Frequently Asked Questions – November 2024
Why is the Council Proposing to Use Severn View for Homeless Accommodation?
The Council has a legal duty and a moral obligation to help homeless people. The Council is required to provide a homeless service and when needed, provide good quality accommodation.
The Council, as with many other local authorities, has a shortage of both social housing and homeless accommodation. As a consequence, the Council needs to use B & B. This is completely unsuitable accommodation and is expensive to provide. The Council is trying to address this.
Due to alternative arrangements becoming available in Portskewett for the previous residential care home use, the building is now empty and presents an opportunity for the Council to repurpose the use to provide both improved homeless accommodation and help mitigate against the use of unsuitable B & B.
Has the Council consulted or notified residents on this proposal?
The Council has published proposals on the re-purposing of Severn View for homeless purposes through a number of direct and indirect arrangements, some of which have included invites for residents to provide feedback. These are:
- Severn View, amongst other proposals, was one of the Council’s proposals in relation to the Council’s budget setting considerations for 2024/25.
- A visit was undertaken with local elected members to raise awareness of the proposal.
- The proposal was considered by Cabinet on 22nd May 2024, the details of which were published prior to the meeting.
- To re-purpose Severn View for homeless purposes, the Council was required to acquire change of use consent under Planning regulations. Change of use was approved, subject to a number of conditions on 16th July 2024. The Council’s Planning service consulted on the planning application. A site notice was posted at the entrance to the site on Mounton Road and a number of adjoining landowners/neighbours were directly contacted by letter, notifying of the application and inviting comments.
The Council has received community feedback about Severn View being used for homeless purposes. This feedback and any subsequent future feedback received is welcomed. All existing and future feedback will be considered to further shape and inform the project development both prior to and after opening.
It is proposed that a ‘drop’ in day will be arranged for immediate neighbours prior to opening to enable neighbours to look round, find out more and meet all staff involved. A date and time will be set nearer the time.
Why has the Council Chosen Chepstow for this homeless accommodation?
The Council needs additional homeless and housing accommodation in all of the main towns in Monmouthshire. The Council also needs a range of types of accommodation of varying sizes. There is a particular need for single persons accommodation. It is an on-going priority of the Council to identify additional accommodation. Whilst the Council plans ahead for new accommodation, the lead in time can be long. The Council, therefore, also continually looks for potential opportunities for additional housing. Severn View now being vacant and becoming available is such an opportunity.
Whilst the Council needs accommodation in all of the main towns and prioritises accordingly, it can be more difficult to determine the location, type and size of accommodation. However, the Council will always carefully evaluate the suitability of any potential accommodation opportunities and will only proceed if a property is considered suitable and there is an identified need.
How has the Council considered the needs of the existing community when submitting this proposal?
The needs of the neighbouring community is a priority for the Council. The Council does not want the use of the property to impact detrimentally on the existing community.
The relationships that will be created with existing properties/homes in the area have been considered. The aim is that appropriate separation distances will be achieved and maintained through the location of the accommodation and amenity areas, utilising the south block. This will enhance privacy for both residents and the existing neighbouring properties. Internal and external management strategies will seek to keep residents to the east side of the site, maximising privacy distances.
The use of privacy film will be used on windows.
Existing landscaping and foliage will be maintained to facilitate privacy.
The impact of the proposal in relation to neighbouring uses has also been considered. Regents Way is a public highway and is not for the sole use of residents of Severn View and is an active street frontage populated by people/users in association with the nursey, fire station and the health centre that are served from this highway. Indeed, when coupled with physical changes in levels of the highway, as well as the presence of existing street CCTV, this reduces the concern that the area would be subject to anti-social behaviour, without being immediately noticed and addressed with appropriate measures. The proposed installation of CCTV covering the site entrances will also provide a further mitigating measure.
Will there be additional people living in Chepstow as a result of using Severn View?
The Council does not anticipate a net increase in people living in Chepstow as a direct result of using Severn View for homelessness.
The initial residents are expected to move in from other less suitable homeless accommodation. Therefore, new residents of Severn View will already be living in the community.
Severn View as a new facility will enable the Council to cease the use of other less suitable homeless accommodation, such as Bed & Breakfast.
The Council, however, does not have any control over decisions by private owners in respect of how they may use their properties after the Council has ended any relationship with an owner.
Will the Council be increasing/improving the facilities to mitigate against any possible detrimental impact on services and facilities in Chepstow?
It is not anticipated that the change of use will impact detrimentally on the local infrastructure or local facilities as the intention is not to increase the number of homeless people in the Chepstow area by opening Severn View.
However, the Council is always seeking to identify opportunities to improve all towns in Monmouthshire, including Chepstow as a town and increase/improve services. Key examples include Transforming Chepstow – A Placemaking Plan, September 2023) and the Replacement Local Development Plan.
How will the Council decide who can live at Severn View?
The property will be available to people whom the Council has a duty to provide temporary accommodation to and where they can live until a permanent and settled home becomes available. Anyone needing to apply for homeless assistance needs to complete a homeless application. This informs the Council’s legal homeless responsibilities. The process also identifies and considers risk, which informs whether a person is suitable for a property or its location.
Initially, the first residents of Severn View will be people already living in the local community and who are currently receiving help and support from the Council and support agencies.
Will the Council be accommodating people who are from outside of Monmouthshire?
The majority of people and households that the Council assists with the provision of general housing and homelessness are residents of Monmouthshire. Those making a homeless application will need to demonstrate a local connection to Monmouthshire. Typically, most people applying to the Council for homeless assistance already in live in Monmouthshire.
What will be the staffing arrangements be for Severn View?
The day to day-to-day management of the site will be a Scheme Co-Ordinator who will based at Severn View during normal office hours and will oversee and co-ordinate the running of the building. The Scheme Co-Ordinator will be the main point of contact for day-to-day queries relating to the project or building.
Severn View will come under the management of the Council’s homeless service, which is the responsibility of the Housing Options Team Manager, supported by a Senior Temporary Accommodation Team Officer.
A visiting Accommodation Officer will also support the management of Severn View and work closely with the Scheme Co-Ordinator.
The Council is currently in the process of appointing two dedicated Support Officers, through a partner support agency. Both Support Officers will be based at Severn View during the week to directly engage with and support the residents.
Two Concierge Officers will be present 24/7. These are currently employed by an external contractor, who have established experience of supporting the management of homeless establishments and engaging with the local community.
A cleaner will visit for 3 hours per day, Monday to Friday.
Will I be able to meet the staff and what opportunities will there be for ongoing engagement with residents?
The Council wants to be a ‘good neighbour’ and does not want the scheme to impact detrimentally on the local area. The Council is keen that Severn View staff are known to immediate neighbours particularly and for a positive relationship to develop.
Prior to opening the Council is proposing to arrange a ‘meet the staff’ drop-in for immediate neighbours. This will be an opportunity for neighbours to meet staff involved with the management of the scheme and get to know them. The date and time will be set nearer the time of opening
Both before and after opening, the Council will be happy to respond to any queries from any neighbours wanting to know more.
How does the Council know that the staffing will be adequate?
The staffing levels being established for managing Severn View and supporting residents is considered appropriate for the successful operation of the project and delivering positive outcomes. Whilst the Council is confident that the agreed staffing levels will be adequate, staffing arrangements will be reviewed on an on-going basis.
Will there be any security arrangements?
Yes. The Council will be employing two concierge officers who will be present 24 hours per day.
CCTV will be installed within the building and at key points outside of the building. It is proposed that the CCTV cameras will cover both entry gates. This will be monitored by the concierge officers.
The building has a door entry system which extends to the existing main entrance gate.
Additional gates will be installed around the building to deter unauthorised access around the grounds.
Existing town centre street CCTV will cover the entrance to Regents Place. This currently doesn’t cover the whole of Regents Place. An additional camera can be installed should that be necessary and will be the basis of on-going review.
How will the Council Manage Severn View?
The day-to-day management of Severn View will be through the Scheme Co-Ordinator, who will be based at the site during normal office hours and will be the point of contact for arising queries.
The Council has decided that only part of the building will be used for homeless accommodation. 17 rooms will be used in the south wing. The rooms in the north wing will remain empty.
To prepare for using Severn View some of the works the Council is proposing will help with the management of the building. For example, additional external gates and the installation of CCTV.
The process for all housing accommodations placements, which also includes homeless placements, includes a rigorous risk assessment to help inform the suitability of accommodation and its location. This procedure will be applicable to placing people in Severn View. Other agencies, including the Police, if applicable will be party to the procedure. Safeguarding and community safety considerations are part of the risk assessment process. Anyone assessed as unsuitable and deemed as a risk to other residents of Severn View or the surrounding community, will not be placed there.
A condition of occupancy for all residents will be the requirement to sign up to an occupancy agreement. This sets out the responsibilities of both residents and the Council. Failure of any resident to comply with their agreement could potentially result in them having to relinquish their accommodation and leave Severn View.
The Scheme Co-Ordinator, the Accommodation Officer and the Housing Support Workers will liaise closely with residents in the event of any issues arising relating to their occupation. The Council may look to involve other agencies if necessary.
The concierge staff will also help with the management of the building.
Residents will not be allowed visitors.
Will the Council monitor any possible impact on the local neighbourhood?
Yes. Again, the Council wishes to be a good neighbour and does not want the use of Severn View to impact detrimentally on the local neighbourhood. The role of particularly the Scheme Co-Ordinator and the on-site Concierge Officers will extend to overseeing the outside curtilage of Severn View. If necessary, staff will liaise closely with the Police and the Community Safety team.
The planned site CCTV is proposed to monitor the vehicle entrance off Mounton Road and the pedestrian entrance on Regents Place. The existing street CCTV will be utilised for this purpose, which will be extended should it be considered necessary.
How Long Will Residents Live at Severn View?
Severn View is temporary homeless accommodation. It is not a permanent home. Residents can live there until a permanent settled accommodation becomes available, typically but not necessarily exclusively, through social housing provided by Monmouthshire Housing Association, Pobl or Melin Homes.
The Council’s aim is to support residents to move on to permanent housing as quickly as possible. The length of residency, however, will vary between residents but will largely depend on individual circumstances, including where they want to live.
What steps will the Council take to integrate the scheme into the local community?
The Council’s vision is that Severn View will be an integral part of the community. At this point there are no set plans, but the Council has already started to consider how the surprising amount of non-residential space could be utilised, both for scheme management purposes and for the benefit of residents. For example, using the space for the delivery of support such as life-skills events/training/workshops or being available to facilitate networking for professionals and agencies delivering support.
The dedicated Support Officers role will be to identify opportunities to make full use of the non-residential space and lead on developing opportunities that will benefit residents, which potentially could include engaging with local voluntary groups. The garden and grounds also present a potential opportunity in this regard.
The Council has also been asked whether there is scope for the community to use any of the potentially available facilities. Full use of the facilities is still to be finalised. Any requests would be considered on receipt.
The Council welcome’s any thoughts or ideas that may contribute to the scheme becoming fully integrated into the local community, achieving positive outcomes for residents and the successful running of the scheme.
What is the timetable for Severn View opening and residents moving in?
The broad timetable is that work is due to commence during November 2024 and completion is expected February 2025. The Council will aim for the new residents to move in as soon as possible afterwards.
Can I contact the Council should any problems arise in relation to the use of Severn View?
Yes. Contact numbers and email will be made available to enable neighbours to directly contact the Severn Scheme Co-Ordinator and the Housing Options Team.
Should any resident wish to make a complaint or provide feedback, the Council’s Customer Feedback arrangements can be accessed via the Council’s website or by ringing 01633 644644.