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80Wembley Area Action Plan - Proposed Submission Version7 HousingSupported Housing7.23 Supported housing need in the boroughaccommodates a wide range of client groups, whichinclude some of the most vulnerable people in theborough, including frail elderly people andindividuals and households with multiple, complexneeds. The provision of new care and supportaccommodation, as well as the remodelling ofexisting facilities to enable people to live moreindependently, is a strategic priority for the borough.As the lead growth area, Wembley is expected todeliver a new supply of predominantlyself-contained one and two bedroomaccommodation that can help address these needs.Extra Care Housing7.24 Brent’s Extra Care Housing Strategyidentifies demand for 300 units of Extra Careaccommodation over the period 2010-15. ExtraCare housing comprises self-contained homes withdesign features and support services available toenable self-care and independent living, with thelevel of care and support tailored to individualneeds. Extra care housing is popular with peoplewhose disabilities, frailty or health needs makeordinary housing unsuitable but who do not needor want to move to long term care in the form ofresidential or nursing homes. Older people makeup the majority of users of Extra Care. However,people with disabilities that are not age related areincreasingly making use of this type of housing.20 units are currently under construction at CharlesGoddard House, High Road, Wembley. The onlyother site in the Wembley area identified for extracare housing is in Vivien Avenue. The most suitablesites within the Action Plan area are likely to bethose on the periphery of the main regenerationarea, such as in the North-East District shown inthe Masterplan, where amenity and access to openspace are better. An example of such a site, shouldhousing development be brought forward, is WatkinRoad (see site proposal WEM 26).WEM 22Extra Care HousingAn element of extra care housing will besought on appropriate sites. These willgenerally be sites where proposeddevelopment is primarily residential, whereresidential amenity is good and where it is nearto open space.Housing Needs of Disabled People7.25 Information from the 2001 Census indicatesthat 15.6% of Brent’s population and 14.6% of theWest London population had a limiting long termillness or disability.7.26 The West London Strategic Housing MarketAssessment refers to recent Local Authority surveydata in West London that indicates that 14% of allhouseholds contain someone who has a specialneed, including 9.3% of households whichcontained at least one member with a physicaldisability. Other special needs groups prevalent inhouseholds include frail elderly people, as well aspeople with mental health problems, impaired sightor hearing, and people with learning disabilities.7.27 In line with London Plan policy 3.8, Brentrequires all homes be built to Lifetime Homesstandards and 10% to be wheelchair accessible oreasily adaptable for residents who are wheelchairusers. This will be applied to all relevant proposalsin Wembley. Where there is an ostensible difficultyor failure in the private sector to deliver more thanonly new homes easily adaptable for residents whoare wheelchair users, the council may take theposition of concentrating wheelchair housing in newaffordable homes in order to provide fullywheelchair accessible housing for physicallydisabled people.7.28 Loss of existing supported housing schemeswill be resisted under Core Strategy policy CP21,which protects existing accommodation that meetsknown needs. In such cases where existing facilitiescater for a particular supported housing need forwhich there is currently no demand, efforts shouldbe made to remodel and adapt such facilities tocurrent supported housing needs. More generally,new supported housing facilities should bedesigned wherever possible with a view to flexibilityand the need to adapt to changing and futurepatterns of supported housing demand.
Wembley Area Action Plan - Proposed Submission Version81Housing 7WEM 23Wheelchair Housing and SupportedHousing10% of new housing in Wembley should bedesigned to be wheelchair accessible or easilyadaptable for residents who are wheelchairusers.Loss of existing supported housing schemesin Wembley will be resisted.The council will support proposals for smallersupported housing schemes for morespecialist groups that are designed to provideself contained accommodation and communalfacilities, and which are sufficiently flexible toaccommodate a range of support and careservices so they can be adapted to meetdifferent needs as priorities change over time.Private Rent Sector7.29 Brent has one of the largest private rentsectors in London, with approximately 20,000dwellings representing over a fifth of the privatesector stock. The private rented sector marketconsists mainly of assured shorthold tenancylettings that meet demand from a diverse group ofhouseholds and offers a great deal of choice dueto its high turnover, thus enabling tenants to live inthe best quality housing that they can afford,allowing for constraints over location. The privaterented sector is an essential resource with anumber of constituent niche markets that meet avariety of housing needs, from high income rentersin corporate lettings, economically active peopleunable to access home ownership opportunities,homeless families receiving housing benefit and intemporary accommodation, to slum rentals at thebottom of the sector where landlords accommodateoften vulnerable households in extremely poorquality properties.7.30 Effective partnership with landlords underprivate sector leasing arrangements has beencentral to the council’s work in tacklinghomelessness, in terms of both temporary andpermanent solutions. At the same time, the sectoris dominated by smaller landlords and, while manyof these provide a good service to tenants, thesector still contains some of the worst conditionsand poorest standards of management. In essence,the priorities are to facilitate access and sustainoccupation in the private rented sector whileimproving supply on the one side and enforcingstandards on the other.7.31 Wembley is a town centre location thatrepresents an opportunity to deliver a new type ofprivate rented accommodation. The council is keento see private rented accommodation delivered ata scale that can support more professional and lessfragmented management, as well as greaterstability and longer rental periods. The councilrecognises the financial challenges of delivering anew supply of high quality private rented sectoraccommodation and will,therefore, seek to stimulategreater institutional investment in private rentedaccommodation that can offer a quality housingoption accessible to people on low incomes, butalso form part of a truly mixed housing solutionopen to people in a wide range of circumstances.The council is prepared to take a flexible approachto housing unit size mix and the proportion ofaffordable housing on viability grounds, where it isassured that such provision can deliver highstandards of accommodation and housingmanagement at affordable rents, and thatappropriate long term financial and nominationsarrangements can be secured.WEM 24Private Rented SectorThe council will encourage the developmentof purpose-built private rented sectoraccommodation where dwellings are ofdemonstrably good design and there aresuitable long term financial, management andnominations arrangements. Where suchaccommodation can be delivered, the councilwill be flexible on housing unit size mix andthe proportion of affordable housing, if thataccommodation, or a reasonable proportionthereof, can be made available at or belowlocal housing allowance levels.
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