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CASP’s Response to Investing in Camden Homes – Formal Consultation November 26th 2007Camden Association of Street Properties Re: Investing in Camden Homes – Formal Consultation - CASP’s Response On April 24th 2007 Cllr Chris Naylor, Camden’s Executive Member for Housing addressed the Association’s AGM – all 6500 LBC street property tenants and residents were invited to attend. Due to concerns raised at the meeting about the issue of Camden needing to secure investment in its homes, the Association formally requested that it be involved in discussions with the Housing Minister, by way of a joint delegation, in order to try and help secure direct investment for Camden’s homes. On May 29th 2007 members of the CASP Committee met to discuss a presentation entitled Investment in Camden Homes – notes available on request. No formal decisions were taken as it was felt that the presentation should go before the full CASP Committee. Camden Council’s Presentation: On 25th June 2007 representatives from Camden Council attended the CASP Committee meeting where the following points were raised: • The Stock Condition Survey revealed an investment gap of 700 million over the next 10 years and 1.4 billion over the next 30 years; • The deadline to achieve the Decent Homes Standard is 2010 and Camden is one of a few remaining local authorities that does not have a signed-off options appraisal of how it is going to meet its major repair liabilities; • At a meeting with the DCLG/Housing Minister, Camden was told that it is not going to receive special funding (outside of existing capital regulations). CASP’s Response The following motion was agreed (unanimously) by the CASP Committee: “CASP is opposed to Camden Council submitting a new stock options appraisal that involves transfer, PFI, sale of individual properties, estates, etc. Camden tenants have already made their voices heard and want Camden to actively campaign for a change in government policy as this is the only way to achieve decent homes and improvements to our homes. It is now quite clear that encouraging messages are coming from central government and this action (submitting a new stock options appraisal) would automatically place Camden and its tenants in a position of compromise which would not serve the wishes of Camden tenants” The following letter was also submitted to the Camden New Journal (CNJ) on behalf of the Association and appeared in its November 1st 2007 edition. “In response to the article which appeared in the New Journal (Sell-Off begins, September 20) the CASP Committee is firmly opposed to any selling-off of Camden street properties or housing estates to housing associations or on the open market. CASP has consistently demanded adequate government funding of council housing, which was clearly available if the ALMO had been accepted, to safeguard public housing with democratic accountability. Many of our street properties have provided homes to generations of families over the years. However, that the current administration’s plans to sell even a limited number of empty (non-occupied) street properties has been met with concern. The Committee and its members have spoken at length with the executive member for housing. In June 2007 the Association, like other tenant organizations, requested that a joint delegation to the housing minister take place in order to place as much pressure as possible on central government to release much needed funding for Camden’s housing stock. Cllr Chris Naylor also attended the Association’s AGM in April 2007 where the same concerns were expressed. Sadly, no joint delegation took place and no direct funding has been forthcoming. Over the next couple of months, Camden Council will continue to discuss with all Camden’s tenants a number of options to ensure future investment in Camden’s homes. It is important that all Camden tenants take part in these discussions and make their views known. Any interested or concerned street property tenants should e-mail the CASP Committee at camdenstreetproperties@yahoo.co.uk “ Following this letter the Association received additional correspondence from its members expressing very similar and additional concerns. We ask that these points also be considered during relevant discussions: • It is completely unacceptable for Camden to sell any of its housing stock, including street properties, at a time when demand for council housing far exceeds supply; • Historically, tenants living in LBC street properties have always made their views known on the issue of stock transfer / selling off these properties; • The tenants of Camden have already made their views known by rejecting the ALMO and previous to this other forms of transfer / privatization of Camden’s housing stock; • Many members are questioning / requesting further examination of the validity of the stock condition survey, council conclusions on costings and model cost of improvements. There is a need to obtain independent professional expertise to look at three sample estates and a group of street properties; • Over the years, many street properties have been adapted for disabled use, especially ground floor street properties. The supply of such properties has been decreasing over recent years and will continue to decrease if Camden continues to sell these properties; • Many years ago, some TA’s were set up to protect tenants from the surge in property speculation which sought to empty houses for renovation and sale. In some areas, street properties were identified which the council purchased as part of its Compulsory Purchase Order programme. Over the years, these properties have provided homes to many families; • Some members have highlighted the huge number of street properties already purchased under the Right to Buy legislation, properties lost for social housing; • Tenants fear that some areas need to be protected from becoming over gentrified, as the sale of even one street property can affect the social mix of an area. |
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