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

RESOLVED:

That the minutes of the meetings held on 17 March (Housing Overview and Scrutiny Panel) and 5 May 2021 be signed by the Chairman as correct records.

No declarations of interest were made by members in connection with an agenda item.

No issues were raised in the public participation period.

The Panel noted that it was responsible for the overview and scrutiny of the following Cabinet Portfolio Holder and their area of responsibility:

Housing and Homelessness Services (Portfolio Holder - Cllr Jill Cleary)

a.     Housing Strategy and Development

b.     Council House/Tenancy Management

c.     Housing Allocations

d.     Homelessness

e.     Housing Maintenance

f.     Private Sector Housing

The Panel considered the Annual Performance and Provisional Budget Outturn report for 2020/21, which provided an overview of the performance and delivery of the Corporate Plan, Community Matters as well as setting out the provisional outturn results for the General Fund and Housing Revenue Account.  The report reflected on performance for 2020/21, highlighting the Council’s response to Covid-19 and provided an overview of the performance for each portfolio area.  This included an assessment of performance for each key service area in terms of the availability of staff, the impact on budget and overall service delivery impact.  The Panel noted the performance of the Housing Services Portfolio.

The Panel acknowledged that over the last year, staff had faced considerable challenges as a result of the coronavirus pandemic. The performance report demonstrated that services had continued to be provided in difficult circumstances which was testament to the hard work and dedication of staff.  Members requested their thanks and appreciation be passed onto all members of staff in housing services.

Members noted that there had been a significant increase in neighbour complaints between March to August 2020, compared to the same period for 2019 and questioned the reasons for this and how officers had responded.  It was considered that at the beginning of the pandemic, there had been a pulling together of the community, however as lockdown continued, with residents spending more time at home, tensions had arisen within communities which resulted in complaints to the Council.  Staffing resources had been redirected to try to resolve the complaints from residents, defuse tensions and offer mediation.  It had been a challenging time.

The investment in the Council’s digital services and the ability for staff to work from home was a great benefit.  It was questioned how residents had responded to digital services.  It was noted that the emergency helplines had continued to be maintained at all times.  Since the introduction of the new housing allocation policy in January 2020, the housing register had been available online and 50% of homelessness reports had been received online prior to covid.  Digital interaction was therefore normal for a large proportion of housing services customers.  The housing hub for reporting maintenance issues continued to be managed, whereby Council tenants could report issues online or on the phone.  Face to face contact at information offices ceased during the first coronavirus lockdown, however, posters had been displayed in the windows of the information offices to redirect customers to use the online services or to telephone the Council.

The Tenant Involvement Group had moved to online meetings, via MS Teams and been provided with tablets in order to facilitate this work.  It was noted that the group met more frequently than they had done when meeting face to face.

RESOLVED:

(a)   That the Annual Performance Statement for 2020/21, including impact of Covid-19 on performance be noted;

(b)   That the provisional outturn on the General Fund revenue and capital budgets for 2020/21 be noted;

(c)   That the provisional outturn of the Housing Revenue Account for 2020/21 be noted; and

(d)   That the hard work of officers in housing services to continue to deliver services in challenging times be acknowledged

The Panel considered the proposed draft Empty Homes Strategy.  The main aim of the strategy was to focus actions on returning privately owned empty properties to use, which had been vacant for a minimum of two years.  Three strategic priorities had been identified in the strategy. Two priorities were to work pro-actively to identify empty properties and to provide support and advice to homeowners to bring the properties back into use.  The third priority was to take enforcement action using legislative powers, should all prior attempts to return properties back to use fail.

It was noted that there were in the region of 193 empty homes which had been vacant for two or more years based on Council Tax records.  Empty Homes in the District currently had a premium of 150% applied to them when vacant for more than five years.  Premiums were due to be reviewed by a Task and Finish Group during 2021 and the proposed draft strategic actions and outcomes would feed into this group as the premiums were reviewed.

There were no financial implications of the draft Strategy at this stage, however, should any enforcement action be taken there would be legal costs and possible works in default costs if the Council had to carry out works.  This would only be used as a last resort.

Following the adoption of the proposed Strategy, annual monitoring reports would be presented to the Panel and the Council Tax Task and Finish Group.

The Panel welcomed the draft Strategy and commented it had been presented in a clear, easy to read format.  Members noted that there were no particular geographical areas of the District which had a higher concentration of empty homes.

In response to a member question, it was noted that all Town and Parish Councils would be notified of the Strategy following adoption.

It was recognised that dealing with empty homes was often a sensitive subject and that each case would be looked at on its own merits.  The proposed draft policy would enable the Council to address empty homes and the housing need for those in the District.

RESOLVED:

That the draft Empty Homes Strategy be supported.

The Panel received a presentation on homelessness which is attached to the minutes as an Appendix.

239 placements had been made into Emergency Accommodation since March 2020.  46 households were currently living in external emergency accommodation, which was 10 less (after new cases had been taken into account) than previously reported at the last Panel meeting in March.  The majority of these households had accommodation lined up for them to move in to, which included the 9 families moving into the Council’s private sector leased accommodation.  Officers had been successful in moving households on within 56 days of becoming homelessness with 132 applicants securing accommodation for 6 or 12 months between May 2020-May 2021.

The housing team had also been successful in preventing homelessness for 255 households over the last year.  This had been carried out by securing accommodation in the private rented sector, assisting with deposits or rent in advance, helping with debt management or working with the landlords to resolve any problems.  Members noted that the ban on evictions from accommodation had ended and that contact from tenants threatened with homelessness had continued throughout the pandemic enabling the Council’s homelessness Prevention Officers to find alternative accommodation in order to avoid a rise in the number of people presenting themselves to the Council as homeless.

The Tourlands scheme for rough sleepers had accommodated 3 rough sleepers to date.  The first resident was expected to move into Blease Court, Lymington on Friday and would be assisted with supporter workers. 

The Council had been successful in securing a £300,000 bid to support rough sleepers.  This would continue to fund the housing support team for a further year, £33,000 was to help to move on rough sleepers, as well as new funding to appoint a mental health nurse and a new Rough Sleeper Prevention Worker.  Transformation work across Hampshire continued to bring health and housing together, working with GP’s and mental health services.

Members noted the statistics within the presentation of those on the housing register and lettings figures.  Council properties had been made available to people within all four housing bands.

In response to a member question about the next meeting of the Multi-Agency Forum, it was noted that this Forum and a new Landlord Forum was anticipated to be held face to face in the Autumn following the relaxation of restrictions.  The Multi-Agency Forum had previously received good attendance and the benefits of meeting face to face were recognised, enabling free interaction.  The new Landlord Forum would focus on the work identified in the various strategies which had been adopted by the Council to improve the relationship with landlords and lettings agents, to educate and ensure they were aware of their responsibilities.  It was anticipated that the Council would promote a campaign, “Call before you serve”, which would encourage landlords to contact the Council prior to serving any notice to evict their tenants.

Members noted that there had been an increase in the number of housing register applications for housing.  It was acknowledged that following the change to the housing allocation policy in January 2020, the number on the register had significantly reduced initially and this rise in number was not unexpected.  Officers would continue to work with the private rented sector to find affordable housing for residents as well as continue to seek to provide further affordable housing through the Housing Strategy.

In response to a member question regarding working with neighbouring authorities, it was noted that officers had been working with colleagues at Test Valley, Southampton City Council as well as NHS Primary Care to share knowledge and local expertise, enabling a greater understanding on the flow of rough sleepers and their needs.   Members noted that the coronavirus pandemic had positively contributed to developing and enhancing relationships with other authorities.

The Panel received a presentation providing an update on the Housing Strategy and property development.  The presentation is attached to these minutes as an Appendix.

The Council’s first two Shared Ownership properties in Mulberry Close, Blackfield had been exchanged and completion was expected shortly.  Photos of the recently completed Blease Court scheme in Lymington were shown to the Panel, which provided 7 x 1 bedroom self-contained flats with shared separate laundry facilities.  A planning application for housing in Moore Close, New Milton had been submitted and support had been expressed by the National Park Authority for a rural exception site in Netley Marsh.

The current development programme of affordable housing was noted by the Panel, which identified completed schemes, those in contract, predicted with delivery expectations and those in the future programme with assumptions.  Work would continue to seek opportunities for further affordable homes.

A brief outline of the Government’s First Homes scheme was provided to members.  The majority of First Homes would be provided as a planning requirement and further detailed guidance was awaited.  It was expected that every development above the affordable housing threshold would have to provide 25% of the affordable housing as First Homes.  The scheme would be available for first time buyers only, buying with a mortgage and for households earning less than £80,000 outside of London.  Local authorities would be able to set local connection restrictions.  First Homes was expected to have a significant impact on the number of Shared Ownership homes provided through Section 106 agreements.   Further information would be presented to the Panel when it was available on this new Government scheme.

The Portfolio Holder for Housing and Homelessness Services reported that the Panel had heard through the discussions at the meeting about the work of the housing and homelessness services.  The housing department had not stood still despite the coronavirus pandemic.  The Annual Performance report demonstrated the hard work and commitment of officers who had delivered services at a challenging time.  She believed that the future was bright and wanted to continue the housing journey to improve the lives of residents in the District.

RESOLVED:

That the Work Programme be noted.