DRAFT_Household Needs Surveys Westbury Estate

London Borough of Lambeth Household Needs Survey Draft Report – 5 Lambeth Housing Estates:

Central Hill, Cressingham Gardens, Fenwick, South Lambeth, Westbury

March 2015

Household Needs Survey 2015 Prepared for: London Borough of Lambeth by: Acuity May 2015 Produced by Acuity Acuity Research & Practice 61 Surrenden Crescent Brighton BN1 6WE Tel: 01273 287114 © Acuity Research & Practice Limited, www.arap.co.uk Registered in England No. 3503391

Contents Page

1. Introduction ............................................................................................................... 1

(sections on other estates have been removed)

6. Westbury Estate ........................................................................................................ 4

Appendix 1 - Questionnaire script

Page - 1 Lambeth Household Survey Report

1. Introduction Acuity (an independent research agency specialising in the housing sector) was commissioned to undertake a household survey of the London Borough of Lambeth’s (Lambeth) residents to refresh current data on household needs and help inform the development of the regeneration proposals for the future of five Lambeth borough estates: Central Hill, Cressingham Gardens, Fenwick, South Lambeth and Westbury.

Lambeth Household Survey Report

1.1 Aim of the survey The aim of the project was to provide fresh data that can usefully inform the existing needs of residents which will feed into decisions about the regeneration of five specific housing estates in Lambeth as well as to update records on residents’ households needs and future requirements. 1.2 Methodology Lambeth elected to carry out a face-to-face survey of all households currently living within Cressingham Gardens estate in order to achieve the highest possible response rate. For the other estates the survey was carried out by a self-completion questionnaire with a follow up face to face interviews with non-responders. Letters were sent out to all resident households advising that Acuity had been appointed to carry out a survey on behalf of Lambeth Council. As an incentive four prizes of £50 shopping vouchers were offered, to be drawn from those taking part. At Cressingham Gardens interviewers visited each property up to three times at different times of the day to speak to the resident. If there was no answer on the third occasion a questionnaire and reply paid envelope was left requesting that the survey be returned by post. At the other estates survey questionnaires were initially sent by post, with a reminder postcard sent after two weeks if there was no response. After a further two weeks interviewers from Acuity visited residents who had not responded to see if they would prefer to have a face-to-face interview. In all, it was possible to carry out 514 face-to-face interviews were completed and 402 surveys were returned by post - a 58% response rate. A breakdown of the responses from the different estates is shown in Figure 1 at the end of this section. 1.3 Survey design The script used by the interviewers comprised of 29 questions and took around 15 – 20 minutes to complete depending on household characteristics. A copy of the script can be found in Appendix 2.

1.4 Presenting the findings This report presents the findings of the survey by: • Household demographics • Health issues • Property details • Housing needs • Equalities • Communication and information • Residents’ views on information and consultation


1.5 Notes to figures Throughout this report the figures show the results as percentages and base numbers are also shown where appropriate. Rounding The majority of charts and tables show the results as percentages. The percentages are rounded up or down from one decimal place to the nearest whole number, and for this reason may not in all cases add up to 100%. Rounding can also cause percentages described in the supporting text to differ from the percentages in the charts by 1% when two percentages are added together. In some parts of the report percentages may be expressed to one decimal place.

1.6 Acknowledgements Our thanks go firstly to the residents from the six estates who took part in the survey. We would also like to thank the staff of Lambeth Regeneration team for their assistance with the project, and our particular thanks go to Lucia Deere (Estate Regeneration Manager), Julian Hart (Estate Regeneration and Housing Delivery Programme Manager), Bashir Miah (Project Officer), and Marcus Shukla (Project Officer) for their help throughout the project. Westbury Estate Postal surveys left or despatched (excluding voids) 242

Postal surveys returned before face-‐to-‐face stage 57 Nbr completed F2F interviews 52 Nbr returned by post after F2F stage start 15 TOTAL RETURNED 124 Response rate 51.2%


6. Westbury Estate The Westbury Estate is located in Clapham Ward and lies between Wandsworth Road and the border with the London Borough of Wandsworth. The current estate consists of 242 properties which comprise 178 tenanted properties and 64 leasehold properties. The homes are contained in two 20-storey towers and several low rise pin-wheel blocks – surrounded by large amounts of open space.

6.1 The Westbury survey The Westbury estate is a mixed tenure estate with social housing tenants, and leaseholders The survey was a census of all households, with 242 questionnaires being sent out by post. After two weeks a reminder was sent to residents who had not yet responded and after a further two weeks independent research interviewers visited the estate and called upon residents which had not returned a survey offering to carry out a face-to-face interview. At the close of the survey 52 interviews had been completed and 72 postal surveys were returned – a total of 124 completed surveys representing a 51% response rate.

6.2 Demographics Age Over a half of all council tenants who were willing to give their age are aged between 35 and 54 years (52%), while one in six are aged 65 years or over or 34 years or under (16%). More residents in leasehold or freehold properties are aged 65 years or over (25%), with two-fifths aged between 35 years and 54 years (40%) and a quarter aged 34 years or under (25%).

Figure 6.1: Age range of resident

All residents (base 107)

Tenants (base 87)

Lease-holders/Sub-

lessees (base 20)

18 years - 24 years 3% 3% 0%

25 years - 34 years 15% 13% 25%

35 years - 44 years 25% 26% 20%

45 years -54 years 25% 26% 20%

55 years - 64 years 14% 15% 10%

65+years 18% 16% 25%

Gender The balance between male and female respondents to the survey showed a higher proportion of female tenants (60%) than male (40%), but a slightly higher number of male residents in leasehold accommodation (54% than female (46%). Figure 6.2: Gender of residents

All residents

(base 123)

Tenants (base 99)

Lease-holders/Sub-

lessees (base 24)

Male 42% 40% 54% Female 58% 60% 46%

Household characteristics The most common household type on the estate is single adults: 36% of tenants and 42% of leaseholders) Other households groups providing information for this survey are listed in figure 6.3, which shows that the smallest individual group among tenants are


households with three or more adults aged 16 years or over (8%) and among leaseholders the smallest group are families with children under 16 years (12%). Figure 6.3: Household size

Household group

All residents (Base 123)

Single adult 37% Two adults without children 20% Three or more adults, 16 or over 11%

1 parent family with child/ren at least one under 16

12%

2 Adult family with child/ren at least one under 16 20%

Twelve tenants have one family-dependent child over the age of 21 living with them and 3 tenants had two children in that category. Economic status Of those residents completing the survey 52% are in employment (34% full-time, 15% part-time and 2% self-employed). 18% are retired and 6% are classed as long-term sick. 4% are at home looking after family. 20% of the resident population are unemployed Economic status varies within different tenures as shown in the following figure.

Figure 6.4: Economic status by tenure

Vehicle ownership Residents were asked how many vehicles their household owned. The majority of residents do not own a vehicle at all (58%). Two-fifths have one vehicle (40% - 48 in number), and 2% have two vehicles (3 in number). Residents in leasehold accommodation are more likely to own a vehicle (67%) than tenants (33%). 9 tenants advised that they are disabled “blue” badge holders, with 2 leaseholders also holding a blue badge. Only 6 residents in total advise that they currently use the underground garage facilities. Ethnic origin Over a quarter of residents are White British residents (28%). Of those of a different ethnicity or origin, the two largest groups are residents with an African or Black background (22%)

4%

21%

13%

8%

54%

4%

7%

5%

17%

22%

3%

17%

29%

4%

6%

4%

18%

20%

2%

15%

34%

School/EducaTon

Long-‐term sick/

Looking aVer family

ReTred

Unemployed

Self-‐employed

Part-‐Tme employment

Full-‐Tme employment


Tenants (base 100)

Leasehold (base 24)


and Caribbean residents (11%). Figure 6.5 Ethnicity or origin of resident Nbr

residents British 28% Irish 3% Polish 2% Portuguese 7% Any Other White Background 9% White and Black Caribbean 1% White and Black African background 3%

White and Asian 3% Any other Asian background 3% Any other ethnic group 1% Chinese 1% Caribbean background 11% African Somalian 5% Any other African or Black background 22%

Arab 1% Prefer not to say 2%

(Base 114 residents) Main spoken language 66% of residents use English as the main spoken language in the household. The remaining households speak a variety of different languages as shown in figure 6.6 Figure 6.6 Main language spoken in household All residents Number Albanian 1 Amharic 1 Arabic 2 Chinese 1 Thai 1 German 1 Italian 1 French 2 Lingala 1 Polish 2

Portuguese 8 Romanian 2 Somali 4 Spanish 6 Tagalog 1 Tigrinya 2 Twi 2 Yoruba 2

Religion or belief Almost two-thirds of respondents advised that they were of a Christian faith (66%), with one in six not following any religion (16%) and some preferring not to say (7%). A small number were of the Muslim (8%), or Buddhist (2%) faiths or followed another religion (2%). Figure 6.7 Religion or belief Religion/belief Base 269 Christian 66% Muslim 8% Buddhist 2% Any other religion 2% No religion 16% Prefer not to say 7%

6.3 Health problems Almost a quarter of tenants reported that they or a member of their household have a disability or medical condition that is affected by the size, location or design of the home they live in (23%). One of these households have more than one person with a disability. Just one resident in leasehold accommodation reported having a disability and a requirement for wheelchair accessible housing. When asked for brief details of the disability/medical condition and how this impacted on the household’s current


home and future housing needs the responses from tenants covered a variety of medical ailments. Figure 6.8: Description of health issue Reason Diabetes 2 Arthritis 2 Cancer 2 Mobility issues 8 Autism 1 Hypertension 2 Depression 2 Heart problems 3

The aids and adaptations identified by respondents with medical needs were: bathroom adaptations.

Care and support A small number of households advised that the disabled member receives an element of care (4).

6.4. Property details

Length of residency Around two-fifths of tenants surveyed have been living on the Westbury estate for 20 years or more (38%), with the same being the case for a quarter of those in leasehold accommodation (24%).

Figure 6.9: Length of residency by tenure

Property type The majority of completed interviews were from residents in Flats (67%). Figure 6.10: Property details All

residents (base 123)

Tenants (base 99)

Lease-holders/Sub-

lessees (base 24)

Flat 67% 70% 58% House 1% 0% 1% Maisonette 28% 25% 42% Other 3% 0% 4%

Number of bedrooms There were properties of all bedroom sizes included in the survey as shown in the tables below. A majority of tenants (64%) stated that they had the right number of bedrooms for their households. Over a third of tenants (36% - 28 in number) consider they are overcrowded and 12% stated they were under-occupying (8 in number).

20% 17%

10% 13%

40%

18% 16% 13% 15%

38%

16% 11%

2%

24%

Less than 5 years

5 to 9 years

10 to 14 years

15 to 19 years

20+ years

All residents (base 118) Tenants (base 94) Leasehold (base 24)


Figure 2.11: Property size (LA stock) LA tenanted properties (98)

Flats Maison- ettes

House/ Other

One bed 21 3 Two bed 45 Three bed 1 25 Four bed 2 1 Total 68 1 29

Almost all residents in leasehold properties feel they have the right number of bedrooms (94%), with 7% (4 in number) advising they are overcrowded and 9% (5 in number) that they are under-occupying their property. Figure 2.12: Property size (leasehold/ freehold) Leasehold properties (62)

Flats Maison- ettes

Houses

One bed 13 0 0 Two bed 2 1 0 Three bed 3 35 3 Four bed 4 1 Total 18 40 4

Garden/balcony for private use Around two-fifths of tenants (42%) and two out of seven leaseholders (29%) have private use of a garden/balcony. Figure 6.13: Use of private garden

All residents

(base 2591

Tenants (base 193)

Lease-holders/Sub-

lessees (base 66)

Yes 80% 85% 65% No 20% 15% 35%

6.5 Preferred ways for Lambeth to make contact Communication by letter is the most preferred method residents would like Lambeth to use when making contact with them (60%) Communication by email is a higher preference among those in leasehold accommodation (42%) than those in LA

properties (26%), whereas contact by telephone is a higher preference for tenants (41%) than for leaseholders (21%). Figure 6.14:Best ways to contact residents

41 tenants gave details of their telephone numbers and 29 gave email addresses. 5 leaseholders gave their telephone number and 10 gave email addresses.

6.6 Communication

Local papers In an effort to reach as wide an audience as possible to explain the regeneration programme the Borough wished to be aware of the level of readership of local and other papers among residents on its estates. In respect of local papers, far more residents read the South London Press (30%) than either the Streatham Guardian (4%) or the Brixton Bugle (3%)

60%

46%

64%

37%

21%

41%

29%

42%

26%

All residents (base124)

Leasehold (base 24)

Tenant (base 100)

LeXer Telephone Email


Figure 6.15: Readership of local papers

Social media 44% of tenants and 58% of leaseholders use social media. The most popular social media used by residents is Facebook (80%), followed, to a much lesser extent, by Twitter (14%).

6.7 Local facilities and services Thinking about the future of the Westbury estate, residents were asked what improved facilities and services would most benefit them. Around three-fifths of residents would like to see improved community facilities as part of the future plan at Westbury (58%), while around half also felt that improved health facilities would be of benefit (49%). Two-fifths of residents would like to see improved play areas (40%) and local shops (38%). Around a quarter would like to see improved local transport (23%).

Figure 6.16: Improved facilities/services

Other suggestions included: • Better improved services from

Lambeth Council • Improved outdoor space • Parking – cars & bicycles • Things are good as they are • Better security/cctv • Sheds • Youth centre • Doctors surgery • Green spaces • Lifts in flats • Outdoor gym equipment • Less noise • Schools and education • Snr Citizens community facilities

6.8. Resident views

Open comments 69 tenants and 13 leaseholders made comments about their household needs

3% 2%

44%

25%

30%

4% 8%

4%

Tenants (base 100)

Leasehold (Base 24)


Brixton Bugle South London Press

Sreatham Guardian

49%

58%

40%

38%

23%

19%

52%

59%

44%

41%

22%

18%

38%

54%

21%

25%

25%

21%

Improved Health services

Improved Community faciliTes

Play areas

Local shops

Local transport

Other

All residents (base 124) Tenants (Base 100)

Leaseholders (base 24)


or regeneration proposals for the future of the Westbury. Tenant comments The comments from tenants were chiefly around individual requirements within the regeneration proposals (43%) covering their wish to remain on the estate and specifying preferred type of property. A third of the comments (36%) were around the actual proposals where there was a split between those in favour and those against the regeneration. Those who were in favour, supported regeneration with certain provisos, such as clarification on the guarantees, rents and tenancy rights. Around a quarter of tenants commenting (23%) highlighted the need for upgrading properties, dealing with damp issues, carrying out repairs and maintenance, providing adaptations for disabled residents and improving security and car parking facilities. A summary of the comments from tenants is given in the following table. The full comments have been made available to the Council. Figure 6.17: Open comments from 69 tenants (79 comments in total) Improvements, repairs & maintenance 23% Need new kitchen/bathroom/windows 2

Poorly designed housing 2 Deal with damp/mould/water ingress 3 Carry out proper repairs/more estate maintenance/renovation 5

Need more adaptations for disabled residents

2

Better security/cctv cameras 1 Improve car parking 1

Individual requirements 43% Wish to remain at Westbury 10

Would like/need a larger property 11 Need/prefer ground floor accommodation 8

Want to move/transfer 1

Regeneration proposals 36% Want the properties to be renovated 1

Need to provide larger properties 2

Improve but do not demolish 1 Need more information 2 Generally support regeneration proposals with provisos

7

Not in support of regeneration proposals 9 Generally concerned about proposals 2

Knock the whole estate down and re-‐build 1 Other 12%

Negative comments 1

Don’t know/no comment 4 Generally positive comment/happy as is 3

Leasehold/freehold comments Thirteen respondents from leasehold/freehold properties commented on their future household needs or the regeneration proposals: • Leave things as they are (3) • Improve maintenance/refurbish (2) • Repair and restore existing estate (1) • Repair leaking flats (1) • Better facilities for bikes (1) • Car parks (1) • Cinema (1) • Local swimming pool (1) • Better use and maintenance of

current facilities (1) • Estate management (dumping

rubbish) (1) Consent to link details 47 tenants in Lambeth stock and 8 residents in leasehold accommodation were happy for their comments on future facilities/services and their views on the regeneration proposals for Westbury, to be linked by name and contact details.


APPENDIX 1 HOUSING NEEDS SURVEY – LONDON BOROUGH OF LAMBETH

Your reference number: 1243 / 25xx /

The information collected through this survey will be treated in the strictest confidence and access will be strictly limited to the Council’s regeneration team, who will use it to update their records on the community and to help inform the development of the regeneration proposals for the future of your estate. You do not have to provide information on any questions you do not wish to answer, or complete this survey, however the information collected through this survey will help the Council to understand your needs and enable us to discuss options with you if your home is affected by the regeneration option/s. If your home is affected by the regeneration, then it will help the Council determine the numbers and mix of replacement homes that will need to be provided. The questionnaire asks for details of your housing needs and preferences, including the size of the property you would require and any special needs you or your family may have. The survey should be completed by the tenant/joint tenants, the person/s that are named on the tenancy agreement, or a nominated carer if requested by the tenant/s. Please return the completed questionnaire in the freepost envelope provided by 30th April 2015 If you would like this survey in another language please call 0800 849 4019.

Q1. Are you the Tenant/Joint Tenant of the property – are you the named tenant/joint tenant on the tenancy agreement?

� Yes � No � Don’t know

Please provide details below: Name: ______________________________________________________________________ Address: ____________________________________________________________________ When did your tenancy start?: ________________________________ How long have you lived on your estate? _______________________________________

Help for completing the survey

Section 1. Tenancy details


Q2a. The name of the main tenant on the Council’s records has been pre-printed on the first row below. Please fill in their age and gender on that row. Please then list everyone else in your household in order of age, and fill in their details in the table below.

Last name First name

Age or date of birth (dd/mm/yy)

Gender (tick one)

Relationship to main tenant Male Female

� �

� �

� �

� �

� �

� �

� �

Q2ai. How many family dependant children over the age of 21 years live with you? _____

Q2b. Are all of your family on the tenancy agreement? � Yes � No Q2c. Do you or anyone in your household have a disability or medical condition that affects the size, location or design of the home that you live in? � Yes � No

Q2d. If ‘Yes’ to Q2c, Please could you provide details of your home: e.g. home is wheelchair accessible; has a walk-in shower; separate bedroom for carer etc: Name of member of household

Details of the disability/medical condition and how this affects the household’s current home and future housing needs

Section 2. Household information


Q2e. Does anyone in the household require the services of a full-time carer? � Yes � No Q2f. If ‘Yes’ to Q2e: Please provide details on the care and support that is received:

Q2g. Is a member of your family a full-time carer? � Yes � No

Q3a. How many bedrooms do you have? Single bedrooms: ____ Double bedrooms: ____ Q3b. At the moment, do you consider your household... : (please tick one box per row)

Has the right number of bedrooms? � Yes � No

Is overcrowded? � Yes � No

Is under-occupying? � Yes � No

Q3c. Have you had any aids or adaptations made to your home? � Yes � No

Q3d. If ‘Yes’ to Q3c: Please could you give details

Q3e. Is your home a ... � House? � Flat? � Maisonette? � Other?

Q3f. What floor is your home on? ____________________________________

Q3g. Do you have a garden/balcony for private use? � Yes � No

Q4a. How many vehicles does your household own? � None � 1 � 2 � 3

Q4b. Is any member of the household a Blue Badge holder? � Yes � No

Q4c. Do you currently rent/park in the underground garages? � Yes � No Q4d. What is your employment status?

� Full Time � Part time � Unemployed � Self Employed

� Retired � Long Term Sick � School/Education � Looking After Family

� Other (write in)

Section 3. Property details

Section 4. Household requirements


Q5a. What is your ethnic origin?

White or White British:

� British (English, Scottish, Welsh, Northern Irish) � Irish � Gypsy or Irish Traveller

� Polish � Portuguese

� Any other White background (please state) ___________________________________

Mixed or multiple ethnic groups

� White and Black Caribbean � White and Black African � White and Asian

� Any other Mixed / Multiple ethnic background (please state) _______________________

Asian or Asian British

� Indian � Pakistani � Bangladeshi � Chinese

� Any other Asian background (please state) _____________________________________

Black / African / Caribbean / Black British

� Caribbean background � African Somalian � Any other African or Black

Other ethnic group

� Arab � Prefer not to say

� Any other ethnic group (please state) _________________________________________

Q5b. Is English the main language spoken in your household? � Yes � No Q5c. If ‘No’ to Q5b: What is the main language spoken? ______________________________ Q5d. What is your religion or belief?

� No religion � Christian � Buddhist � Hindu

� Jewish � Muslim � Sikh � Prefer not to say

� Any other religion (please state) _____________________________________________

Section 5. Equalities information


Q6a. What is the best way to contact you?

� Letter � Telephone � Email �Other (please state) ___________________________ Email address/phone number:___________________________________________________ Q6b. Which local papers do you read?

� Brixton Bugle � South London Press � Streatham Guardian

� Other (please state) ______________________________________________________

Q6c. Do you use social media? � Yes � No Q6d. If ‘Yes’ to Q6c: Which social media do you use?

� Twitter � Facebook � Brixton Blogg

� Other (please state) ______________________________________________________

Q7. Thinking about the future of your area, what facilities and services would benefit residents? Please tick all that apply

� Improved Health services

� Improved Community facilities

� Play areas

� Local shops

� Local transport

� Other (please state) _______________________________________________________

Section 6. Communication with you

Section 7. Regeneration


Q8. Is there anything else you would like to say about your household needs or the regeneration proposals for the future of the estate? Q9. The answers that you've given from Q1 through to Q6d in this questionnaire will be linked to your name and contact details in the information that Lambeth Council receive. Are you happy for your answers to Q7 and Q8 to also be linked to your contact details, or would you prefer these answers to be given anonymously to the Council?

� Happy for answers to Q7 and Q8 to be linked to my name and contact details

� Prefer my answers to Q7 and Q8 to be given anonymously to the Council

THANK YOU FOR TAKING PART IN THIS SURVEY. PLEASE RETURN YOUR COMPLETED FORM BY 30th APRIL 2015.

Section 8. Have your say

DRAFT_Household Needs Surveys Westbury Estate

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