Independent Resident Advisor Fullers Slade Homeowners Workshop · Fullers Slade Homeowners Workshop...

PPCR Associates Limited

Independent Resident Advisor

Fullers Slade

Homeowners Workshop

YourMK Policy Guide and

Draft Resident Offers (2017)

Handout 20th and 22nd November 2017


INTRODUCTION

Helen Redd

Today’s session – YourMK Policy Guide and

Draft Resident Offers

Contact details

E: [email protected]

T: 0800 317 066 (free from landlines)

O: 020 7407 7452

mailto:[email protected]


Purpose of workshop

• To go through the YourMK draft resident offer to homeowners

that are potentially affected by demolition

• Gather your views and comments about this document:

- What could be improved – recommendations you want to

make

- Questions that still need answering

- Additional issues – what else needs to be covered?

• Feed your comments back into the consultation


Context

Document recognises that the regeneration areas have a strong sense of community alongside issue with social homes and social and economic challenges. Index of Multiple Deprivation (2015) is cited.

Regeneration aims to deliver

•No net loss of council housing – replacing the number of homes already on Fullers Slade

•Improve access to affordable housing

•Mix of different tenures

•Investment in local shops and amenities

•High quality green areas and open spaces

•Increased community safety – Secure by Design concepts

•Adequate parking and infrastructure

•Increased access to employment and training


The referendum?

This is to be decided by a referendum process that will take place in Spring (March)

All 6 streets that sit within the Red Line boundary area will be included in the referendum (Woolmans, Shearmans, Weavers Hill, Moorfoot, Shepherds and Bellwhether)

Process for the referendum is being developed with the guidance of Milton Keynes Council’s Electoral Services.

The options that residents will be asked to consider in the referendum are currently being worked up by YourMK in consultation with residents (e.g. Exhibitions, Co-design workshops, visits, RSG, pop up sessions, drop in sessions, etc.) to help shape the final options.

Whatever the outcome, any final options need to be financially viable – they must be deliverable.


Home Survey Findings

Detailed surveys carried out on 4 homes:

Problems identified were:

• Poor insulation

• Damp proofing

• Some Fire Risk concerns

But:

• No issues of rising damp were found

• There was no structural movement


Feedback to YourMK

• Understand the offer

• Whether the contents are ‘fair’?

• What should YourMK be considering?

• What do you want to feed into the consultation?


What are the options? Basic Refurbishment

Applies to Council tenanted homes only

Replacement of: External doors

External wall cladding

Electrics

Windows

Bathrooms

Roofs

Kitchens

Heating systems

Fencing, gates, boundary walls, garages, paving and paths

In addition:

Removal of asbestos

Work to communal areas of flats

Possible works to carports

Management and refurbishment of void properties

Reactive repairs, statutory compliance testing and general maintenance

Limitations:

Changes to issues such as damp and condensation are limited

This option will not increase the life expectancy of the properties.


Basic Refurbishment continued…

All current homes remain

No changes to homeowners properties

New home will be built to pay for refurbishment (667)

1120 homes in total

• Homes are likely to be for sale

• Parking for new homes needs to be considered

• May be higher in height than current homes

• Will build on green spaces


Part Refurbishment and Part Demolition

• All MKC homes are demolished

• Half of freeholder and leaseholder properties demolished

• Half of freeholder and leaseholder properties will remain and make up a

‘Historic Quarter’

• Replace MKC homes

• Retain 87 historic quarter homes

• Build 1008 new homes (including replacement council tenanted homes)

• Total 1095 homes

• Homes are likely to be a mixture of flats and houses

• Parking for new homes needs to be considered

• Blocks may be higher in height than current homes

• Capacity to redesign the green areas and open spaces


Full Redevelopment

• All homes within the boundary area are demolished

• 1250 new homes in total rebuilt – including all council tenanted homes

• Total redesign of the regeneration area (within the boundary lines)

• Homes are likely to be a mixture of flats and houses

• Parking for current and new homes to be reconsidered

• Blocks may be higher in height than current homes

• Capacity to redesign the green areas and open spaces and to build a

new community facility


What does this mean for homeowners?

These offers are still under consultation so today gives you an opportunity

to give your views and opinions to YourMK.

• Open Market Purchase

• Leasehold Swap

• Freehold Swap

• Shared Equity

• Private Rent with YourMK – to be confirmed


Option 1: Open Market Purchase

YourMK buys your home from you directly at Market Value at the time of the sale of your property.

Market Value is based upon a number of different factors and the approach using the ‘Red Book’ guidance in ascertaining ‘Market Value’ is attached.

Compensation payments are statutory and the values are set by central government. Currently 10% for resident homeowners and 7.5% for non-resident homeowners.


Option 2: Leasehold Swap

• You can swap your current leasehold home to one of the new homes of

similar value.

• It is unlikely that similar value will mean the same size of property that you

currently have.

• The differences in costs will be worked out on an individual basis with

YourMK if there is any are any deficit or excess costs associated with the

swap.

• It is likely that you will be expected to move the value of your current home

and your home loss payment (where the cost of a newly built home is higher)

into the new property.

• There is not an option at the moment to move your into one of the homes in

the ‘historic quarter’ – this is likely to be because these homes will be houses

rather than flats.


Option 3: Freehold Swap

This option only applies if the ‘Historic Quarter’ remains as part of a

regeneration option.

You will be offered the opportunity to move into one of the retained homes

that will be refurbished.

This home will be of similar size and value to your current home.


Option 4: Shared Equity

• This is a rent free option that enables you to purchase one of the new homes on Fuller Slade

• You will be expected to transfer the value of your current home, current mortgage and your home loss payment into a new home

• YourMK will pay the difference in value between your current and new home

• You will only pay back YourMK proportion when if you decide to sell you new home.


Compensation

• Home Loss payments are a statutory payment – the mininum amounts

are set by central Government.

• Current payments are 10% (maximum of £61,000) of the value of your

home (at the time of moving) if you are a resident home owner; 7.5%

(maximum of £75,000) if you are a non-resident homeowner. These are

set out in the Statutory Instrument 2017 (No. 769): Acquisition of Land

Act (2017)

• Disturbance payments are compensation for losses or expenditure

arising as a consequence of being ‘disturbed’.

• The payments relate to the costs of moving and relocating to a new

home.


Moving Home

Valuations• No regeneration taking place – so as not to lower current values

• Surveyor should be able to tell you how they have made the

comparison against other homes in the local market and how they

derived at their valuation.

• Short valuation report (5 pages); In-depth valuation report (25-30)

pages – what is considered a reasonable cost?

• Right to Buy discounts – will those within the discount period need to

pay back a proportion of the discount? This needs to be answered?

• Early buybacks – generally this is offered to households where there is

a health or other pressing need to move home


Outstanding Information

What are your views on the following:

• Succession and rules related to a share equity property

• Transfer of mortgages

• Right to Buy discounts – will those within the discount period need to

pay back a proportion of the discount?

• Housing Adult Children – access to homes of their own

• Aids and Adaptations – who pays for these in private homes?

• Rehousing options – from current into new home (if a resident has to

move more than once or needs temporary accommodation elsewhere).

How is this paid for?

• Right to return – if for any reason due to the regeneration you need to

move away from Fuller Slade temporarily

• Local lettings and sales – how these will be prioritiesd?


Other Issues

• Housing Management – now and during construction

o Resolve existing housing management issues, cleaning, fly tipping,

traffic management

• Planning issues

o commitment to ensuring appropriate infrastructure

o approach to mixed tenure, integrated (pepper potted) or segregated

- housing mix etc. Tenure blind.

• Construction

o Resident involvement in setting requirements/standards

• Co-design – continued involvement in design decisions


Final points or comments?

Independent Resident Advisor Fullers Slade Homeowners Workshop · Fullers Slade Homeowners Workshop...

Documents

Transcript of Independent Resident Advisor Fullers Slade Homeowners Workshop · Fullers Slade Homeowners Workshop...