Naggle Gate Close, Common Lane, Stanley Common
Local Lettings Policy
Platform Housing Group and Erewash Borough Council
14 January 2014
The site
Naggle Gate Close was built on land at Stanley Lodge Farm, Common Lane, Stanley Common.
Link to Google Street Map of local area (opens in a new window).
The development is all for affordable housing, in accordance with Erewash Borough Council’s Low Cost Housing in the Greenbelt planning policy. The development consists of bungalows and houses for Affordable Rent, with one for shared ownership. These homes were completed in Summer 2014.
Reason for the Local Lettings Policy and background
Erewash Borough Council, through its Housing Strategy has a responsibility to help Erewash residents have good quality homes and housing services which meet their needs, and help create sustainable, mixed and balanced communities.
In addition, the Council’s planning policy, Low Cost Housing in the Greenbelt, requires that developments granted planning permission under this policy provide affordable housing that meets a genuine local housing need. The planning permission granted for this site under application ERE/1211/0001 sets out the allocation criteria to ensure that local needs are being met. This criteria is reflected in this Local Lettings Policy.
Legal Framework
This approach complies with the government’s guidance issued through the Allocation of accommodation: guidance for local housing authorities in England (DCLG, June 2012). This guidance allows councils and housing providers to use local lettings policies to achieve a wide range of policy objectives.
The Local Lettings Policy Criteria
Homes suitable for people with physical disabilities or older people
Wheelchair Bungalows: Two bungalows are being built to meet the needs of people with physical disabilities who use their wheelchairs indoors, as well as outside.
Applicants awarded Band A – urgent medical priority will be considered for these properties as per the current Home-Options Policy. If the property cannot be let under these criteria, the property will be let to households on other bands with physical disabilities who are in need of these types of property.
Local connection preference will also be given as in Appendix A.
Lifetime Homes Bungalows: Three bungalows are being built to Lifetime Homes standard which means that they can be easily adapted to meet the needs of people with physical disabilities or mobility problems.
Applicants awarded Band A – urgent medical priority will be considered for these properties as per the current Home-Options Policy. If the properties cannot be let under these criteria, the properties will be let to households on other bands with physical disabilities who are in need of these types of property.
If the properties cannot be let to people with physical disabilities with a local connection to the parish or neighbouring parishes, then preference will also be given to people with a local connection to the parish who are over the age of 65, who may not currently have physical disabilities or mobility problems.
Size of households: For the wheelchair bungalows and Lifetime Homes Bungalows: The 2 bedroomed bungalows can be let to 1 to 3 people as long as there is assurance that the rent can be met in full in the short-term and long-term, either through housing benefit, income, or a combination of these.
Allocations criteria
Where there are several households who meet the criteria for these bungalows, then a number of factors will be taken into account, including:
i. The risk and financial implications to the individual and to health, care, and housing services of remaining in unsuitable accommodation
ii. Making the best use of the number of bedrooms.
iii. Ensuring that the rent can be paid.
iv. The strength of the local connection
Subsequent re-lets following the intial allocations
50% of properties becoming available for re-let, may be allocated through Platform Housing Group’s own allocations policy.
Any property re-let, whether through the Home-Options scheme, or any other scheme which may replace this, or through Platform Housing Group’s own allocations policy will still need to meet the local connection criteria as outlined in Appendix A.
Mutual Exchanges
Mutual exchanges will be allowed into and out of the development in accordance with Platform Housing Group and other landlords’ normal processes, although there will still be a requirement to meet the local connection criteria as outlined in Appendix A. For more details see the Mutual Exchange page on the Home-Options website.
Shared Ownership Properties
There will be one three-bedroomed bungalow on this development for Shared Ownership.
This will be sold to people unable to afford to buy a suitable property in the area. They are sold on a part-rent/part buy basis. Platform Housing Group will endeavour to agree the sale of this property to a household with a local connection and need for this type of property, as outlined in Appendix A, and section 4 b above. However, if unsuccessful after *4 weeks of marketing the property, Platform Housing Group can agree the sale to other households with a need for this type of property (*4 weeks for subsequent sales).
Consultation
The criteria set out in this local lettings policy were established by the planning permission for the development (see planning permission ERE/1211/0001 - allowed on appeal). The views of the public were taken into account when the planning permission was granted, so no further public consultation on the criteria for letting was required.
For any queries about the planning permission, please contact Tessa Paul, Housing Strategy Officer at Erewash Borough Council on 0115 907 2269 or email tessa.paul@erewash.gov.uk.
Contact details
Any queries about this Local Lettings Policy can be made to:
Home-Options Team, Platform Housing Group
Telephone: 0333 200 7304
Email: info@platformhg.com
APPENDIX A
LOCAL CONNECTION CRITERIA
1. LOCAL CONNECTION TO STANLEY
The Parish means the parish of Stanley (which includes Stanley Village and Stanley Common)
Properties will be allocated based on housing need in accordance with the Home-Options Choice Based Lettings Scheme, and preference will be given as follows:
a) People living continuously for a period of no less than 3 years out of the previous 5 years in the Parish
b) People living continuously for a period of no less than 6 months out of the previous 12 months in the parish
c) People having lived previously for a period of no less than 3 years out of the previous 5 years in the Parish
d) People who have an essential need to live close to other people who are living in the parish, to receive support or care
e) People who have an essential need to give support or care, to someone who is living in the parish
f) People who have an essential need to live close to their work in the Parish.
Note: Preference will normally be given to those in criteria a), above those in criteria b).
2. NEIGHBOURING PARISHES
Should no households meet the above criteria in the Parish itself, then preference will be given to people who meet the criteria as below in the Neighbouring Parishes. Neighbouring parishes are the Parishes of Morley, West Hallam and Breadsall.
a) People living continuously for a period of no less than 3 years out of the previous 5 years in a Neighbouring Parish
b) People living continuously for a period of no less than 6 months out of the previous 12 months in a Neighbouring Parish
c) People having lived previously for a period of no less than 3 years out of the previous 5 years in a Neighbouring Parish
d) People who have an essential need to live close to other people who are living in a Neighbouring Parish, to receive support or care
e) People who have an essential need to give support or care, to someone who is living in a Neighbouring Parish
f) People who have an essential need to live close to their work in a Neighbouring Parish.
3. LOCAL AUTHORITY AREA
Should no household meet the above criteria in the Parish or a Neighbouring Parish – then the properties will be allocated to:
a) People living continuously for a period of no less than 3 years out of the previous 5 years in Erewash
b) People living continuously for a period of no less than 6 months out of the previous 12 months in Erewash
c) People having lived previously for a period of no less than 3 years out of the previous 5 years in Erewash
d) People who have an essential need to live close to other people who are living in Erewash, to receive support or care
e) People who have an essential need to give support or care, to someone who is living in Erewash.
f) People who have an essential need to live close to their work in Erewash
4. WAITING LISTS
Should no household meet the above criteria in the Parish, a Neighbouring Parish or Erewash then the properties will be allocated:
a) in accordance with the Council’s normal Allocations Scheme, with regard to local connection with the Borough; or
b) from Platform Housing Group’s own Housing Register.