Temporary housing in converted shipping containers: Notes from the public meeting arranged for neighbours of the proposed site

Here are some notes I made at a public meeting held on Friday 4 January 2013 which BHT and our partners, QED Property, had organised for residents and businesses neighbouring Richardson’s Yard, the site at the bottom of New England Hill (behind the Cobbler’s Thumb pub) where BHT and QED are seeking planning permission to locate 36 converted shipping containers to be used as temporary housing.

Chris Gilbert explained that the site is an employment generating  site but there are no firm plans for its redevelopment for the five years for which we are seeking planning permission. Therefore, we are proposing to use the site through this planning application.

I explained to the meeting that BHT, who will manage the accommodation, intends to allocate it to people who are in housing need.  They will be carefully screened to ensure that the prospective tenants are “tenancy ready”. We are currently working with people, for example, who are holding down jobs but, because of the housing market in the city, are living in cars and vans. Consultation we have undertaken with BHT clients has suggested that this will be sought after accommodation because it will be self-contained and residents will not be required to share bathrooms and kitchens with other households.

As far as BHT is concerned, we cannot afford to get this wrong since we have both finance and reputation at risk. We also want to prove through this pilot that the use of converted containers can provide viable, attractive and sought after accommodation.

It was suggested that there may be concerns about using this site for temporary housing given the perceived problems associated with the drug clinic that was previously located in the neighbourhood. I assured the meeting that, while BHT has a proactive housing management approach including policies and procedures relating to antisocial behaviour, we did not envisage any significant issue beyond that which might be found in any housing development, private or public. I acknowledged that management is the key. There will be a named contact person and telephone number should any issues arise.

I was asked and agreed that there should be post occupancy reviews to see how the scheme has worked, monitor the heating costs and experience of residents in order to make an informed assessment of its success.

Ross Gilbert spoke about the joint work between QED and BHT’s Client Involvement unit and food charity Harvest who, together with QED, are looking at the management of the planting areas on the site. There will be 25 m² of raised beds to be used for the growing of food.

Ross also explained that, while the containers would not meet current building regulations regarding thermal mass, the combination of thermal mass and air tightness means that good levels of thermal comfort can be achieved. There will be a communal plant for heating with traditional wet radiators.

There was concerns expressed regarding parking and we were asked to ensure that all residents were unaware that they would not be eligible for a permit for the surrounding Controlled Parking Zone.

Probably the most interest and debate at the meeting related to the decoration of the converted containers! Some people thought that we should be bold, recognising that they are converted shipping containers, and that this is Brighton! Street art was suggested as one possibility with Chris Gilbert saying he thought we should do something a bit funky! I am somewhat conservative by nature and I’m not sure about street art although I could be persuaded to have the units painted in bright colours.  I agreed to consult clients about what they think.

It was suggested that we consider establishing green walls. However, it is unlikely that we would be able to cultivate anything adequate in the five years planned for the scheme, and to acquire mature growth to cover the exterior and walls would prove to be financially prohibitive. While it would be lovely, it is unlikely to happen.

It was suggested that we should not be defensive about this proposal (I don’t think we are!) and acknowledge that the development will be bringing something positive to the neighbourhood. There was a consensus at the meeting that this would be a development that clients and neighbours could be proud of.

There was some debate about what we should call the development. Everyone agreed that we should retain the word “Yard” as it is currently known as Richardson’s Yard.

Finally, when it was suggested that a named person should attend the London Road LAT, I said that I was already a member but it was likely that residents would wish to become involved themselves. This was warmly welcomed.

I was really encouraged by the very positive response from those present. I think this is a great scheme, and I think that Ross Gilbert should be praised for his vision, Chris Gilbert for his commitment, and Scott Marshall for his sage advice!

If you were at the meeting, please let me know if you think I have missed anything that was raised.  If you weren’t please feel free to comment about our plans.

The work of BHT’s Advice Centre: preventing homelessness, reducing inequality, community cohesion

This morning I reviewed the impact made by BHT’s Advice Centre in Brighton. Here are some basic statistics. I would ask you to reflect on the difference we make to the City and the consequences should this service close:

• 35% clients belong to a BME group
• 42% clients have either a disability, addiction or suffers from mental or physical ill health
• 55% of housing clients are in “priority need” and so the possible responsibility of the City Council.

Positive Outcomes (expressed as a percent) of Cases Closed during 2011/12

• Housing Advice 88% (This includes homeless prevention, conditions improved, accommodation found, better able to manage affairs)
• Housing court duty 85% (This includes homelessness prevented through stopping a possession order or execution of bailiff’s warrant)
• Accommodation Advice and Assistance 60% (This includes Homelessness prevention, PRS Accommodation found or sustained. These statistics are based on tracking 317 clients over 12 months).
• Welfare Benefits 95% (This includes clients who received increased or backdated benefit, and who are now better abled to manage their affairs)
• Debt 87% (This includes debts negotiated to an affordable plan, client better able to manage debt, debt reduced/written off etc.)
• Immigration 78% (This includes being granted Leave to Remain, refugee status, citizenship, family reunion etc. and includes 63% of appeals won)

Our legal services directly contributes to City strategies on:

• Prevention of homelessness and rough sleeping by reducing the numbers in temporary accommodation.  In 2011/12 homelessness was prevented or accommodation found in 1,531 of cases above. A 70% homelessness prevention rate.
• Reducing Inequality through helping to lift clients out of poverty (often suffering multiple problems, for example mental health, addictions, offenders, street homelessness, anti-social behaviour, poverty)
• Community cohesion through immigration advice helping families achieve stability and live together

Four proposals for tackling the housing shortage in Brighton & Hove including 750 homes at Toads Hole Valley

Nobby Clarke worked on the railways in Sussex for much of his life.  He was also a councillor in Brighton for almost 50 years and his proudest moment was when he became Mayor of his adopted town. He used to write a column for a local paper quaintly entitled ‘Twixt Down and Sea’ and one of his greatest passions was housing.

Twixt Down and Sea could summarise why there are few options available to tackle the housing shortage in Brighton and Hove, hemmed in as it is between the South Downs National Park and the sea.

But because there is an ever-increasing demand for homes in the City, compromises must be made and something must be done. And something can be done. Here are four measures for tackling the housing shortage in Brighton and Hove:

Go up: if we can’t go north, south, east or west, we can go up.  There is a presumption against tall buildings but perhaps, with good design, some should be allowed.  I think there has been a missed opportunity not putting 20 stories of student housing above the Open Market.  There are excellent transport links to the universities, outdoor space on the Level, and would have helped to regenerate London Road.

Greater density: my colleague at BHT, John Holmstrom, has coined the phrase ‘Transition Housing’. It describes a new type of housing, compact, self-contained kitchenette and shower room, with communal facilities such as shared laundries and allotments on the roof. It would be short term accommodation aimed at those struggling to compete in the housing market, allowing them to create a track-record as tenants and save for deposits. BHT is involved in a scheme that incoporates transitional housing but early indications suggest that we might run into difficulties with the planners.  That would be a shame since there is private finance available to enable the development of this housing which would be used for social purpose.

Empty properties: the City Council does a fine job in this regard but there is more that could be done, not least in properties above shops.  Robbust action should be taken when homes are left vacant or allowed to fall into disrepair.

Toads Hole Valley: this is a political hot potatoe at present, but I can’t see why.  There is a desperate need for housing and this last undeveloped site MUST be used for housing. It is an unkempt site and is suitable for development.  It is has been suggested that 750 homes could be built on the site and is a real opportunity to include hundreds of council or housing association properties.  If this opportunity is not taken up, future generations will not thank us.

PS: There is confusion over the name: is it Toad’s, Toads or Toad Hole Valley?  Different authorities use different variations.

Real Life Stories: David’s Story

This is the third in a series of posts that record the experiences of clients of BHT.

“David was made redundant after being employed by the same company for years. He was unable to find employment and couldn’t keep up with rent payments for his private rented accommodation.

“Having never been in this situation before, he was not aware of claiming benefits and he exhausted his redundancy pay. Within the space of four months David found himself street homeless. He was sleeping rough, usually in the tunnels underneath Brighton Pier or empty phone boxes or the shelter at Brighton bus station.

“He was very vulnerable and was subjected to assault, robbery and hate crimes. This had a dramatic effect on both his physical and mental health and he was diagnosed with severe depression and anxiety.

“David was referred to the Accommodation for Work project by First Base. He attended weekly one to one sessions with his project worker and they developed an Employment Plan. The project supported him to complete two part time I.T courses. David decided to do these courses to open himself up to a wider job market, increasing his chances of securing employment.

“The project referred David to Business Action on Homelessness, and he completed a two week work placement. The management of the company was so impressed by his hard work, ability to learn quickly, and positive attitude, that he was offered a full time permanent job straight after the placement. David continues to work there full time.

“He saved up enough money for a deposit and first month’s rent and he has secured his own private rented tenancy.

“In a year, David went from rough sleeping, suffering from anxiety, and feeling very far away from his old life to having a new career, getting his confidence back, and feeling positive about the future.”

Real Life Stories: Lesley’s Story

I often receive letters and notes from clients of BHT’s services that tell real life stories about how they have seen their lives changed by the support, advice and encouragement of our staff.  I am planning to publish these accounts, with the agreement of the individual concerned, on this blog. The words are theirs, not mine:

“I am a single woman who found myself homeless and unemployed due to a combination of circumstances, this was not something that I had expected or planned for.

“I found my way into your service by speaking to the Eastbourne Job Centre who advised me to approach BHT Eastbourne Advice, I was unsure of the processes involved but received help and advice from the receptionist who made an appointment for me to speak to the accommodation advisor.

“Within days I had a roof over my head and a support package provided by Firm Foundations and Homework’s that has helped me to get back on my feet.

“By having a roof over my head and the support of the organisation I have been able to achieve many of my goals, I am now self-employed and although not earning fortunes I am more independent financially and more confident for the future.

“I believe that the opportunities given to me by BHT have been life changing, I am now looking forward to finding my own accommodation in the private rented sector and rebuilding my life.

“I strongly believe in what BHT are doing to help the homeless and I am looking to become a volunteer with the Tenancy Centre to help other people.

“Thank you.”

BHT needs your help – it will take no more than 3 minutes

BHT needs your help – it won’t take you more than 3 minutes – on two campaigns we are running at the moment.

Legal Aid Cuts: BHT is part of  ‘Justice for All’ a major campaign to highlight the impact of proposed cuts to legal aid. Services provided in our advice centres in Brighton, Eastbourne and Hastings, as well as those provided by others, are under threat. We need as many ‘signatures’ on an online petition as possible in order to try to influence Ministers. Many thanks to those who have already signed, but if you haven’t yet, please do so here. 

National Lottery Awards: Our Accommodation for Work Project is in the running for the 2011 National Lottery Awards’ “Best Voluntary/Charity Project”. It was funded by the Big Lottery Fund in 2010. Our project needs as many votes as possible to get through to the final. It is the only Sussex-based project in this category. Again, thanks to those who have already voted, but if you haven’t, please do so here.

Many thanks.