New Forest Borough Council Housing and Homelessness Overview and Scrutiny Panel Meeting

RESOLVED:

That the minutes of the meetings held on 16 March and 16 May 2022 be signed by the Chairman as correct records.

Cllr Wade declared an interest in agenda item 7, the Revised Fire Safety Policy for Housing (Landlord Services) as an employee of Hampshire and Isle of Wight Fire and Rescue Service for transparency purposes.  He concluded that there were no grounds under common law to prevent him from remaining in the meeting to speak and vote on the matter.

No issues were raised in the public participation period.

The Panel considered the Annual Performance report for 2021/22 together with the Provisional Budget Outturn reports for the General Fund revenue and capital budgets for 2021/22 and the Housing Revenue Account for 2021/22.

The Annual Performance report detailed the progress and achievements over the last year.  The Panel noted that the achievement measures for 2022/23 for each portfolio area had been included within the report and that targets would be set in due course.

An update to the provisional budget outturn for the General Fund was provided.  The final budget position for 2021/22 had an operational spend of £17,724 m, a saving of £1,567m against the original budget.  However, following the year end close down process a change to the underspend was noted to be £1.472 m.  The Cabinet report for the meeting in July would include this updated financial information.

A member of the Panel asked whether the Key Performance Indicators for 2022/23 would include any targets in relation to the Landlord Forum to reduce homelessness.  In response, it was noted that there had been two meetings to date and therefore the Landlord Forum was still gaining momentum.  The Forum was multifaceted and had a broader remit to that of homelessness.  Reasons for homelessness included end of private sector tenancies, increased landlord costs, increases in rent and changes in legislation.  The District Council would be carrying out a review in relation to the financial offering to landlords to ensure it was fit for purpose.

The Panel noted that 56% of households which had approached the Council for assistance had been prevented from becoming homeless.  It was questioned how this figure compared to previous years and how the remaining 44% had been supported.  It was noted that the number of households who had been prevented from becoming homelessness had reduced slightly, largely due to a rise in evictions in the Private Rented Sector.  Work would continue to prevent homelessness occurring.  The remaining 44% mainly consisted of households who had lost contact with the District Council, despite best efforts or they had secured alternative accommodation.  Further information could be provided to the Panel at a future meeting.

A Panel Member asked whether there had been many approaches from landlords to the Council in relation to the “Call before you serve” scheme.  The Panel noted that this scheme had been promoted at the Landlord Forum, on social media and in conversations with landlords.  There had been a steady increase in landlords approaching the Council and the number of inquiries had reached double figures, since the launch of the scheme in late 2021.  The scheme would continue to be promoted.

RESOLVED:

That the following be recommended to Cabinet:

a)    That the Annual Performance Report for 2021/22 be noted;

b)    That the provisional outturn of the General Fund revenue and capital budgets for 2021/22 be noted; and

c)    That the provisional outturn of the Housing Revenue Account for 2021/22 be noted

The Panel considered the Greener Housing Strategy 2022-2032.

The purpose of the strategy was to consider all aspects of work of the Council in its capacity as the Housing authority to meet the government pledge to reduce carbon emissions to zero by 2050.  In particular, the Council as a housing landlord needed to upgrade housing stock with an energy performance certificate rating (EPC) of D or below to an EPC of C or above by 2030.  The Strategy also set out how the Council would work towards the other Government targets.  Four priority areas had been identified within the Strategy which would require a considerable amount of funding. A new Greener Housing Project Manager position was proposed to lead on the actions which had been identified and approval would be sought for this additional funding as part of the Strategy. 

A Member of the Panel suggested that clarity be given to Strategic Priority 2 (Council Housing New Build Standards) in relation to the bullet point regarding the retrofit of components in new properties.  It was clarified that the planning and design of all new build Council properties would give consideration to ensuring there would be minimal retrofit requirements in the future.

Members asked about the Council’s approach to Air Source Heat Pumps (ASHP) given the rise in electricity prices and for feedback on the pilot scheme.  The pilot scheme had installed ASHPs into properties which had been off gas, with no alternative other than electric for heating and hot water.  The approach from Government was to support ASHPs.  Learning would be gained from the pilot, however, to date the feedback from tenants had been positive, with warmer, more energy efficient and comfortable homes.  In terms of the future replacement of heating for on gas properties and the end of gas boiler installation in the near future, any replacement would be sector led.  It was clarified that all heating options would be considered. Officers were currently exploring a pilot scheme for the installation of infrared heating.

Members of the Panel asked how the assessment of all council properties would be reported in relation to properties at risk of disposal due to the cost of retrofitting not being economically viable.  It was noted that full Stock Condition Surveys were currently being undertaken of all Council owned properties by an external company.  A full comprehensive survey of each property would be provided with an updated EPC rating.  This would include detailed information on the condition of the property and details of the work which would been needed to ensure it was net zero by 2050 or to ensure it had an EPC rating of C or above by 2030.   This information would help to refine the cost projections which had been detailed in the report.  It would also inform the HRA long term business plan and the model of costs.  The full set of survey information would be available in January 2024 and following review, presented to the Scrutiny Panel.

The Panel noted that an annual position statement would be presented to the Panel to highlight the progress against the actions set out in the Strategy. 

RESOLVED:

a)    That the draft Greener Housing Strategy be supported; and

b)    That the potential financial implications of delivering the strategy to meet Government targets and to ensure it complements the corporate work that is ongoing to developer the Council’s Climate and Nature Change Action Plans, following the declaration of a Climate Change and Nature Emergency in October 2021 be noted.

The Panel received a presentation which outlined the Housing Development Plan (HDP), which has been attached to the minutes as an Appendix.

The Housing Development Plan set out the principles, policies and processes involved in providing more council homes into a framework document to demonstrate how sites and opportunities were taken forward.  The Plan supported the key objective of the Housing Strategy; to deliver 600 additional council homes by 2026.

Members expressed their support to the Plan and were reassured to see all the safeguards in place to reduce and mitigate against any risks.  All risks would be in included in any reports as part of the decision making process.

The housing development team would continue look at all opportunities for housing development and acquisition.  This included talking to other public bodies, such as the NHS.  The Panel noted that a review of Council owned land would be carried out across the District to consider whether any sites were suitable for affordable housing. 

RESOLVED:

That the Housing Development Plan be supported.

Cllr Wade declared an interest as an employee of Hampshire and Isle of Wight Fire and Rescue Service for transparency purposes.  He concluded that there were no grounds under common law to prevent him from remaining in the meeting to speak and vote on the matter.

The Panel considered the Revised Fire Safety Policy for Housing (Landlord Services). 

A review of the Fire Safety Policy had been carried out in 2019 to reflect the legislative and regulatory duties of the Council as landlord and to define the roles and responsibilities in the Council structure.  The revised Policy had been updated to reflect further changes to national guidance, expert advice and staffing changes to the Councils Housing Service.

As part of the review, the frequency and type of Fire Risk Assessments had been undertaken of the housing stock.  It expanded the scope of Personal Emergency Evacuation Plans to ensure that any tenant at increased risk due to a vulnerability, had a risk assessment carried out to ensure the tenant could evacuate the property in the event of a fire.  The policy also set out the working arrangements between the Council and Hampshire and IOW Fire and Rescue Service.  The Policy supported the Council’s commitment to ensure that the risk of fire was as low as reasonably practicable.

The Policy was proposed to be approved through a Portfolio Holder decision.  It would be updated further to reflect the recently recruited, Housing Fire Safety Manager position.

RESOLVED:

That the Revised Fire Safety Policy (Landlord Services) be noted.

The Panel received a presentation on the progress of Housing Strategy.  The presentation has been attached to these notes as an Appendix.

The following was noted:

·       The Old Bakery / Jubilee House in New Milton had officially opened on 25 March which provided six one bedroom flats for temporary accommodation.

·       Rumbridge Street, Totton: Contracts had been exchanged with completion expected in July for seven one bed flats as well as one commercial unit.  

·       110 Christchurch Road / Platinum House, Ringwood: This scheme had been completed for temporary accommodation. 

·       Gorse Close, New Milton: This scheme was close to completion to provide six flats.

·       Ladycross, Hythe:  There had been a delay due to issues with the groundworks.  Construction had begun and completion was anticipated in November / December 2022 to provide six houses.

·       Testwood site, Totton: This had informally received a Homes England grant. Work would commence in site in August and construction would take 12 months.

·       Hythe Medical Centre, Hythe: A public consultation would commence shortly on the development proposals and a planning application would be submitted thereafter.

The current development programme of housing acquisition was presented to the Panel.  This identified 648 additional housing units to be provided by 2026.  This included 261 units which had been completed, 149 in the pipeline and 238 identified as potential development opportunities, which was subject to change.  The housing development team would continue to look for further development opportunities. 

The Panel received a presentation on homelessness which has been attached to these minutes as an Appendix.

Homes from Ukraine scheme: To date the New Forest had received visa applications for 153 sponsors with 393 guests.  60 sponsors were currently providing accommodation for 145 guests.  The sponsors were in receipt of payments from Hampshire County Council.  The most popular area for Ukrainian sponsors in the District was in Lymington.

Hampshire authorities had agreed a funding split with Hampshire County Council.  The funding would help each authority to provide support for visitors and their sponsors at a local level.  Within the New Forest, officers proposed to explore a support worker role in order to prevent homelessness.  It was noted that some of the arrangements with sponsors and the Ukrainian guests had been breaking down and therefore it was important to provide support before this occurred. 

The Revenue and Benefits team were working with community groups in the District to provide assistance.  There would be a Job Fare to link the Ukrainian guests with job vacancies.  There would also be a networking group to help to provide access to leisure services, libraries and language support.

A member of the Panel asked whether arrangements has been considered beyond the six month commitment for sponsors to provide accommodation for the Ukrainian guests.  It was noted that some sponsors had committed to provide accommodation for 12 months.  The main reason for the proposed support worker role was to embed them in the community and to provide ongoing support, liaising with the households in a planned way to help them to secure accommodation in the private rented sector beyond the time with their sponsors. 

Homelessness Update:  A bid had been submitted to Government for a three year rough sleeping settlement.  A public announcement was expected shortly and it was hoped it would be positive news.

A homelessness advisor from the Department of Levelling Up, Housing and Communities (DLUHC) had visited the New Forest.  The advisor had viewed the Tourlands scheme in Lymington, meeting both clients and staff.  The advisor had also met with the Senior Leadership team and officers. The initial feedback had been positive in terms of homelessness performance and prevention.  The feedback received was for guidance purposes only and full feedback would be provided to members and officers in due course.  A Government advisor from the DLUHC would also be visiting the District in relation to the Rough Sleeper Initiative in late July.

A Housing options restructure had been completed in May.  A dedicated prevention team had been created to strengthen the Council focus on prevention.

The number of those in emergency accommodation had increased significantly since January.  This was largely due to the end of private sector tenancies.  Officers had been focusing efforts on moving families in temporary accommodation onto Council owned housing stock as well as into the private rented sector. 19 families were currently working their way through temporary accommodation into properties on the housing register.

The number of rough sleepers had not changed significantly since the last update. Officers continued to work with rough sleepers to try and get them into accommodation.  This was not always possible due to the choices of the rough sleepers or on occasions there could be a public safety risk which needed to be managed. 

The new Rumbridge Street accommodation in Totton had received funding from Government to help develop the site, as well to provide a support worker role for two years.  A support worker had been recruited and would commence employment shortly to provided support to the 7 ex rough sleepers. 

The Panel were provided with an update of the statistics of those on the housing register, broken down by housing bands and bedroom need.  The Panel noted that the number of applicants had increased and well as the requirement for larger properties.

A member of the Panel asked whether any measures had been put in place to encourage tenants under occupying a property to encourage them to move to a smaller property.  It was noted that the majority of these residents had secure term tenancies so it was not possible to make them move.   An option was to provide a financial incentive to move people on.  Tenants who wanted to move to a smaller property would have priority on the housing register as well as support to help them move.  As part of the Residents Charter, work would need to be carried out with tenants to engage and find out more about their needs. 

The Portfolio Holder for Housing and Homelessness Services reported that she had great satisfaction on the progress being made within the housing service.  Reflecting on the agenda items considered at the meeting, it was clear that officers were acting proactively across all areas of housing services, striving for continuous improvement in order to support those most vulnerable in the community.

RESOLVED:

That the Work Programme be noted with the following additions:

21 September 2022 meeting

·       Disabled Facilities Grant (DFG) Financial Assistance Policy

·       Disabled Facilities Grant Minor Works Policy for NFDC owned stock

18 January 2023 meeting

·       Private Sector Housing Enforcement Policy

·       Review of Houses in Multiple Occupation Licence Application Fee