Proposed Affordable Housing LCO

Consultation Response: Pennaf Housing Group

Please find below the Pennaf Housing group’s response to the consultation document:

Response to Proposed Affordable Housing - Legislative Competence Order.

1.1 The Pennaf Housing Group supports the proposals of the Proposed Affordable Housing - Legislative Competence Order. Answers to the questions posed in respect of the LCO are as follows:

i) What are your views on the general principle that legislative competence in the area identified in Matter 11.1 be conferred on the Assembly?

The Group supports the principle that legislative competence in the area identified in Matter 11.1 be conferred on the Assembly. The Welsh Assembly Government has clearly set out its policy within the 'One Wales’ document as to how it will approach the issue of meeting housing demand throughout Wales. The ability to suspend the Right To Buy and The Right To Acquire is seen as an integral part of the strategy to address the issue. Too many units of social housing have been lost as a consequence of the two aforementioned Rights. Despite the increase in level of Social Housing Grant there is still insufficient funding available to meet demands. In addition the relatively low provision of additional units via the Section 106 route highlights the need to stop the depletion of social housing across Wales by means of the Right To Buy and Right To Acquire.

ii) What are your views on the terms of the proposed Order? For example, are they too narrowly or too broadly drawn?

The terms of the proposed Order are fine in relation to the disposal of unite via the Right To Buy and Right To Acquire.

iii) Is it necessary to set out the meaning of social landlord in the proposed Order? If so, in relation to the meaning of social landlord, is the list of legislative provisions correct, or should there be any additions or deletions?

It is correct that the meaning of social landlord is explicit within the Order to avoid any potential disputes in the future, with resultant uncertainty of interpretation necessitating costly case law. The list as detailed in the draft Order appears adequate.

1.02 The general view of the Group is that the Welsh Assembly Government should have the power to apply a blanket suspension on the Right To Buy and Right To Acquire across Wales, rather than to restrict this to specific areas. This avoids the need to define 'high demand areas’ and assists in meeting the considerable demands for affordable housing which exist across the Principality. If this is implemented it will be necessary to amend the wording of Section 16 of the Housing Act 1996. In association with this measure it is proposed that the Welsh Assembly Government funds the development of equity share projects to assist first time home buyers, to assist those individuals who would otherwise have purchased utilising the Right To Buy/Right To Acquire route.

Graham Worthington
Group Chief Executive.

Graham Worthington
Grwp Prif Weithredwr
Group Chief Executive
Grwp Tai Pennaf / Pennaf Housing Group
Ffôn / Telephone - 01745 536887
Ffacs / Fax - 01745 538393

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