The redevelopment of Wornington Green means that all residents will need to be re-housed at some stage over the next ten to twelve years. Catalyst Housing will implement a re-housing programme which will move residents in line with the phased redevelopment requirements.
The map below shows the phasing plan.
Revised Phasing Plan
January 2012 - May 2015 (50% of park available)
November 2014 - November 2017 (80% of park available on completion - retained Venture Centre shaded blue)
August 2017 - March 2021 (100% of park available on completion)
Residents living on Wornington Green Estate will usually only be assessed for re-housing in line with the phased redevelopment of the estate, e.g. priority for re-housing will be given to residents in the buildings which are due to be demolished next. Households living in later phases will also be considered for re-housing, in line with Catalyst Housing’s current policies, particularly where households are overcrowded or have medical priority for a move.
The re-housing programme has been designed to ensure that:
- All residents of Wornington Green will be guaranteed the option of a new Catalyst Housing home to meet their housing needs in the redevelopment.
- Over crowded families will be re-housed in a suitably sized home
- Residents who currently under occupy their homes will be given the option of a new home with “one bedroom above need”
- A single move to a new home will be offered wherever possible (and residents will be eligible for Home Loss and disturbance payments). If two moves are required, Home Loss and disturbance payments will be paid for each move (in the case of Home Loss there must have been at least a year between moves for tenants to be eligible for this payment).
- Any resident feeling vulnerable or requiring support because of age or ill health will be offered additional help and support during the re-housing process
- The rent for your new home will be no more than Catalyst Housing would charge when letting a property of the same size on the existing Wornington Green Estate or in other Catalyst stock
- Adult Household Members may be separately re-housed, with an option of moving into a new home and being offered an assured tenancy. A start up allowance of £500 will also be paid.
- Temporary homes on Wornington Green or permanent homes off the estate will be refurbished to an agreed “Enhanced Lettings Standard.”
Right to return
All residents who have to move off Wornington Green on a temporary basis, have the right to return to a home in the new development.
Residents who move off Wornington Green will be given confirmation in writing of their right to return to a new home if that is what they would like to do. They will be placed on a waiting list and an offer will be made when a suitable property is available. Wherever possible we will re-house residents within their phase e.g. residents who have moved within Phase 1 will wherever possible be offered a new home within Phase 1 of the redevelopment.
To help us plan ahead, Catalyst Housing will ask residents who have been re-housed in properties off Wornington Green to decide whether they wish to remain there on a permanent basis. They will be asked to make a decision about whether they wish to return to the new development within six months of their move. Residents who have moved off Wornington Green and are certain that they do not wish to return will not be considered for re-housing in the newly built properties on Wornington Green.
Support from a Resident Liaison Officer
Catalyst Housing knows that moving home can be a difficult time for residents. So we can help you, we have employed two Resident Liaison Officers (RLO) as part of the Wornington Green Team to assist residents throughout the re-housing process.
The RLO will be your first point of contact during the re-housing process. They will:
- Contact you to arrange an interview to assess your housing needs and preferences
- Keep you informed and updated throughout your move
- Help you to plan your move and agree a move date
- Arrange a removal team and ensure that a handyman is made available to assist with your move when necessary
- Arrange for you to receive your Home Loss and disturbance payments and any other incentive payments that you are entitled to
- Liaise with you before during and after your move to ensure all issues with your accommodation are resolved
- Liaise with you to ensure that any choices you have made are incorporated within the works programme
- Liaise with Occupational Therapist (OT) and other specialist agencies where this level of support is required.
Support for older and vulnerable residents
Catalyst Housing will assess the needs of older and vulnerable residents to ensure that their support needs are met. Help will also be available for those on their own, tenants with special needs and requirements or for those with disabilities. Any resident feeling vulnerable or requiring support because of age or ill health will be offered additional support by the Wornington Green Team and we will make referrals to other support services when needed.
Practical help will be also offered to older and vulnerable residents and this could include:
- A full packing and unpacking service by the removal team
- Help to claim benefits from your new address
- Help to change utility companies e.g. electricity supplier
- Liaising with other agencies such as Social Services
- Property adaptations
- Handyman service – putting up shelving etc
Property and household size
During the re-housing process, Catalyst Housing will assess your housing need and try to ensure that the size of the new property matches the size of the household, taking into account the option for under-occupiers to keep an extra bedroom. The table below sets out the property and household size standards that Catalyst Housing aims to achieve:
|Household size||Standard property size|
|Single person||1 bed 1 person|
|Couple (no children)||1 bed 2 person|
|2 adults not living as a couple||2 bed 2 person|
|1 or 2 adults + 1 child||2 bed 3 person|
|1 or 2 adults + 2 children||2 bed 4 person|
|1 or 2 adults + 3 children||3 bed 5 person|
|1 or 2 adults + 4 children||3 bed 6 person|
|1 or 2 adults + 5 children||4 bed 7 person|
- Adult household members (over 18) will be entitled to have their own bedroom.
- Children of different sexes should be allocated separate rooms, where the elder is older than 8 years.
- Children of the same sex are expected to share a room. Where there is an age gap of seven years or more, an extra bedroom will be allocated.
- Discretion will be exercised where children are nearing the ages where an extra bedroom is needed.
All tenants living in homes which are in the next phase of demolition will be invited for a private and confidential re-housing interview with a Resident Liaison Officer.
The aim of the re-housing interview is to give clear information about what tenants can expect when they are asked to move from their homes to prepare for the redevelopment of Wornington Green. All residents will be treated fairly and equally.
This meeting also provides the opportunity for tenants to discuss their re-housing requirements e.g. housing need and preferences and to ask questions and raise issues about the re-housing process and the wider redevelopment of Wornington Green. A re-housing assessment form needs to be completed and tenants will be asked to provide details of any changes in status or housing need, for example, any change in the number of bedrooms required or if special adaptations are needed to the home.
|An example of a change in need would be – where the resident has had an extra child or members of the household have moved away.|
If a household has medical requirements, a medical questionnaire will need to be completed at the same time as the re-housing assessment form. A doctor employed by Catalyst Housing will do a medical assessment and provide recommendations on the type of accommodation that would be suitable for the household. Catalyst Housing will write to the tenant to advise the outcome of the medical assessment. If tenants do not agree with the outcome of the medical assessment they have the right to appeal.
If families are currently overcrowded, their housing needs will be assessed at the re-housing interview. They will be re-housed in a suitably sized home.
Tenants who live in properties that are larger than they need are under-occupying. Under-occupying residents will be re-housed into a property which suits their current needs, but they will be entitled to an offer of a property one bedroom size above their housing need if they wish.
|An example of under occupation would be – where a married couple with no children is living in a 3 bedroom property.|
Adult Household Members
If the family wishes, there is the opportunity for adult household members, aged 18 or over (usually sons or daughters of the tenants but other family members may be eligible) to be re-housed into their own separate accommodation, including the option of a new home in the redevelopment. Individuals who wish to be re-housed in this way must be able to provide evidence that their current address has been their principal residence since August 2006. The ability of the adult child to manage a tenancy will be discussed with the whole family prior to an offer being made. A starter tenancy will be offered to adult household members being re-housed. When an adult household member is re-housed separately, the tenant will not be eligible for a £5,000 incentive payment if a room is given up (as a new tenancy is being created).
Adult household members with children are also entitled to being re-housed into separate accommodation, including the option of a new home in the redevelopment. Hidden households who wish to be re-housed in this way must be able to provide evidence that their current address has been their principal residence since August 2006. A starter tenancy will be offered to all individuals being re-housed as hidden households.
Options for re-housing
All residents are entitled to a new home in the redevelopment. There will also be limited options for re-housing in Catalyst Housing’s housing stock off Wornington Green, where residents have a specific need to move to another area (either to provide or receive support). Assistance, support and advice will also be offered to tenants wanting to move out of the area, or out of London. If tenants are interested in home ownership and are in a position to do so, the Trust will offer support through its ‘Tenants’ Incentive Scheme’ which offers an incentive payment to enable tenants to buy a property on the open market. The incentive will vary from £15,000 to £40,000 depending on the size of the property being given up. Shared ownership and HomeBuy are also available, with a financial incentive for tenants to cover legal fees and stamp duty.
Tenants living on Wornington Green Estate will usually only be assessed for re-housing in line with the phased redevelopment of the estate, i.e. priority for re-housing will be given to residents in the buildings which are due to be demolished next. However, tenants in later phases may be considered ‘out of turn’ when this would be beneficial to both them and Catalyst Housing. Where a property in a later phase becomes uninhabitable, or where a tenant needs an urgent move e.g. due to severe harassment, health or overcrowding reasons (i.e. high level of housing need) an early re-housing either on a temporary or a permanent basis will be considered.
Every effort will be made to meet tenants’ preferences as well as their housing needs, but as the supply of affordable housing is limited and with fewer vacancies becoming available it may not always be possible to meet re-housing preferences.
Offer of a new home
Tenants will normally be offered two new build homes to choose from. During the early stages of redevelopment, tenants who are moving straight into the new development will be offered their new home ‘off plan’, since it won’t yet have been built. In other words – tenants will be shown a drawing of the new building and a copy of the architect’s plan for the houses or flats. Tenants will be asked to sign an ‘in principle’ acceptance of one of the new properties until it can be viewed.
Once Catalyst Housing is in a position to make a formal offer, a Resident Liaison Officer (RLO) will visit the tenant and provide an offer pack. The pack will include details of the offer(s) in a letter and written assurance of the right to a newly built property on Wornington Green if the tenant is being asked to make a temporary move first.
Residents affected by phase 1 of the redevelopment may need to move temporarily (either on or off the estate) whilst the first new homes are built. Residents living in the following blocks may be affected:
- Munro Mews*
- 87 – 101 Wornington Road*
- Faraday House
- Telford House
- Wheatstone House
- Lionel House
*Residents living these properties have already been re-housed (on a temporary or permanent basis)
Catalyst Housing will offer a single move to a new home wherever possible, especially for older and vulnerable residents. If tenants have to move more than once they will be entitled disturbance payments each time they are asked to move in addition to a home loss payment (providing they have lived in their temporary home for at least one year). The Financial Compensation section below gives more detail on this.
Enhanced finish to properties
All Wornington Green tenants who are re-housed into another property owned by Catalyst Housing, (either on a temporary or permanent basis) will be eligible for an enhanced finish to their new home. The offer of an enhanced finish applies to properties either on or off Wornington Green Estate. This can include:
- Full redecoration of the property, in the tenant’s choice of colour
- Bringing the property up to a Decent Homes standard which means that Catalyst Housing will fit a new bathroom or kitchen if it is needed
- Adapting the kitchen to fit the tenant’s own appliances where possible and
- The assistance of a handyman to put up curtains, shelving etc
The Resident Liaison Officers will discuss options for an enhanced finish to properties with tenants. Where possible Catalyst Housing will also assist tenants who move into properties owned by other social housing landlords, but this will be discussed and agreed on a case by case basis.
Right to appeal
Catalyst Housing must make offers of a new home that meet the essential housing needs of a household – this is also called “suitable alternative accommodation”. If tenants feel that an offer does not meet the needs of their household, they can appeal against the decision. Resident Liaison Officers will explain how the process works. If the appeal is rejected, the offers will be withdrawn and no new offers will be made. If tenants do not wish to accept any of the Trust’s offers of suitable alternative accommodation, Catalyst Housing will have to go to court to ask a judge to give vacant possession of the home. If the judge is to grant vacant possession, they will have to be satisfied that the offer of suitable alternative accommodation available to the tenant was reasonable for their needs. Taking this step would only be necessary to ensure that the redevelopment was not delayed. If Catalyst Housing is unable to move tenants out of their homes by the dates agreed with the building contractor, Catalyst Housing may suffer financial penalties which could affect the whole redevelopment programme. It is unlikely that this situation will arise as Catalyst Housing will work closely with all tenants to ensure that they are offered a home which is suitable for them. Only in exceptional circumstances would Catalyst Housing be forced to take this action.
Moving house is stressful, but also exciting! There is a lot of information to remember and work to be done before a move. Catalyst Housing will offer tenants advice and support to prepare for their move.
Catalyst Housing will arrange for a removal company to visit you in your home to assess and discuss your moving requirements and Catalyst Housing will arrange your move (unless you prefer to use your own removal company and claim back the cost). You will be provided with packing materials and if needed, help with packing too. The removal company will be paid for by Catalyst Housing and they will be insured against breakages.
If you are currently receiving housing benefit when you sign up for your new home you will be asked to sign a new Housing Benefit form. Support will be given and the Resident Liaison Officer will ensure that all efforts are made to ensure the process goes smoothly.
A handyman service will also be available to help you with re-hanging curtains and other small jobs in your new home.
All tenants who need to move because of the redevelopment will have the right to receive financial compensation.
Home Loss Payment
All tenants who are re-housed will be entitled to a statutory home loss payment, provided they have lived in their property for more than a year. The home loss payment is currently £4,700 (as at November 2010). Home loss payments are set by central Government and the amount to be paid to tenants is reviewed every September. Home loss payments will be made at the point of moving. If tenants are in rent arrears, outstanding rent arrears will be offset against the Home Loss Payment.
Any existing tenant moving off of Wornington Green during the redevelopment process (even if their property is not due to be demolished for some time) will be able to claim home loss and disturbance payments.
If tenants have to move more than once e.g. to a temporary home and then into the new development, providing the tenant has been in their temporary home at least one year, they will be entitled to another home loss payment.
When tenants are re-housed they are eligible to claim a disturbance payment to cover the cost of moving home. Claims for disturbance payments must be considered reasonable by Catalyst Housing. Payments will only be made on production of receipts and can include:
- Carpet/flooring alterations or replacements where required
- Curtain alterations or replacements where required
- Disconnection and reconnection of telephone
- Disconnection and reconnection of cooker
- Disconnection and reconnection of washing machine and dishwasher
- Redirection of mail
- Adaptations to the new property where required
If tenants are unsure about eligibility for disturbance payments they should speak to a member of Catalyst Housing’s Wornington Green Team before making a contractual commitment or a payment to a company.
Other payments will be available to tenants if they give up one or more bedrooms or if they have to give up a house or a garden to move to a flat. The payments are as follows:
|Loss of a bedroom||£5,000*|
|Loss of a garden||£2,000|
|Moving from a house to a flat||£8,000|
*£5,000 is paid for each bedroom given up
Catalyst Housing will review the amount of incentive payments paid to residents every two years, as part of the review and update of the Wornington Green Decant Policy.
Incentive payments for giving up a house and/or a garden will only be paid when Catalyst Housing and the tenant agree that the tenants’ permanent move will involve giving up a house and/or a garden. For temporary moves, Catalyst Housing has discretion to pay incentives at the point the tenant gives up their house and/or a garden, when it is agreed that they will not benefit from these facilities in their permanent new home on Wornington Green. For instance, where a small household (single person or couple) is temporarily re-housed from a house to a flat, the incentive payment for giving up a house will be made at this stage, as they will not be eligible to move back into a house in the new development.
When an adult household member or hidden household is re-housed separately, this may result in the tenant under-occupying their property. Where this is the case, the tenant will not be entitled to receive an incentive payment for the bedroom(s) that has been given up by family members who have been re-housed.
Start Up Payments for Adult Household Members
Adult household members who are re-housed separately will be eligible to receive a start up payment of £500 to help them set up their new home.
Payment of Home Loss, disturbance payments and any incentive payments will be made within four weeks of the tenant giving Catalyst Housing vacant possession of their property. Start up payments will be made within four weeks of the adult household member/hidden household moving into their new home.