L&Q’s Extensions Programme

1. 13 November 2009 Pippa Read Special Projects Coordinator L&Q’s Extensions Programme Regional Housing Pot Targeted Funding Stream 2008-2011

2. The Programme: a summary • £1.61 million from the TFS’s 2008-11 bidding round (entirely externally funded) • Will deliver 20 extended properties – 3 or 4 beds on completion • 10 in 09/10 and a further 10 in 10/11 • Must house 100 people on completion i.e. 20 x 3bed 5person • Prioritises properties that provide larger family accommodation • Prioritises properties that are cost effective to convert – i.e. lofts • Properties must meet DHS on completion • Properties must also meet HCA’s DQS for rehab schemes • Tenanted properties or voids considered • Will only consider residents with a positive assessment from HM • Completes with residents in situ

3. The money: the bid • GLA Act 2007 – new mayoral housing responsibilities • Takes lead on allocation of TFS, which provides ‘funding for programmes to address some of the most pressing housing issues within London’s existing stock’ • 5 strands, 1 being ‘increasing the number of 3 bedroomed and larger social rented homes’ • All funds (£285m) allocated via a single bidding round – 1 form! • Bids made by July 08 with confirmation in Dec 08 • Next bidding round likely to be late 10 early 11 • Money received as SHG from the HCA

4. The money: in practice • The bid: 20 properties for £1.61 million: • £80,500 per home • £70,000 works • £10,500 on-costs • Currently (3 on-site): • £64,519 per home • £48,958 works • £15,561 on-costs • Recognised early that on-costs would be high • Consultant/HQI • Party Wall/Building Regs • Development allowances • VAT • Contingency • Works costs must be kept under control • Lofts that do not require planning permission • Helps with timescales – long process from identification to approval to SOS

5. Identifying properties: what we were looking for • Over 30 years old • Gable end or terrace • High roof pitch • Room for additional stair core • Overcrowded if tenanted

6. Identifying properties: the logistics • First stage filtering: • HM and PS take the lead: • PS inspected properties referred to them from HM (those registered as overcrowded on transfer list) • Voids team inspected potential voids • HM also conducted a targeted letter writing campaign to certain roads with properties considered suitable. They then filtered the results based on occupancy • Second stage filtering • Special Projects and our Consultant • Inspected the referred properties • Initial feasibility conducted • Individual submissions to HCA • Design and Standards Advisor • Bids clinic

7. Tricky bits • Finding properties – an on-going process • Managing residents’ expectations • Internal financial/legal issues: • Outstanding mortgages • Loan covenants • Working with funders: • Not just a loft but: • HQIs – minimum room sizes/sustainability • Ancillary facilities – WCs/storage • Selecting a good consultant • Selecting a suitable contractor