Housing and Planning Bill Threats and Opportunities LFHC Forum 13 th February 2016 Greg Robbins

Areas I’ll be covering: Issues for TMOs Other issues for registered ownership co-ops Current state of new community led housing Areas we’re lobbying on behind the scenes with partners CAUTION: We are talking about a bill and nothing is definite or confirmed.

TMOs Short term flexible / “insecure” tenancies – Less likelihood of commitment – Less chance to develop skills – Two tier membership – Uncertainty of future for communities – Members expected to evict their neighbours – Death of sustainable/lifelong communities – The end of ‘Big Society’ in council estates – The end of right to buy ?

TMOs Pay to stay – Who would be responsible for monitoring income – Who would be involved in appeals – Who would be responsible for uncollected rent – How can arrears be pursued if the level of rent may vary and the arrears are not fixed. – Who would be responsible for delays with housing benefit (if applicable) – Increase in right to buy potentially

TMOs 1% rent reduction applies – Should not affect allowances immediately – Another reason for authorities to put pressure on allowances If there is any possibility of a communal right to buy, it may be possible to agree the value of the property to allow transfer. (Tentative).

Right to Buy Issues RTB is now voluntary in RSLs/PRPs and fully mutual ownership co-ops are exempt. For TMOs in council stock RTB is a fact of life. RSLs/PRPs can exempt types of property from RTB, but should offer a portable discount to buy another property. Co-ops would not have other stock to offer, but members might seek the discount.

Community Custom Build Custom build includes self build. We need to clarify the definition to ensure that housing co-ops (including co-housing, CLTs etc count as involved in the design). See “Local Housing, Community Living” – but community self build is on the agenda. Community groups needs access to land. There is pressure for a suitable national body.

What else is happening ? We work with partners to lobby for change: – LTF and Just Space on the London Plan. – Strategic Housing Partnership – for long term plans for infrastructure and sensible densities. – Maintaining links with others developing housing – Responding to consultation and calls for evidence. – Others have been lobbying, including demonstrations, press releases and talking with peers.

Concluding There is much in the Housing and Planning Bill that is preposterous and much of it is crumbling. There are still elements that could be devastating – more so for council tenants. There just may be support for TMOs acquiring the freehold or support for community groups receiving land to develop housing.