properties being available according to need and family size and to ensure people do not remain in B & B longer than they need to.
Homeless households under Section 7 of the 1996 Housing Act do not have the right to a transfer or to mutual exchange.
Choice Based Lettings policies may give applicants on the Housing Register the opportunity to be involved with the allocation process, and as people are more actively involved in choosing their home, it is believed that they are more likely to be satisfied and remain in their tenancy.
A Range of Housing Solutions
Increasing choice for homeless applicants is expected to form a fundamental part of any council’s homelessness strategy. Providing information to applicants on alternative housing options and helping them to choose is expected to contribute to managing homelessness demand. The Council will need to consider the following in the development of the Homelessness Strategy.
In particular local authorities are expected to ensure that:
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Anyone who approaches a Council with a housing need should be given assistance in exploring a range of housing solutions
Officers and Members may need to understand more fully how expectations from homelessness applicants in high demand areas should be managed. This would include a recognition that not all applicants can be provided with social housing and that there is a need to work more proactively with applicants to find appropriate, but perhaps alternative, housing solutions.
Homelessness Assessment Procedures
The Review suggests that there is a need for the Council’s Homelessness Assessment procedure to be revised, in particular the design of the application form and how customers are interviewed to ensure that customers have reasonable access to homelessness advice services.
Best Practice suggests that the Council should ensure:-
That all relevant questions are asked at the point of application, either on a form, or during the interview
Undertake accurate note taking, so that staff taking over from colleagues can clearly see what remains to be done before a decision can be made
Focus enquiries on the key pieces of information to be collected or verified, in order to minimise lengthy investigations and to aid sharp decision making
Two general areas of criticism that have been made nationally by both courts and Best Value Inspectors, is that case notes need to be of a higher quality and the reasons for homelessness decisions given in the authority’s notification letters need to be made clearer.
Performance Management
All housing authorities need good staff to work in this most difficult and demanding area. However, high staff turnover, inexperienced staff and high levels of stress can often affect the quality of homelessness services.
The staff that the Borough Council employ are both enthusiastic and proud of their work. A performance management framework is in place and a well resourced training programme for all staff members of the Allocations and Homelessness team and other associated teams within the Community Services Directorate is in place.
In addition, the `Council sets specific work targets and performance standards for individual staff. The appraisal system also incorporates a housing training plan which highlights key areas of training needs for individual staff. A
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number of staff are professionally qualified and the Council supports staff who wish to undertake professional training.
Private Sector Housing
In 2001, the Council carried out a Private Sector Stock Condition Survey, which has provided a comprehensive indication of the condition of the private housing stock in the Borough. Key findings from the study are described below:-
There is estimated to be 38,861 private sector dwellings in the Borough, of these 942 are vacant leaving a total of 29,919 occupied private sector dwellings.
The survey suggested that Dartford has a slightly different tenure profile to both the South East and England as a whole having a greater proportion of owner-occupied housing and slightly lower proportions of private rented and Registered Social Landlord housing
An estimated 1,806 dwellings are unfit, accounting for 5.9% of the private sector housing stock, which compares to a national unfitness rate of 7.5%. The most common reasons for unfitness in Dartford is disrepair (67%) and food preparation (38%)
The Council has a number of statutory and discretionary roles in relation to private sector housing that can be seen to have a direct or indirect influence on homelessness. These include:
The monitoring and improvement of stock condition Enforcement of residential health standards in privately rent homes,
houses in multiple occupation and caravan sites Initiatives to minimise the number of empty homes in the Borough Provision of housing advice and related activities Advice and assistance to private landlords Advice and assistance to residents on energy efficiency and affordable
warmth measures Development and building control Forward planning of housing requirements
An increase in private ownership, either for letting or for direct occupation, brings with it a risk that property could fall in to disrepair if owners run into financial difficulties and become unable to afford the cost of repairs.
Housing Renewal Grants are currently employed to assist in keeping occupiers in their own homes by providing persons on low income with financial help for adaptations and repairs. In particular disabled and elderly residents are assisted through the Care and Repair Agency.
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A Landlords’ Forum has been established, in partnership with Gravesham Borough Council with a view to promoting better standards and improving working relationships with private landlords. It is hoped that the forum will assist in maintaining a vibrant private rented sector and help minimise homelessness.
The Council works to encourages owners to bring empty properties back in to use. Homeless persons may be assisted by:-
Redevelopment of existing vacant or poorly maintained housing by RSLs
Dwellings being returned to a lettable standard, and Empty homes being sold for owner occupation which occasionally
releases other accommodation for ‘investment letting’.
A Rent Guarantee Scheme has been developed by Dartford Borough Council, with funding from the Homelessness Directorate, to enable people to gain access to suitable affordable accommodation in the private rented sector.
This Scheme is open to those who are able to demonstrate that they cannot raise the deposit a landlord requires before they can move in. In particular these are:
Homeless or threatened with homelessness On a low income or unemployed Eligible for housing benefit, income support or some other additional
State aid
The Council will provide the landlord with a guarantee for the Rent Deposit (a promise to pay) to cover the deposit required, up to a maximum of four week’s rent.
In return the tenant agrees to pay the rent on time and in full; not to cause any damage to the property or its contents and to pay the Council for any damage or unpaid rent, which does occur.
The Scheme is cash limited and depends upon central government funding.
E-Government
The Council has a website which is available to the public, however information on homelessness and housing advice is limited at present. The website does however, provide the relevant contact numbers for the Officers of the Council.
In the long term the Council is looking to review and extend its service to customers, for example by:-
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Facilitating access to Housing and Homelessness Advice and providing a frequently asked questions page
Permitting on-line Homelessness Applications
Other providers of housing advice in the Town Centre include:-
Citizens Advice Bureau (CAB)
Dartford Borough Council provides the main source of funding for the CAB, currently providing £97,570 for 2003/2004. Outreach and home visiting has enabled the CAB service to be made available to residents of Dartford and surrounding areas and to housebound clients. In the year ending 31st March 2002 a total of 1,424 enquiries were made, exceeding the original target of 750 to 900 enquiries a year.
A service is provided at Dartford County Court to provide housing advice in respect of mortgage and social housing repossession.
Statistics are produced on the services that are provided by CAB and the Manager meets regularly with an Officer of Dartford Borough Council to discuss the service. The Bureau undertook a satisfaction survey of clients during January and February 2002 which established that 82% of service users were ‘very satisfied’, 13% were ‘fairly satisfied’, only 2.2% were ‘very dissatisfied’ with the service.
The CAB is open to give advice at the following times:-
Monday - 10.00am - 3.30pm - appointments/drop in Tuesday - 10.00am - 3.30pm - appointments/drop in
- 5.00pm - 7.00pm Wednesday - 10.00am - 3.30pm – appointments/drop in Thursday - 10.00am - 3.30pm – appointments/drop in Friday - appointments only
A telephone and call back service, and answer phone for after hours and weekends is available.
CAB provides independent advice on the following subjects:-
Housing Social Security benefits Employment Debt Tax Legal problems Immigration/nationality Family and personal Consumer rights
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The main criticism of the services were:
A number of matters could have been dealt with as telephone enquiries, rather than at an interview
There was also some difficulty in getting through to the service on the telephone and delays were reported in accessing an interview
The CAB also utilises the services of the National Homelessness Advice Consultancy who act as a housing and homelessness consultancy for CAB advisers in Kent. Although they are not accessible to the public, they provide services in the following circumstances:-
If CAB wish to clarify something in the NACAB information system If the information they need is not in the CAB information system If they want to refer a client to them
Shelter, Kent Housing Aid
Shelter is a national campaigning charity that works to provide practical support and advice to homeless persons or those with a housing problem.
The organisation is located in Chatham and is open to give advice at the following times:-
Monday - 10.00am - 1.00pm - drop in Tuesday - 10.00am – 13.00pm - drop in
14.00pm – 4.30pm - drop in Wednesday - 10.00am – 1.00pm - drop in
2.00pm – 4.30pm - drop in Thursday - Closed Friday - 10.00am – 1.00pm - drop in
A telephone and call back service is available on a Monday, Tuesday, Wednesday and Friday between 10.00am – 1.00pm and Thursday between 1.00 – 4.30pm.
Shelter provides a government funded Community Legal Service telephone advice line as part of its drive to improve access to justice for ordinary people.
The Community Legal Service based on the needs of local people, funds free and low cost legal advice in England and Wales and operates as follows:-
Advises people on their rights and how to enforce them Sets quality standards for advisers Provides a framework to bring together local advice providers and
funders
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The service is available Tuesday and Wednesday between 10.00am and 1.00pm and 2.00pm and 5.00pm.
The Shelter Language Line provides a translation service and is able to translate 140 languages.
Mediation
A Mediation Service (Mediation in North Kent) is core funded by Dartford Borough Council for the provision of neighbourhood mediation, which aims to help reduce the number of homelessness applications. Enquiries for help with family mediation are currently referred to the Kent Family Mediation Service, and are charged for the services.
Services for specific client groups
Homelessness and housing advice services are available to a range of client groups:
Services to Families
Sure Start, a government funded body, brings together a range of services for families with children under 4.
The aim is to enhance the well being and life opportunities of young children aged under 4, through better health and childcare, play and educational opportunities, to ensure that children continue to thrive when they begin school.
The organisation provides:-
Play sessions – 3 parent and toddler groups Groups for parents – Sleep Easy Adult education course – You and Yours Individual courses on child care Generic health care Support care for families Parenting groups In April the organisation will be setting up a support scheme for victims
of domestic violence, for both men and women The organisation is in the process of setting up a neighbourhood
nursery
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Services to Victims of Domestic Violence
Women are most commonly the victims of domestic violence and men are the most likely perpetrators. This has resulted in most support services for victims being developed exclusively for women (and their children).
The following chart gives a graphic representation of the number of recorded domestic violence incidents in Dartford and Gravesham Boroughs.
For the period April 2001 to December 2001 there were a total of 1,303 domestic violence incidents in Dartford and Gravesham, an increase of 16.8% on the same period for the previous year. The percentage of reported domestic violence incidents where there was a power of arrest, in which an arrest was made relating to the incident is 51.9%. The percentage of reported domestic violence incidents that involved victims of a reported domestic violence incident in the previous twelve months is 33.7%.
Potentially, this could be an underestimate, as there is a perception that in some ethnic minority homes, there is a reluctance to report incidences of domestic violence.
Any agency or member of the public can contact Dartford Borough Council, during office and out of office hours, and/or Dartford and Gravesham Women’s Aid public number for advice and assistance in connection with domestic abuse. Direct referrals are also taken via the telephone. Victims of domestic violence are also referred to advice and legal services via the Community Service Legal Partnership referral network.
Homelessness Services to Single and Young People
Dartford Borough Council works in partnership with a range of organisations in determining policy and procedures for assessing young, single client’s vulnerability:-
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Childrens and Families Team, Social Services Probation 16+ Voluntary agencies
Under the 2002 Homelessness Act the Government has extended the categories of those in priority need to include:-
Young people, 16/17 years old Care leavers aged 18-21 years old Young people aged 18-25 years old who are vulnerable for some
special reasons. People who are vulnerable because of an institutional background
(including ex-offenders and ex-servicemen). Those who are homeless because they have fled violence or
harassment
This may increase demand on services over time as more homeless people will be brought within the safety net of the homelessness legislation.
A survey of local providers and support agencies revealed that over a three month period from September to December 2002, there was evidence that 8 people had slept rough at some time. The survey also revealed that the most stated frequent reasons for homelessness were relationship breakdown and parents, friends or relatives no longer willing to accommodate. The majority of people surveyed were in the 16-25 year age category, 81% of which were male. The vast majority (88%) stated that they were looking for permanent accommodation.
The survey also revealed that homeless persons accessed or contacted the following agencies:-
Gateway Project Hospitals CAB Bridge Trust Borough Councils Local Estate Agents Link housing through probation services Moat and Safelet Social Services Moving Forward Youth Offenders Team 16+ Kent Careers Shelter Gravesend Churches Housing Association YMCA
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Between April 2002 and March 2003 Dartford Borough Council accepted a duty to accommodate 161 homeless applicants, of these 15 were single people. A further 671 homeless people were not entitled to accommodation, as they were not regarded as being in a “priority need”. This group comprised mainly single people and childless couples and those deemed intentionally homeless.
Temporary accommodation for young, single homeless people in Dartford is at present provided mainly through the Dartford YMCA, whose ‘Foyer’ is located near the town centre. The YMCA provides 42 units of accommodation and 12 units of move-on accommodation.
16plus is a service, which is aimed at 16-25 year olds and deals with issues of social exclusion including unemployment, involvement in crime and drug misuse, teenage pregnancies, homelessness and low attainment at school.
16plus is a partnership between Kent Social Services and RPS Rainer, a voluntary agency, whereby resources and budgets are shared and an integrated service is provided by staff employed by both organisations working together and in close partnership with other agencies.
The 16+ team are part of the Joint Stock Agreement between Kent County Council and Dartford Borough Council and are able to nominate their clients as part of the annual quota of twenty cases per year.
Kent Triple Key is a supported housing service for care leavers and vulnerable young people between the ages of 16 and 21 years.
Kent Triple Key is also run by RPS Rainer, a voluntary organisation which aims to help disadvantaged children and young people fulfil their potential.
It provides accommodation together with on-going specialist support which aims to help young people maintain their tenancy and give them more stability.
Moving Forward is for young people aged 16 – 21 years old, who are homeless or looking for more suitable accommodation, or who are getting ready to leave foster care. Support and advice is provided to help enable them to live independently, enter education, training or the workplace.
Young people choose the support they need in:-
Setting up home Training and personal development Life skills Befriending Mentoring Social activities
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Drop ins
Moving forward also provides information on:-
Housing Benefits Drugs Health Education Careers Work
A drop in centre is open in Dartford on a Wednesday between 12.00 and 14.00 hours at Dartford YMCA.
Connexions Services provided by the Department of Education and Skills is a new advice guidance and support service for all 13 – 19 year olds. Its central aim is to provide all teenagers with the help, support and personal development opportunities they need to engage in learning and to prepare for the transition to adult life.
The service provides a targeted service to cater for the varying needs of young people. Connexions’ personal advisers, from a range of agencies work in schools, colleges, drop-in centres, young people’s projects and outreach areas.
The service aims to:-
Provide information, advice and guidance for all young people and help them to access appropriate education, training, employment, developmental and leisure opportunities
Build up a comprehensive picture of the needs of young people at risk of disengaging or disengaged from learning or work
Support the young person in accordance with these needs, including brokering speciality support from other agencies (such as housing or drugs agencies). Where needed;
Ensure that there is a co-ordinated and integrated approach across agencies to supporting the young person
There are two hundred Personal Advisers delivering the Connexions Service in schools, colleges, Connexions’ Access Points and within other agencies, including within the Borough of Dartford. There will be seven Connexions One Stop Shops in Kent and Medway that will extend the service within the community and offer outreach provision. For the West Kent area the Connexions One Stop Shops will be in Dartford and Tonbridge.
The Connexions’ Services will be delivered through regional Connexions Partnerships, based on the new Learning and Skills Council’s boundaries. The wider aim of the Connexions Service is to work in partnership with other
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agencies, including Social Services, Education, Youth Offending Teams, housing and health to better integrate the support structures that exist for young people.
Services to Care Leavers
At a national level, research has shown that young people who have been in local authority care are more likely to become homeless than other young people, and are recognised as a vulnerable group under the Homelessness Legislation.
Care Leavers can sometimes lack the necessary skills for independent living. This is because they may have had very limited opportunities to prepare for adulthood and independent living. Consequently some Care Leavers lose accommodation as a result of behaviour that others may find inappropriate.
Dartford Borough Council has a formal agreement with Social Services which ensures that joint assessments are undertaken for the identification of the housing and support needs for this particular client group.
Services to Pregnant Women and Teenagers
Life Housing provides homeless pregnant women and mothers of small children with supported accommodation. The supported housing staff are trained to help the clients move on to independent living with their children.
Life Housing is available to homeless women over the age of 16 who are either pregnant or have a small child and are in need of support. Clients may be referred by the local authority, GPs, Social Services and Health Visitors.A support programme is designed to ensure that each client’s needs are catered for. The programme focuses upon the following areas:-
Self esteem building Pregnancy and personal health Money and budgeting Childcare and child development Health and safety Work and career training Nutrition and cooking Parenting skills
Life Housing requires every client to take part in the programme as a condition of their tenancy.
Support staff are available to clients during the day. When clients are ready to move on, housing staff will inform the Council’s Homeless department where the client has been registered.
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The ‘Daisies’ Project, which opened in December 2002, was set up in partnership with Hyde Housing Association with capital funding provided by Dartford Borough Council. The project helps women under the age of 25 who are pregnant or have a child and are in need of housing and support.
Daisies is a 5 bed unit, with shared facilities, occupied on a six month licence basis. Management and support are provided during office hours by Stonham Housing Association.
Daisies has two project workers who are based at the scheme. The project workers aim to:-
Help tenants sort out practical issues such as housing benefits Provide emotional support and advice to tenants to enable them to
make responsible informed choices Advise tenants on appropriate services and give support Facilitate peer support and encourage positive relationships Work towards developing independent self-supporting lives
Services to Older People
Government guidance suggests that the specific needs of older people should be taken into account in relation to the provision of advice/information services and temporary or permanent accommodation.
Demographic trends and projections show that Britain has an increasingly ageing population. As such, the need to provide planned and coordinated services to meet the needs of older people is likely to grow.
Older people may vary considerably in their abilities and preferred life styles. Consequently, there is a need to ensure that older people have choices available to them that match suitable accommodation with appropriate levels of support.
Older People become homeless for a variety of reasons including:-
Termination of tenancies Relationship breakdown Domestic violence
Older people are also particularly prone to developing housing problems as a result of infirmity. By carrying out disabled adaptations the Care and Repair scheme, which is supported by the Borough Council and operated by Moat Housing Group, does enable more elderly people to remain in their own homes than otherwise would be the case.
Few older people apply to Dartford Borough Council as homeless. In 2002/03 no homelessness applications were made by older people. However, advice on specific areas of concern is available on request.
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Mental Health & Learning Disability
Dartford and Gravesham Advocacy Network aims to represent and promote the voices and concerns of people with mental health problems living in Dartford, Gravesham, Swanley and surrounding rural areas.
Office opening hours:-
Monday, Tuesday, Wednesday and Friday – 9.30 am to 4.30 pm Thursday – 9.30 am to 12.30 pm
Paid Advocacy Workers represent and support people to speak up on any issues of concern. They deal with short term issues for service users, most commonly they are asked about:-
Mediation Services for people with mental health problems Housing and Homelessness Community Care Rights under the 1983 Mental Health Act Benefits Employment Family Law
Citizen Advocates are volunteers who work on a one to one basis with someone who has long term mental health problems, and needs ongoing support.
An Outreach service is provided and, a support worker is available for clients whose first language is not English. The current worker, speaks Urdu, Hindi, Punjabi and Gujerati, and can be contacted through the main office in Hythe Street, Dartford. Individual cases are undertaken and talks are given to groups of people with mental health problems. Access to free legal advice is provided through volunteer solicitors.
User Forums are a useful form of self help group for people with mental health problems.
The Heart of the Matter is a forum involving users or ex-users of mental health services that are not necessarily connected with the NHS. They meet in Gravesend on the second and last Wednesday evenings of each month. Free transport is provided to and from home.
Sahara Forum is for members of the Ethnic Minorities Community in Dartford, Gravesham and Swanley who have used or are using mental health services. The Forum meets in Gravesend on the first and third Monday of the month, 11.00am to 1.00pm, transport and refreshments are provided free of charge.
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The Network also supports representatives of the Forum’s service users who are members of the Joint Commissioning Board and other groups, which plan developments in local services.
Mind is a mental health charity in England and Wales, and works with those experiencing mental distress. The organisation aims to:-
Advance the views, needs and ambitions of people with experience of mental distress
Promote inclusion by challenging discrimination Influence policy through campaigning and education Develop quality services, which reflect expressed need and diversity Achieve equal civil and legal rights through campaigning and education
In addition to managing an 8 unit scheme at Chadwick Court in Dartford, Mind also have a ‘move on’ agreement with the Council to rehouse clients once support services are no longer required through the Joint Assessment process.
Services to People who Misuse Drugs and Alcohol
The ‘Hollies’ forms part of Stone House Hospital in Dartford and offers services to people with alcohol and drug problems. Clients can:-
Access the West Kent Substance Misuse Service Be referred for psychiatric assessment Obtain advice for inpatient treatment and day programmes Be referred to a Care Manager for rehabilitation Access a Needle exchange which is coupled with minimisation advice Open access centre by appointment only for referrals, not a drop in
centre or for emergency use Refer to the Kent Council on Addiction (KCA UK) if there are no
appointments available Access one to one courses Access keyworkers Access two groups:-
o Maintaining Change – self help group to stay off drugso Carers Group - for family and friends with problems
From discussions with the organisations listed below the Council has been advised that there is limited take up for services in the Dartford Borough at present. However, the Council has facilitated the development of a floating support service, which can be employed to assist tenants in maintaining tenancies should there be a need. The Council does recognise that there are links between substance misuse and associated problems, such as debt and
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anti social behaviour etc. which in time can result in people losing their accommodation. Support can be provided by KCA.
The following organisations provide assistance to those who misuse drugs and alcohol:
Progress2work is a new initiative that is being introduced through the Department of Work and Pensions, but has not yet been implemented in Dartford.
The Department of Work and Pensions is investing around £40 million over the next three years, through Jobcentre Plus to develop the programme. Progress2work aims to improve employment options by providing targeted employment and training services to those who are disadvantaged in the labour market due to their substance misuse.
Progress2work is currently being introduced in phases in each Jobcentre Plus district who will agree local employment focused plans with key agencies including Drug Action Teams.
Kent District is in Phase 3, which will start to roll out between April 2003 and March 2004. There is therefore no Progress2work Coordinator in post as yet. Research is being undertaken as to how the scheme will operate and how referrals can be made to ensure that full use is made of the service.
Services to Ex-offenders
Research suggests that a history of offending can reduce an individual’s ability to obtain suitable housing.
Stable housing has a vital role to play in preventing re-offending. The need for housing advice to prisoners, particularly those on short sentences of less than one year, is recognised.
There are currently no specific services for ex-offenders in the Borough and no specialist accommodation is currently available, however, the Prison Service is currently considering options whereby housing advice to short and long term prisoners, pre and post release could be provided. The Community
WEST KENT SUBSTANCE MISUSE TEAM
WEST KENT COMMUNITY ALCOHOL SERVICES
KCA (UK)
FLOATING SUPPORT
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Legal Service is also seeking funding for welfare benefits and debt work with this client group. Relevant support work, already undertaken within prisons, covers measures aimed at reducing substance misuse, treating poor mental health and securing employment and training for prisoners.
Services to People living with HIV/AIDS
Evidence gathered from a Special Needs Housing Report commissioned by West Kent Local Authorities, Kent Social Services and West Kent Health Authority in 2002, suggests that people with HIV and/or Aids are not likely to require specialised supported housing to meet their needs. However, there may be a need for interim accommodation on occasions e.g. whilst ‘general needs’ housing is being adapted.
The report also suggests that, in some cases, clients may require an extra bedroom so that a carer can stay to provide necessary support .
The Council currently employs a policy of providing accommodation to clients diagnosed as HIV positive, following an assessment by the Council’s Medical Adviser. Statistics are not available on applicant numbers due to client confidentiality.
It has also been suggested in the Special Needs Housing Research Report that information regarding access to suitable housing and services should be available in prominent places where the service user is likely to visit, for example Health Centres, GPs, Social Services, Council offices etc.
Services to BME customers
The Black and Minority Ethnic (BME) Survey 2000 identified that BME groups account for approximately 7% per cent of the population of Dartford. The findings of the survey will be used to formulate the Council’s BME Strategy, which is due for completion in 2003/4. The Council has access to translation services from Language Line and a range of information leaflets is available in minority languages.
Rough Sleepers
The Council carried out a Rough Sleepers Count in October 2000 in conjunction with Gravesham Borough Council, Moat, Safelet and Shelter to assess the number of rough sleepers in the area. The count was carried out in line with the Department of Environment, Transport and Regions recommendations and guidelines.
The results showed a nil count for Dartford however, the situation is being kept under review and a new count is scheduled for 2003/2004.
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Supporting People
The Council has an arrangement whereby floating support services can be provided for the deaf and those with learning disabilities, who are accommodated within council stock, via the Supporting People Programme.
PLANNING & NEW HOUSING PROVISION
Planning and Enabling
Affordable housing is no longer directly built or purchased by the Council. Provision of additional affordable social housing is carried out by RSLs, who are funded via a Central Government Subsidy. Through its ‘enabling role’ the Council works with RSLs to ensure that a range of accommodation is provided in the Borough including general rented and shared ownership for families and single persons, and specialist accommodation for those with particular support needs.
The 2001 Housing Needs Survey found that there is likely to be a substantial shortfall of affordable housing provision over the next five years.
The Housing Needs Survey was used to inform the review of the Local Plan (2002-2012) which is currently on second stage deposit.
The Council has clear planning policies, in respect of affordable housing, which aim to ensure the provision of accommodation to suit a range of needs including families, single people and those with supported housing needs. The Council’s current policy is to seek a target of 30% affordable housing provision from all housing sites allocated within the Local Plan and, in urban areas, all ‘Windfall’ sites that are 0.5 hectares or more, or where 15 units or more are proposed. In rural areas the Council seeks a target of 50% affordable housing from developments for two or more residential units in rural areas south of the A2. It is hoped that these policy changes will greater assist in meeting housing need in the Borough and in the alleviation of homelessness locally.
Education/Employment and Training
Access to education, training and employment opportunities has been shown to have an influence in breaking the cycle of homelessness and poverty. The Council recognises therefore that there is a need to ensure that a range of services targeted at increasing access to education, employment and training are available locally. These include: -
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Ensuring that children have access to schooling and learning opportunities is a key step in developing skills for employment in later life.
Strategies to maximise school inclusion and access to education and training opportunities for young people
Access to life skills and pre-employment training. Provision of affordable childcare is a key ingredient in increasing
women’s access to education and training opportunities.
Diversity and Equal Opportunities
The Council supports a Race Equality Scheme for employment and service delivery issues, action and monitoring plans, and a Corporate Equal Opportunities Scheme is to be developed.
The Homelessness service tries to be responsive to needs of disabled people. The offices have level access, there are low level counters and the Council undertakes home visits on request to frailer residents.
Conclusion
The development of the Homelessness Strategy will be influenced by the findings of the Homelessness Review and consultation process. A draft Strategy will be circulated to interested organisations for comment before the Strategy is finalised. A draft Homelessness Strategy is due to be considered by the Borough Council in July 2003. However, it is anticipated that the Strategy will develop and require further review and refinement over time.
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Bibliography
Documents Reviewed
Supporting People Shadow Strategy for Kent 2002 Dartford Borough Council Housing Strategy 2002-2005 Community Strategy 2003 Kent Thameside Cultural Strategy 2003-2008 Crime and Disorder Strategy 2002-2005 Dartford Community Safety Strategy 2002-2005 HRA Business Plan 2002 Tenant Participation Compact 2000 Dartford Borough Council Local Plan Review 2002-2012 Special Needs Housing Research Report 2002 Other Local Authority Draft Homelessness Strategies and Service
Reviews Homelessness Act 2002 DTLR ‘More Than a Roof’ 2002 DTLR Homelessness Strategies A Good Practice Handbook 2002 Tackling Homelessness A Good Practice Guide for LAs 2002 ODPM Good Practice Briefing: Strategic Approaches to Homelessness
2002 South East Regional Housing Statement 2002 - 2005
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GLOSSARY OF HOUSING TERMS
Affordable Housing that is subsidised in some form to Housing provide homes for rent or low cost sale to meet
the needs of people who otherwise would not beable to gain access to housing
Agency Usually an agreement between two organisationsAgreement that one will act as the agent of the other. An
example might be where a voluntary agency acts as the agent of an RSL to manage supported housing.
Almshouse A long established form of charity providingTrust accommodation for older people.
Asylum Someone fleeing from persecution or oppressionSeeker abroad who has applied for refugee status in the
United Kingdom.
Bed and Temporary accommodation, sometimes used byBreakfast local authorities to house homeless households.
Best Value The new performance framework set out in the Local Government Act 1999, stated that a ‘Best Value authority must make arrangements to secure continuous improvement in the way in which its functions are exercised, having regard to a combination of economy, efficiency andeffectiveness”. Best Value is defined as a dutyto deliver service to clear standards – includingcost and quality – by the most economic, efficientand effective means available. Local Authorities are required to publish annual Best Value Performance Plans and review all of their services every five years, showing how they are continuously improving.
Borough General term describing a local authority – mostCouncil usually an urban authority, but in some cases a
district council.
CAB Citizen Advice Bureau.
Cabinet Style A new model of local authority governance, Governance involving the creation of an inner cabinet of elected
members with particular portfolio responsibilities.
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Decent Homes A decent home is one which is wind and weatherStandards tight, warm and has modern facilities. It reflects
what social landlords spend their money on. To be defined, a home must meet the followingcriteria:-
It meets the current minimum standard for housing Is in a reasonable state of repair It has reasonable modern facilities, and It provides a reasonable degree of thermal
comfort
Development The process of buying, building or improvingProgramme property whether for rent or sale.
E Commerce Provision of goods and services through the Internet.
Empty Homes Local authorities may have such a strategy forStrategy bringing empty homes into use.
Enabling Role When a local authority ensures that a particularstrategy is implemented by other organisations,rather than providing services directly itself.
Eviction Removing occupants from their home as partof the legal process to recover possession. Itcan only be done legally by a court bailifffollowing a court order.
Floating Variable support given to people on aSupport peripatetic basis. In some cases there may be an
element of pre-tenancy support and a wide range of support may be offered depending on the project.
Foyers Projects modelled on French schemes which provide accommodation and work training opportunities for young people between the ages of 16 and 25.
HAMA Housing Associations acting as Managing Agents.
Homelessness Section 175 of the Housing Act 1996 defines homeless person as one who has no accommodation in the UK or elsewhere or who has accommodation but is unable to occupy it. Local authorities have temporary duties to house people who are homeless and in priority need, and who have a local connection in the area.
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Hostel A building providing ‘residential accommodation’(otherwise than in separate, self-contained premises) and either board or facilities for the preparation of food. Although this definition could embrace most group homes and cluster flats, in RSL usage ‘hostel’ normally refers to a scheme that contains more than five bedspaces and has resident or non-resident staff.
Licensee A resident of a housing scheme who does not have a legal interest in the property and, therefore, does not have the rights associated with being a tenant. Many residents of supported housing projects such as hostels are licensees.
Locality A defined geographical area within a health authority. Some authorities undertake their planning and commissioning of services on locality basis.
Local Plan Development Plan which set out the local authority’s detailed planning and land use policies and proposals for specific sites. These documents fit within the strategic framework detailed in the Structure Plan.
Move On Permanent accommodation provided for people moving out of a short stay, supported housing project such as a hostel or group home.
Notice to Quit Notice given by either the landlord or the tenant to end a tenancy. A landlord of a secure or assured tenancy may not issue a Notice to Quit, but must seek a court order for possession.
PPG3 Planning Policy Guidance Note 3 on housing advises local authorities that, where the need for affordable housing has been identified in a local plan, they may negotiate with developers to include affordable housing as part of a residential development.
Preferred An RSL selected by a local authority to have aPartner preferential relationship as regards development and
other activity in the local authority area.
Priority Need A term used to define the categories of ‘statutory homeless’ households for which a local authority must provide accommodation, provided they are not ‘intentionally homeless’.
Referral When an individual is recommended to a landlord for a tenancy. Referrals can come from voluntary agencies,
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social services departments, the health service, a Citizens Advice Bureau, or any other source. Unlike a nomination, the landlord does not have to accept the referral.
RTB Right to Buy under the Housing Act 1980, most secure tenants of non-charitable RSLs and of local authorities have the right to buy their homes at a discount, after a minimum period of residence.
Section 106 A type of planning obligation under the Town and CountryAgreement Planning Acts where planning approval is granted subject
to an agreed restriction. For instance in rural areas, properties may be retained for the use of local people. More importantly, a developer may be required to provide new social housing as part of a larger development.
Service Level An agreement between two organisationsAgreement or two parts of one organisation to provide services at a
given level. Many RSLs have SLAs with local authorities on the administration of housing benefit.
9. When you became homeless where did you go for help? (Please tick )
Friends/relatives ........................ Social Services.........................Housing department in Housing department in anotherLocal District Council ................ Local District Council ................Hostel......................................... Refuge......................................Shelter ....................................... Mental Health Team .................Citizen’s Advice Bureau............. Other – please give details.......
10.Which of the above provided the most practical help to you?
12.Of the help you received what was the most important to you?
Helping to find permanent Help to get into temporaryAccommodation ......................... accommodation ........................Help with money problems ........ Help with physical/mental health .........................................Help with drugs/alcohol problems .....................Help with benefits .........Help to find work ........................ Mediation with family ................Other - please give details.................................................................................................................................
13.What help was most useful to you?
Helping to find permanent Help to get into temporaryAccommodation ......................... accommodation ........................Help with money problems ........ Help with physical/mental health .........................................Help with drugs/alcohol problems .....................Help with benefits .........Help to find work ........................ Mediation with family ................
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Other - please give details.................................................................................................................................
14.What services that are not provided do you think should be provided?
17 Please specify your gender? (Please delete as applicable) .....................................................................................................Male/Female
18.Please specify your age? ..................................................................
19.Which of these best describes what you are doing at present?
Full-time employed (more than Part-time employed (less than30 hours per week) .................... 30 hours per week)...................Self employed ............................ Full-time education (school or college)On a government training Unemployed and available forprogramme ............................... work..........................................Permanently sick/disabled ......... Wholly retired from work...........Looking after home ....................Other - please give details.................................................................................................................................
