Housing

Housing has an important impact on health and well-being: good quality, appropriate housing in places where people want to live has a positive influence on reducing deprivation and health inequalities by facilitating stable/secure family lives.  This in turn helps to improve social, environmental, personal and economic well-being.  Conversely, living in housing which is in poor condition, overcrowded or unsuitable will adversely affect the health and well-being of individuals and families.

The value of good housing needs to been seen as more than ‘bricks and mortar’. The Department for Communities and Local Government (DCLG, 2006) define a decent home as ‘a home that is warm, weatherproof and has reasonably modern facilities’. Failure to address the investment needs of poor housing conditions will have a detrimental impact on the occupiers’ health and well-being.

A decent, safe, affordable home is an essential requirement for tackling health inequalities and reducing the burden on health and social care services and cost to the public purse.

This topic includes homelessness and fuel poverty.

This topic is most closely linked with:

 

Last updated: 2016-01-27 11:47:31
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1. What are the key issues?

  • Poor housing property conditions in private sector housing (non-decent properties and/or Category 1 hazards).
  • Too many people live in fuel poverty (this contributes towards seasonal excess deaths and hospital admissions for cold related illnesses.  As well has having a negative impact on general health and wellbeing, mental health and children’s educational attainment).
  • Demand for disability adaptations remains persistently high (affecting our resident’s ability to live independently, as well as having a negative impact on hospital admissions / discharges).
  • A shortage of appropriate, good quality affordable housing options (general needs, older persons and accommodation for a range of vulnerable clients).
  • Prevention of homelessness and repeat homelessness remains a key priority.

 

Last updated: 28/08/15

2. What commissioning priorities are recommended?

2015/01
Improve the quality of existing private sector housing stock
 
a. Raise standards (property management and condition) in the private sector.
b. Reduce the number of households in fuel poverty.
c. Bring empty homes back into use (annual target of 58 properties).

2015/02
Seek additional funding to provide an adequate disabled adaptations service
that addresses growing demand
a. Value of additional funding secured.
b. Increase the number of disabled adaptions completed annually.

2015/03
Continue to invest in appropriate ‘housing-related’ support services

a. Meet a range of client needs including; care leavers, those with learning disabilities, those with complex needs, families with a history of tenancy failure etc. independently.

2015/04
Invest in telecare services and technology
to help people remain living independently, safely in their own homes for longer.

2015/05
Build new affordable housing
for both general needs and specialist housing such as extra care/housing with care schemes for the elderly and those with special housing needs.

2015/06
Prevent and tackle homelessness
across all tenures.
 

Previous commissioning priorities:

2012/01 - Replaced by 2015/01
Raise housing standards as follows:
a. Reduce the number of non-decent/Category 1 hazards in the private sector and make the stock ‘fit for purpose’
b. Invest in all housing sectors to reduce fuel poverty (and the number of seasonal deaths).
c. Raise standards (property management and condition) in the private sector.

2012/02 - Replaced by 2015/02
Seek additional funding to provide an adequate disabled adaptations service.
a. Fund adaptations thereby enabling people in need to stay in their homes longer and reduce stays in hospitals and care facilities.
b. Fund a ‘housing’ Occupational Therapist service (to ensure appropriate housing advice/support/best use of stock etc.).

2012/03 - Replaced by 2015/03
Invest in appropriate ‘housing-related’ support services (for a range of client needs; care leavers, those with learning disabilities, those with complex needs, families with a history of tenancy failure etc.) to ensure individuals/households can live independently.

2012/04 - Achieved, no longer a priority
Invest in the Home Improvement Agency and the Handy Person Service to assist people to stay in their homes through the provision of low cost works and advice services.

2012/05 - Replaced by 2015/04
Invest in Telecare services to enable independent living.

2012/06 - Partially achieved, replaced by 2015/05
Build new housing for rent (general needs and specialist housing such as extra care/housing with care schemes for the elderly and those with special housing needs) to address the identified housing need.

2012/07 - Replaced by 2015/01
Bring empty homes back into use (thereby increasing the level of affordable rented accommodation).

2012/08 - This priority is now included in the Poverty topic
Tackle financial exclusion.

 

Last updated: 28/08/15

3. Who is at risk and why?

Age
An ageing society poses great challenges for appropriate housing. Most homes and communities have not been designed to meet people’s changing needs as they get older. Inclusive housing and wider environmental design is key to people’s health and well-being, and the suitability of the built environment plays a critical role in the provision of social care and health services. This demographic change needs to be considered when planning homes and neighbourhoods.

Although overall life expectancy has been increasing for both men and women, the number of years spent with a limiting illness or disability has also been increasing. According to the ONS, in 1981 men could expect to spend 12.8 years of their life with a limiting illness or disability and women 16 years.  By 2007, these figures had risen to almost 14 and 17 years respectively. Such changes in life expectancy are anticipated to have an impact on the demand for care in later life (Measuring unmet needs for social care amongst older people, September 2011).

Approximately 30% of people over 65 fall each year, and for those over 75, the rates are higher. Between 20% and 30% of those who fall suffer injuries that reduce mobility and independence and increase the risk of premature death (World Health Organisation Health Evidence Network, 2004).

The greatest burden of excess winter mortality is among older people (County Durham and Tees Valley Public Health Network, 2006, Institute for Health Equity, 2011).

There are over 1.6 million children in the UK living in housing that is overcrowded, temporary, run down, damp or dangerous.  Children living in overcrowded housing are up to 10 times more likely to contract meningitis.  Children in unfit and overcrowded homes miss school more frequently due to illness and infections. Poor housing conditions increase the risk of severe ill health or disability up to 25% during childhood and early adulthood. Children living in bad housing are significantly more likely to suffer respiratory problems. Living in bad housing as a child leads to a higher risk of low educational achievement. This in turn has long term implications for economic well-being in adulthood due to an increased likelihood of unemployment or working in low paid and insecure jobs (Shelter, 2006a).

Homeless children are more likely to show signs of behavioural problems such as aggression, hyperactivity and impulsivity.  Nearly half of young male offenders on remand and 42% of young female offenders sentenced have experienced homelessness (Shelter, 2006a).

An increased duration of living in overcrowded accommodation is significantly associated with children feeling unhappy about their own health.  An increased duration of living in accommodation in poor condition is significantly associated with being bullied in or out of school, getting into trouble with the police and having long-standing illness, disability or infirmity (Shelter, 2011).

The Institute for Fiscal Studies (2011) predict significant increases in poverty among children and working-age adults by 2013/14 as a result of the government’s tax and benefit reforms, including cuts in Local Housing Allowance (LHA).

Gender
There are no gender-specific housing issues.  However, women have greater life expectancy than men and it is likely that any deficits in appropriate housing suitable for older single occupancy will affect more women than men.

Socioeconomic status
Households in poverty live in dwellings with damp problems more often than the general population (8% and 4 respectively).

Ethnicity
Damp problems occur in 8% of all households but in 15% of ethnic minority households.

Homelessness
Nationally there were 13,140 households accepted as homeless between 1 April and 30 June 2014, 2 per cent lower than during the same quarter of 2013. Homeless acceptances in 2013 stood at just over a third (39 per cent) of the 2003 peak.

Nationally the total number of households living in temporary accommodation at the end of June 2014 was 59,710, 6 per cent higher than at the same time in 2013.

According to data published by the Council of Mortgage Lenders mortgage arrears and possessions continued to fall in the second quarter of 2014.

There is a strong overlap between experiences of more extreme forms of homelessness and other support needs, with nearly half of service users reporting experience of institutional care, substance misuse, and street activities (such as begging) , as well as homelessness. Traumatic childhood experiences such as abuse, neglect and homelessness are part of most street homeless people’s life histories.  Most complex needs were experienced by homeless men aged 20-49, and especially by those in their 30s (Joseph Rowntree Trust, 2011).

The life expectancy of homeless people is 30 years less than the rest of the population.  On average, homeless people live until the age of 47, and for homeless women, it is further reduced to just age 43. They are consistently less likely to take up routine screening, health checks, and vaccinations and it is essential to engage this group with existing public health programmes.  Ill health is more likely within homeless households, including those in temporary accommodation.  School absenteeism is more prevalent amongst children in homeless households; and they are more prone to delayed development of communication skills (Shelter, 2006b).

Homelessness is linked to nutritional deficiencies, and obesity is increasingly common (Food Standards Agency, 2007).  Rough sleeping is accepted to be inherently harmful to good health, and either contributes to, or exacerbates, health problems such as physical and mental health issues, and drug and alcohol misuse (Crisis, 2011; Department of Health, 2010).

In May 2009, the House of Lords made a landmark judgment in the case of R (G) v London Borough of Southwark which affects how local authorities provide accommodation and support for homeless 16- and 17-year-olds.  The judgement determined that the primary duty to a homeless 16 or 17 year old is under the Children Act and the ongoing duty to accommodate and support that young person will normally fall to the children’s services authority.

Housing conditions and types
Almost 3.1million UK dwellings (14%) had one or more Category 1 hazards in 2012. The most common types of Category 1 hazards were related to falls affecting about 1.8 million dwellings, followed by excess cold present in around 1 million homes (5%).

Around 4% of dwellings had damp problems in 2012. This problem is less common in owner occupied stock (2.5%) but higher for private rented dwellings and local authority dwellings (9% and 5% respectively).

About half (54%) of households had all live electrical safety features (modern PVC wiring, modern earthing, modern consumer boxes, miniature circuit breakers and residual current devices) with 97-98% of them having modern PVC wiring.

Terraced houses, converted flats and dwellings built before 1919 are far more likely to have any Category 1 hazards relating to falls than other dwellings.

Overcrowding
While 4% of households live in dwellings with damp problems this was notably higher for households containing five or more people (8%).

Welfare reform
A study for Shelter, carried out by the Cambridge Centre for Housing and Planning Research (2010), estimates that private sector tenants who claim Local Housing Allowance (LHA) will lose an average of £12 per week and that between 136,000 and 269,000 households will be unable to afford their rent, with about half of these likely to be evicted or move on voluntarily.

Housing Benefit claimants, including those renting from councils and housing associations, and private rented sector tenants who receive traditional Housing Benefit rather than LHA, will be hit by increases in non-dependant deductions from April 2012.

Working-age families deemed to be living in ‘under-occupied’ social rented housing will have their Housing Benefit cut, while there will also be a cap on the benefits that may be claimed by any individual working-age household.

According to the National Housing Federation (news article 9th November 2011) the Housing Benefit changes alone will leave 642,160 households worse off by an average of £39 per month.

Vulnerable residents (with a learning disability)
A recent Mencap report ‘Housing for People with Learning Disabilities’ highlights the projected  rise in need for housing for clients with learning disabilities, (nationally a projected annual  increase of  941 up to 2026).  It is estimated that this position will be reflected across the sub-region.

Fuel poverty
In 2012 the number of households in fuel poverty in England was estimated at around 2.2m which equates to approximately 10.4 per cent of all English households. (DECC 2014).

Fuel poverty can be linked with a combination of low income, high fuel bills and cold homes. The link between living in a cold home and its effect on health is now well recognised, cold homes can affect both affects both physical and mental health/well-being. However its most serious is its contribution to Britain’s unusually high rates of ‘excess winter deaths’.  Many of these excess winter deaths could be prevented through warmer housing (Institute of Health Equity, 2011).

 

Last updated: 28/08/15

4. What is the level of need in the population?

Older people
In line with national trends, the Boroughs biggest demographic change is the number of people age 65 and over.  Between 2014 to 2020 the number of people in our Borough aged 65 and over is forecast to increase by 6,000 (19%), with those aged 85 and over increasing by 1,500 (41%). Increasing life expectancy means the number of older people with learning disabilities and physical disabilities, dementia and long-term conditions will grow. This will have major implications for housing, health and social care services, particularly as the vast majority (80%) of older people want to continue to live in their current home with appropriate support.

Care Call & Telecare Services continue to provide a valuable service to the boroughs (predominately) residents.  As of Sept 2014 there are 5,355 connections:

  • 3,334 Community Alarm Connections (2,036 on funded by SBC and 1,298 self-funders)
  • 857 Telecare Connections
  • 802 Housing Association Connections
  • 126 Care Call Plus Connections
  • 236 Floating Support Connections

The following information provides details regarding the equipment installed, nature of the trigger, response provided and the outcome for the client.

Monthly service call outs, Stockton

From this data we can see that over the year Care Call / Telecare services have:

  • Attended 1,026 clients who have fallen in or around their own homes:
    • Including 149 bed sensor activations and 498 fall detector activations.  Others included pendants, integral buttons and phone calls used to raise alarms.
    • Of the 1,026 calls outs only 119 clients required an ambulance response. In 88% of emergency calls the service ensured the client did not further medical intervention.
  • Responded to 102 property exit sensor activations, the service found 46 clients outside their properties at times assessed to be unsafe.
  • Responded to 2 gas escape activations and 25 smoke alarms (of which 6 were genuine fires in properties).
Other vulnerable people

 

 

 

Learning Disability

There are 66 people with learning difficulties who have been identified with a housing need in the next 2-years and a further 112 clients identified as potentially requiring housing provision in 3+ years. 

Recent joint working between the Council and a range of housing providers has secured additional units of suitable housing for people with learning disabilities.  Successes include; strengthening access to accommodation via Compass (Regional CBL scheme) and developing partnerships with Registered Housing Providers for more new build accommodation including a ‘bespoke’ 15-unit independent living scheme (due on stream during 2015).  Despite these successes continued demand for additional independent living units is predicted.

Adaptations
There is already considerable pressure on the Disabled Facilities Grants budget.  As at the end of September 2014 there were 138 clients on the waiting list for disabled adaptations and a further 203 referrals are expected during the remainder of the financial year  (assuming a 11.8% drop out rate, 178 grant applications will need actioning). It is estimated there will be 220 clients waiting for adaptations by March 2015 with a shortfall in budget provision of £900k.

This pressure is also reflected in the social housing sector.  For example, Tristar Homes, the largest social landlord in the borough has an annual budget of £1 million for property adaptations, this does not meet demand in terms of property adaptations and/or property ‘future proofing’.

Homelessness
General
The number of customers accessing the Councils Housing Options service has increased significantly over the last three years (a 47% increase between 2011/12 and 2013/14) and is predicted to continue rising. At the same time the number of homeless acceptances has declined, this is a direct result of the prevention work the service undertakes.

Year

No of approaches

No of homelessness acceptances

2011 / 2012

2818

84

2012 / 2013

3292

47

2013 / 2014

4152

31

2014 / 2015 Q1 & Q2

2155

1

 

As of September 2014 there were 24 households placed in temporary accommodation in the Borough.

Rough sleeping
Remains the most visible and damaging manifestation of homelessness. on October 11th 2011 the Tees Valley sub-region undertook a formal count of rough sleeping which identified one rough sleeper in the Tees Valley region.  Within our Borough 20 ‘hot-spot’ areas identified – areas where rough sleepers are likely to be located.  However on the night there were no rough sleepers in our borough.  The count verifier stated; “We have a nil return from a very thorough count.  Feedback from partners in Stockton is that rough sleeping is very low – main problems are around sofa surfing and any rough sleeping generally only happens if someone is evicted that night”.

Young people
The Councils Housing Options service has seen an increase (up by 35%) of young people aged 18-24 years of age seeking support from the service over the last two years.  Consistently (i.e. over the last decade) more females in this age range approach the service than males.  This is primarily as females’ household tend to take the main caring role for children.

Few young people choose to move away from their families.  Homelessness is usually something that happens to them.  Young people become homeless when their parents or carers ask them to leave, due to abuse in the family home or due to parents or carers moving away from an area and not inviting the young person to go with them.

An accommodation review for children and young people leaving care (needs appraisal undertaken in the summer of 2014) has identified a shortage (both in  terms of numbers and the range of accommodation) for young people leaving care - supported lodgings, hostel accommodation and move-on accommodation (supported and independent living options).

Housing need
The Strategic Housing Market Assessment (2012) identified a net annual affordable housing requirement of 560 for the period 2012/13 to 2016/17. The Council’s Core Strategy sets a target for a minimum of 100 affordable homes completed per annum.

Compass is our sub regional Choice Based Lettings scheme where social housing is allocated across Stockton-on-Tees and the Tees Valley.  Key statistics include:

  • At any one time there are an average 3500 applicants registered on the scheme for Stockton-On-Tees.
  • Applicants’ priority in respect of housing need tends to equate to 13% = Band 1, 14% = Band 2, 3% = Band 3 and 70% = Band 4 (band 1 being the highest priority).
  • In the region of 83 applicants are assessed as having an urgent need to move ‘on medical grounds’ and 91 with a high need to move ‘on medical grounds’.
  • The majority of applicants on the scheme are aged between 25 and 60 years old.
  • 25% of applicants are seeking older person’s accommodation.
  • On average there are 300 Registered Provider properties let in Stockton via the Compass scheme every quarter (this tends to be a general mix of property types).
  • The impact of Welfare Reform changes has created an unmet demand for single person accommodation and an oversupply of larger (3 bedroom plus) property.

Housing conditions
The privately rented sector (PRS) has increased vastly over recent years – 7.9% increase between 2001 and 2011 (i.e. Borough tenure profile 2001 census = 5.2% and in 2011 = 13.1%).  The ability of the PRS to reduce rents to meet Local Housing Allowance levels and extend tenure periods has made this tenure option extremely popular particularly in respect of family sized accommodation where white goods and carpeting are often provided.

A private sector stock condition survey was undertaken in 2009 and at that time identified that of the 67,150 dwellings in Stockton, 10,700 (16%) do not meet the Government’s decent homes standard. The cost of making these dwellings decent is £42 million. Of the non-decent homes, 4,500 contain a Category 1 hazard.

The potential cost of medical treatment and nursing care resulting from ill health and accidents from the three main Category 1 hazards in Stockton (excess cold, falls on the level and falls on stairs) to the NHS is almost £5.4million per year. The cost of remedying these Category 1 hazards is £1.2million per year. This gives a clear saving of over £4 million per year to the NHS.

Fuel poverty
The most recent statistics for fuel poverty in England, using the Government’s new Low Income High Costs (LIHC) indicator estimate that 8,000 households (10.3%) in Stockton-On-Tees are in fuel poverty (England 10.4%). This varies from 3% to 31.3% in lower super output areas within the Borough (DECC, 2014b).  In our Borough the mean number of excess seasonal deaths between the winters of 2001/02 and 2010/11 was 83. (DECC, 2014b)

Gypsies and Travellers
Stockton undertook an assessment initial in a joint exercise with the other Tess Valley authorities in 2008.  A ‘borough only’ update of this assessment was completed in 2012 which identified a requirement for 26 pitches over a 15-year period (2012 and 2027).  The Council has subsequently decided that the 2012 Needs Assessment needs to be updated and is in the process of commissioning this update.

 

Last updated: 28/08/15

5. What services are currently provided?

Disabled adaptations – The Private Sector Housing Division carries out major adaptations to clients own homes which enable older people and disabled adults and children to maintain their independence, health and well-being in the home of their choice.  Registered providers also provide an adaptations service for their customers to help them maintain their independence.

Home Improvement Agency - Assists and supports elderly, disabled and vulnerable people to live independently in their homes for as long as they wish. It offers practical solutions to housing-related problems and vulnerable clients are helped to repair, maintain or adapt their homes.

Financial assistance packages – A North East Regional Loans Scheme came into operation in 2011, the scheme is designed to help vulnerable property owners (who do not have the financial means available) to  access low cost / affordable loans to carry out improvements to their homes (eliminating Category 1 hazards and make homes safe and warm).  From inception (April 2011 – March 2015) the Council has invested £528k in the scheme / assisting 104 vulnerable clients.

Houses in multiple occupation (HMOs) licensing scheme – Ensures HMOs are safe and properly managed. Mandatory licensing applies to HMOs that comprise of three or more stories and are occupied by 5 or more people who form more than one household.  Some of the most vulnerable members of society are housed in this type of accommodation. Properties are inspected annually to ensure that they meet certain standards and management criteria.

Landlord accreditation scheme – Private Sector landlords are encouraged to sign up to a voluntary code of good practice which will improve property standards and management in the private rented sector. Landlords signing up to the scheme obtain the recognition of being a good landlord’ have access to free property advertising and a bond guarantee scheme, can access training and development opportunities and qualify for discounted goods and services.

Empty homes – The Empty Property Team aims to reduce the number of long-term private empty homes by offering informal advice and support to bring empty homes back into use.  To do this we work in partnership with 2 Registered Housing Providers.

Housing advice – The Housing Options service offers advice and information on a range of housing issues. The service aims to; to intervene at an early stage to prevent people from losing their accommodation / becoming homelessness.  The team will try to resolve housing issues or help find suitable alternative accommodation.

Bond Guarantee Scheme – Homeless households/or those at risk of homelessness may apply to the Bond Guarantee Scheme (if they have a local connection). The Housing Options service will provide the landlord of a successful applicant with a guarantee in the form of a written agreement instead of a cash bond. The guarantee will last for a minimum of 6 months and a maximum of 2 years from the start of the tenancy.

Specialist Homeownership Officer – Provides guidance to homeowners (regardless of income) on maximising income/reducing outgoings; assessing options regarding short and long term affordability of mortgages; negotiating with lenders, providing advice regarding court procedures and making representation where applicable.

The Gateway Scheme – Aims to ensure that households that have experienced homelessness or housing difficulties are assisted to live independently with support.  While aiming to address social exclusion and prevent repeat homelessness. The service works by liaising with support agencies and housing providers to identify accommodation and a tailored support package for vulnerable service users) who would otherwise struggle to maintain their own tenancy). ‘Hand in hand’ support and accommodation enables the service user to have the best possible chance of maintaining a tenancy.

Housing Options substance misuse service – Aimed at customers who have substance or alcohol misuse problems.  The service provides information and advice, seeks suitable accommodation and works closely with the Drug and Alcohol Action Team / other partners to address housing needs.

The gypsy and traveller site – The Council provides 27 serviced plots (on the perimeter of Stockton town centre). This site is for those who plan to stay in the borough for a long period of time.

Housing Occupational Therapist (OT) Service - is jointly funded by Housing and Public Health.  The services aims to maximise the use of adapted property, improve the quality of advice and support provided to those seeking alternative accommodation due it the unsuitability of their current accommodation, improve health and wellbeing, support people to live independently in their own home, complete assessments of medical need in accordance with the CBL Policy, reduce hospital admissions and/or serious harm of people living in accommodation that is unsuitable due to their medical condition.  The scheme has been running for 18 months and has significantly reduced the number of applicants seeking rehousing on medical grounds.

Bed & Breakfast (Town Centre) project - a recent initiative funded by Public Health.  The project focuses on a specific town centre location, densely populated by single people living in B&B type accommodation. The area is associated with drug and alcohol misuse, housing residents with chaotic lifestyles and/or benefit dependant and is a local crime hot spot. Under homeless legislation this cohort are determined as having ‘no priority need’ and would generally only receive housing advice and signposting to housing solutions.  A partnership has been developed to work with the B&B owner and a private Registered Housing Provider to maximise rehousing/move-on opportunities.  A project officer has been seconded to work with accommodation providers and engage with the approx. 100 residents. Project objectives include; catalysing a multi-agency response to tackle anti-social behaviour (in this locality), encouraging residents to engage with treatment services, working with individuals to achieve better outcomes in respect of health, well-being and their future prospects.  

Community Energy Savings Programme (CESP) – working in partnership with Go Warm the Council has delivered the largest private sector Community Energy Savings Programme in the UK with 1525 households receiving measures to improve energy efficiency, including 1205 homes receiving external wall insulation and 310 boilers/new heating systems.  Energy Companies Obligation (ECO), replaced CESP in 2013.  However in a continued partnership with Go Warm  recent measures have included external wall insulation to 1300 homes and a further 563 new boilers in our Borough.  The current work programme for ECO energy efficiency measure will see a further 866 houses receiving external wall insulation and other energy efficiency measures (as needed) by Spring 2015.

Warm Homes Healthy People – This project provides practical help to enable fuel poor or otherwise vulnerable people stay safe and warm at home during cold weather. Working in collaboration with a range of partners the councils provides a joined up offer of support during the winter months to the borough’s most vulnerable residents, help is in the form of access to emergency heating, assistance with fuel debt, access to cheaper tariffs, energy efficiency advice, help with boiler repairs etc.

Smarter Homes Project - The aim of the project is to improve outcomes for people with dementia living at home (and their carers), using the principals of dementia friendly design to help residents remain in their own home for longer.

Care Call and Telecall -  Care Call provides an emergency response service at the touch of a button 24 hours a day, 7 days a week , 365 days a year.  Our Telecare system uses a series of sensors to monitor for potentially dangerous situations in a residents home, such as floods, fire, gas leaks, falls, and intruders and responds appropriately.

 

Last updated: 28/08/15

6. What is the projected level of need?

Older residents
The Boroughs biggest demographic change is the number of people age 65 and over.  Between 2014 to 2020 the number of people in our Borough ages 65 and over is forecast to increase by 6,000 (19%), with those aged 85 and over increasing by 1,500 (41%). Increasing life expectancy means the number of older people with learning disabilities and physical disabilities, dementia and long-term conditions will grow. This will have major implications for housing, health and social care services, particularly as the vast majority (80%) want to continue to live in their current home with appropriate support.

Housing need (were appropriate with housing support)

The Strategic Housing Market Assessment estimates a net additional affordable housing requirement of 560units per year (between 2012/13 – 2016/17). The Council’s Core Strategy has an affordable target of a minimum of 100 additional affordable homes per annum.  80% of new units are for 1 or 2 bedroom dwellings.

There are 66 people with learning difficulties who have been identified with a housing need in the next 2-years and a further 112 clients identified as potentially requiring housing provision in 3+ years. 

Adaptations (and related) services
There is considerable pressure on the Disabled Facilities Grants budget.  As at the end of September 2014 there were 138 clients on the waiting list for disabled adaptations and a further 203 referrals are expected during the remainder of the financial year.  It is estimated there will be 220 clients waiting for adaptations by March 2015 with a shortfall in budget provision of £900k.

Improving conditions in the private rented housing stock
By 2015 the number of requests for services to deal with unsatisfactory housing conditions in the private rented sector is predicted to rise to 1,374 (an increase of over 100% since 2011).

 

Last updated: 28/08/15

7. What needs might be unmet?

Additional units of affordable housing required - to address the identified shortfall for both general needs and specialist accommodation (for a range of client groups including general needs housing, older people and vulnerable residents).

Funding for services which enable individuals to remain independent in their homes for as long as possible:

  • Disabled adaptations (to meet waiting list demand),
  • Care Call/Telecall (too sure the service keeps up with technological advances)
  • Housing related support services (to ensure vulnerable residents receive appropriate housing support to maintain independent living).

Funding to address poor property conditions in the private sector housing

  • To reduce the number of Category 1 hazards / increase the number of private sector homes reaching the decent homes standard
  • To reduce fuel poverty.

 

Last updated: 28/08/15

8. What evidence is there for effective intervention?

9. What do people say?

Stockton-on-Tees
Consultation with year 12 and 13 pupils (at Abbey Hill School) with a learning disability - provided a clear statement about the ambition of young people with a learning disability to live in supported accommodation or independently.  Whilst traditional residential care is not part of these young people’s thinking about their future accommodation.

The Tees Valley Strategic Housing Market Assessment (2012) identified the vast majority of older people want to continue to live in their own homes with support when needed. The research also identified the need for small units (1/2 bedroom) to meet the housing needs of households within the Borough.

The Private Sector Stock Condition Survey (2009) identified a number of difficulties faced by owner occupiers in relation to undertaking improvements to their properties. These included difficulty in obtaining advice, in appointing builders, in undertaking DIY and in obtaining money. Over half of the survey respondents expressed an interest in using a service that would help them to get their home repaired.

Affordable Rural Housing Needs Assessment (2013) indicates an affordable housing shortage (net annual shortfall of 27 units).

National
Care and Repair England asked older people across the country what is important about housing in older age. Their leaflet ‘A Housing Manifesto’ (2009) details the key messages received, some of which are:-

  • To enable older people to live independently in their own homes
  • To have homes that are safe, secure and warm,
  • To have access to practical help with repairs, maintenance, adaptations and low cost equity release schemes as many of the common chronic health conditions such as heart disease, strokes, respiratory conditions and mental health have a link to housing.

The Living Well at Home Inquiry (2011) and Care And Repair Reports highlight the main areas older people want advice and information on their housing:

  • Advice on moving – often around a crisis such as a bereavement or a fall
  • Advice on staying at home and being able to deal with disrepair, adaptations, benefits and finances
  • To know the options and their implications – ‘should I stay or should I go?’
  • General housing issues – housing rights, housing benefit and income issues

(Cambridge Centre for Housing and Planning Research, University of Cambridge. HSC Journal, Feb 2010)

A Mencap survey (2011) showed that most people with a learning disability want to live independently – either by themselves (43%), or sharing a home with friends (30%).

 

Last updated: 28/08/15

10. What additional needs assessment is required?

Private Sector Housing Stock Condition updates (i.e. stock modelling and health impact assessment).

Gypsy and Traveller Accommodation Needs Assessment – The council is currently in the process of commissioning an update.

 

Last updated: 28/08/15

Key Contact

Topic lead

Name: Jane Edmends

Job title: Strategic Regeneration Manager

e-mail:  jane.edmends@stockton.gov.uk

Phone: 01642 526682

Topic author

Name: Beverley Bearne

Job title:

e-mail: Beverley.Bearne@stockton.gov.uk

Phone:

References

 

Local strategies and plans

 

 

Tees Valley Strategic Housing Market Assessment 2012
Stockton on Tees 2013 Rural Housing Assessment
Stockton on Tees ‘Housing Strategy 2012 – 2015
Stockton on Tees ‘Big Plans Bright Future’ (Council Plan 2014 – 2015)
Affordable Housing Supplementary Planning Document
All of the above available on the Council website

 

National strategies and plans

Department for Communities and Local Government (DCLG, 2012). National Policy Framework

Department for Communities and Local Government (DCLG) English Housing Survey (Headline report 2012 – 13)

Department for Communities and Local Government (DCLG, 2008) Lifetime Homes, Lifetime Neighbourhoods – A National Strategy for Housing in an Ageing Society

Department of Energy and Climate Change (2008). The UK Fuel Poverty Strategy: 6th annual progress report.

Department of Health (2011). Cold weather plan for England.

HM Government (2011). Localism Act 2011.

HM Government (2008). The Housing and Regeneration Act 2008

HM Government (2004). The Housing Act 2004

HM Government (2002). Homelessness Act 2002

 

Other references with dates

Cambridge Centre for Housing and Planning Research for Shelter, (2010) Housing benefit changes and their effects on the private rented sector.

Care Services Improvement Partnership (CSIP, 2008a). The Extra Care Housing Toolkit.

Care Services Improvement Partnership (CSIP, 2008b) Commissioning housing support for health and wellbeing.

Chartered Institute of Environmental Health (2008) Good housing leads to good health.

County Durham and Tees Valley Public Health Network (2006). Cold kills.

Crisis (2011). The Hidden Truth About Homelessness.

Department of Energy and Climate Change (DECC, 2014). Annual report on fuel poverty statistics 2014.

Department of Energy and Climate Change (DECC, 2014). Fuel poverty sub-regional statistics 2012.

Department of Health (2010). Healthcare for Single Homeless People.

Food Standards Agency (2007). Homelessness and food poverty.

Housing Learning and Improvement Network (2011). Living Well and Home Inquiry.

Institute for Fiscal Studies (2011). Children and working age poverty from 2010-2020.

Institute for Health Equity (2011). The Health Impacts of Cold Homes and Fuel Poverty.

Joseph Rowntree Trust (2011) Tackling homelessness and exclusion: understanding complex lives.

National Centre for Social Research (2008). The Dynamics of Bad Housing: the impact of bad housing on the living standard of children.

National Housing Federation (2011). News article (login required)

Northern Housing Consortium (2011). A foot in the door: a guide to engaging housing and health.

Office for National Statistics (ONS, 2011). Measuring unmet needs for social care amongst older people. (in Population Trends, No. 145)

Shelter (2011). Improving outcomes for children and young people in housing need: A benchmarking guide for joint working between services.

Shelter (2006a). Chance of a Lifetime.

Shelter (2006b). Against the odds.

West Midlands Public Health Observatory (WMPHO, 2011). Excess Winter Deaths in England Atlas.

World Health Organisation Health Evidence Network (2004). What are the main risk factors for falls amongst older people and what are the most effective interventions to prevent these falls?