New Forest Borough Council Housing Overview and Scrutiny Panel Meeting

That the minutes of the meeting held on 17 June 2020 be signed by the Chairman as a correct record.

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 considered the draft Private Sector Housing Strategy.

Five strategic priorities had been identified in the strategy which included, achieving high standards in the private rented sector, supporting safe and independent living, energy efficiency measures and tackling privately owned empty homes.   Each strategic priority identified a series of actions. The accompanying report included a proposal for an additional full-time post, for a Housing Adaptations Surveyor, which would help the Council to complete the actions in priority 2, to enable safe independent living.

In response to a member question regarding whether the strategy would help those looking to rent for the first time, it was noted that the Private Sector Housing team, worked closely with the Housing Options and homelessness officers who could offer interest free loans to those who did not have the upfront payment of a deposit or rent in advance.  Relevant landlord checks (e.g. up to date gas certificate) would also be carried out to ensure that the property was safe.   The finances of the proposed tenant are assessed to ensure that the property was affordable, in order to reduce the risk of future homeless and give reassurance to the landlord that the rent would be paid. 

Members noted that owners of empty homes were encouraged to lease their property to the Council, typically for a period of three years.  The Council would pay a monthly rent to the owner, manage the property and at the end of the lease the property would be returned in the same condition as it had been at the beginning of the lease. 

Members asked whether officers had identified further properties within the District which required an HMO licence.  It was noted that the coronavirus pandemic had impacted on progress, however, officers had re-commenced work with Hoteliers providing staff accommodation to establish the need for a licence and that they met the required standards.  

Members noted that in relation to disabled facilities grants, Officers were working with Hampshire County Council and Occupational Therapy Services to obtain funding to meet the needs of the District Council in a timely manner post the lock down period.

The Panel suggested that a review of the progress on the strategy be presented in six months.  It was noted that various policies would be presented to the Panel in due course to fulfil the objectives of the Private Sector Housing Strategy.

RESOLVED:

That the proposed draft Private Sector Housing Strategy be supported.

The Panel received a presentation on the Housing Development Plan (attached as an Appendix to these minutes).

A Housing Development Plan would help the Council to frame their aims and objectives regarding development; it would establish the focus, scope and parameters for development activities, documenting the decision-making processes, risks and financial assumptions that underpin the development activities, etc. 

The Council set out a commitment within the Housing Strategy to seek to provide 600 new council homes for the period to 2026 with social rent, affordable rent and shared ownership tenures. 

Members received details of the following elements of the Housing Development Plan:

·       National and local planning policies;

·       The Housing Vision;

·       Programme of housing delivery to date;

·       Direction of Travel: key actions, policy pillars and principles, development priorities, procurement and delivery routes;

·       Development Standards for the homes to be provided;

·       Financial parameters and risk;

·       Decision making process; and

·       Governance and audit

Members acknowledged the work required in order to deliver at least 600 homes by 2026, recognising the time it took to deliver housing, particularly in the current economic climate.  It was noted that there were market opportunities to work in partnership with developers, and that a range of different housing types could be considered.  There were also opportunities to seek funding from Homes England for larger affordable housing developments.  Officers were working to identify opportunities for housing development in order met the housing objective to deliver at least 600 affordable homes by 2026.

The Panel received a presentation providing an update on property development and acquisition.

Longer term voids:  Three general need properties at Jones Lane, Hythe would be returned to occupation very shortly.  In addition, Tourlands, currently a four room hostel, in Lymington would be converted to provide six units of temporary accommodation.  A bid had been submitted to MHCLG, and provided it was successful, the works would need to be completed by the end of March 2021.

Affordable Housing completions:  16 units of affordable housing had been completed this financial year.  This included, two buy-backs, eight new build homes (Crow Lane, Ringwood), two conversions (Wilson Court) and four units at 129 Ashley Road, New Milton.  

A further 56 affordable housing units were expected to be delivered in 2020/21.  Within this figure, an additional 17 properties had been added to the programme since the last meeting in June, this proposed two Shared Ownership properties in Fawley.  A building contractor framework had been introduced which anticipated to reduce the time for contractors to commence work and carry out the necessary works.  Three schemes had also been submitted for a Homes England Grant.

The Panel were shown a video of two completed schemes carried out by the District Council at 129 Ashley Road, New Milton and 19-21 Jones Lane, Hythe.  The scheme in New Milton had converted a property into four individual flats with a communal garden.  The work at the three Jones Lane properties had involved resolving problems of damp, increasing the ceiling height in the first floor to make the space habitable as well as complete refurbishment. 

The Panel received a presentation providing an update on homelessness.

Since the last meeting of the Panel, the demand for temporary accommodation had reduced which had enabled a greater focus on moving people onto more permanent accommodation.  Housing officers had been working with other Council departments to put a COVID-19 contingency plan in place and had set aside three properties to be available to those who needed to self-isolate.  All hotels and external accommodation had appropriate covid secure risk assessments in place which had been reviewed by officers.

The number of new rough sleepers continued to rise, with up to 20 verified and unverified cases. In addition to this more single people had approached the Council with the threat of becoming homeless.

Two bids had been submitted to MHCLG for the following:

1.    £256,592 towards temporary accommodation and move on costs for the period 1 July 2020 to 31 March 2021.

2.    Tourlands Hostel, Lymington: Redesign to provide a six unit supported accommodation facility for rough sleepers.  It was proposed that three en-suite bedsits be provided on the ground floor for those with high needs, with a shared kitchen and office.  On the first floor three self-contained flats were proposed for semi-independent living.  The bid also sought support for three years for a day-time support worker who would provide training and support to the residents.

The outcome of these bids was expected before the end October.

In August there had been 11 approaches for Temporary Accommodation and in the last six months there had been 120 approaches in total. At the current time 45 households were in external temporary accommodation. 

Since March 2020, 80 applicants had moved on from emergency temporary accommodation, the majority of these had moved to the private rented sector.  It was noted that officers regularly checked the welfare of any rough sleepers.  In response to a question from members about approaches to the Council due to domestic violence over the coronavirus pandemic, it was noted that only a couple of cases had approached as a result of violent or abusive relationships.

The Portfolio Holder for Housing Services reported that the housing team had been very busy and the updates had been provided at the meeting.  She praised the hard work and dedication of the housing team.

RESOLVED:

That the Work Programme be noted.

RESOLVED:

That the following meeting dates for 2021/22 be approved:

·       16 June 2021

·       15 September 2021

·       19 January 2022

·       16 March 2022