Agenda item

Report of the Deputy Chief Executive (Community Direction) attached.

Members were advised of the opportunities and options with regard to improving services and supporting the provision of new and improved affordable housing in the Borough. Discussion was split into five areas.

In introducing the Housing Investment Strategy and Business Plan five key aims of the council house service were outlined. These included investment in existing stock, investing in new build schemes/acquisition of affordable housing, refurbishment of stock which no longer met needs, environmental improvements and investment in service delivery. Key pieces of work would take place during 2012/13 including validation of stock condition information and consultation with tenants and future tenants. The results of this work would enable members to make decisions on priorities and future investment.

With regard to the section of the report on Affordable Rent evidence base and Affordable Rent policy, the following points were raised:

• Developers were having problems engaging with RSLs, perhaps due to lack of available funding or the situation with affordable rent;
• There were opportunities for developers to build on plots of land as an alternative to rural exception sites;
• There was concern about how to prevent high levels of rent arrears due to the changes in the way benefits were paid. Whilst there were options which provided flexibility, officers shared these concerns;
• Although the housing waiting list was continuously increasing, this by itself was not a full reflection of need as not everyone in need registered onto the waiting list. Some work was needed to encourage people to register, particularly for housing in rural areas which gave precedence to local people;
• The number of requests for homelessness advice had increased by 180% over the last few years;
• The importance of Parish & Town Councils undertaking Housing Needs Surveys;
• The encouragement for communities to build property (ie the Government’s ‘Community Right to Build’ scheme).

The Affordable Housing delivery plan was then discussed, including how council-owned sites were used and whether the authority should take on the role of ‘builder’ itself. Whilst some Members felt that there was no need for local authorities to build housing when developers were struggling to engage with RSLs to take on the housing they had built, the importance of considering all options was reiterated. The need to consider building bungalows and extra care schemes was also highlighted.

It was reported that an opportunity had become available through the Homes and Communities Agency to bid for an Empty Homes Gran. The private sector housing team , had been successful in securing £522,120 in order to bring 40 long term empty private properties back into use over the next 3 years.

With regard to the prevention of homelessness due to mortgage arrears, it was reported that due to the high performance of the team in preventing homelessness, a grant of £50,015 had been awarded, which was £20,000 more than had been awarded to any other authorities in the county. It was reported that the mortgage rescue scheme would continue. It was suggested that accessing the services of the credit union should be encouraged for people struggling to pay their mortgage.

Members felt that these current opportunities, which had for the most part been possible due to the performance of the housing team, should be maximised and work should be commenced on all areas as soon as possible.

RECOMMENDED – that the Council

(i)         works with developers to acquire properties for council housing as a priority;

(ii)        makes decisions and commences work as soon as possible on the Council Housing Investment Strategy to avoid the risk of funding being withdrawn by the Government;

(iii)       proactively seeks to make use of rural exception sites and the exploration of purchasing and building on agricultural land;

(iv)       ensures S106 monies are used to meet housing need;

(v)        becomes more active as a Registered Provider;

(vi)       explores which build types were required to meet need;

(vii)      fully supports the development of a private sector leasing scheme;

(viii)      considers the potential for and implications of borrowing more to bring more empty private sector properties back into use;

(ix)       explores the possibility of a partnership with the credit union to support people facing housing debt.