Agenda item

The Deputy Director of Housing, Residents Services provided an overview of the following reports:

• Hillingdon’s Housing Strategy 2012-15
• Tenancy Strategy
• Tenancy Policy
• Review of the Housing Allocation Policy

It was noted that the covering report provided an overview of the four key housing documents which were appended to it.

Officers explained that as soon as the drafts had been agreed by Cabinet, a full consultation exercise would be undertaken which would include online questionnaires and consultation meetings (as well as comments from the Committee) over a period of 8 weeks. At the end of this period, the outcome of the consultation would be reported back to Cabinet, along with the four documents (listed above) for formal approval.

During the course of discussions, the Committee raised a number of points.

The Committee enquired how flexible tenancies would operate and how these would free housing stock. Officers explained that this policy would enable registered providers to use housing stock to its best advantage and enable the tenancy to take account of changes in people’s lives within a reasonable timeframe. Flexible tenancies would also enable tenants to be matched to suitable properties more effectively. It was noted that no Local Authority had come to the end of a 5 year assessment period as it was a relatively new policy.

The Labour Group Members of the Committee explained that they disagreed with a number of policies contained within the four key housing documents. These included, the Council discharging its housing duty to the Private Rented Sector, the procurement of housing outside Hillingdon and the suggestion that 80% of market rents were affordable. Further comments received from Labour Members included their discomfort at the removal of lifetime tenancies, they suggested the fixed term tenancy, if adopted, should be extended from 5 years to 10 years and the suggestion that carers could be mentioned as an exemption from this policy.

In relation to discharging its duty to the Private Rented Sector (PRS), officers explained that the Council had a duty to ensure all properties were used to their best advantage. Officers acknowledged that the PRS had grown significantly in the last 5 years and discharging into the PRS would be attractive to a significant number of people as this would enable residents to live closer to their preferred location.

Officers confirmed that the Councils’ policy had always been local housing for local people but that in certain cases, some out of borough properties were sourced from Slough, Harrow and Ealing. In considering out of borough placements, officers confirmed that the vulnerability of the tenant and the affordability of the placement were key considerations before any decision was made.

The Committee were informed that Government had introduced the affordable rent model. Officers confirmed that 65% of market rent were generally affordable in Hillingdon and the Committee asked for this point to be highlighted in the final version of the report to Cabinet.

With respect to the removal of lifetime tenancies, the Committee heard that this policy was not a mechanism to address tenant behaviour issues such as anti-social behaviour or non-payment of rent but rather about maximising the use of properties throughout the borough. Members agreed that carers and users should be recognised on an equal footing and it was suggested that a closely monitored list of private landlords should be created to provide assurance to tenants in the PRS.

In relation to what the Council was doing to address overcrowding and the increased demand for larger properties, officers confirmed that evidence was taken from a combination of sources including the Housing Market Assessment and market surveys.  After this information had been collated, it was then used to inform planning policies. Officers also explained that there was ongoing work looking at the under occupation of properties by older people to see how those properties could be better used.

The Committee asked officers what steps were being taken to tackle and prevent homelessness. Members heard that the most cost effective way to combat this was through the preventative agenda and encouraging tenants not to move unnecessarily.

Members explained that they were aware about 20 people had been through the Council’s Winter Night Shelter Programme and asked officers to comment on how successful the scheme had been. In response, officers explained that at least 50% of those involved in the scheme had chosen to become rough sleepers again and in many cases it was a question of the homeless person finding it difficult to adapt to a new living environment. Officer s confirmed that they were actively looking at how this success rate could be improved in the future.

The Tenancy Succession Policy was also raised in discussion and concern was expressed about instances where children had been caring for elderly parents as part of the household and then been asked to vacate the property when the parent/s had died. Officers confirmed that tenants were entitled to one succession in law and sometimes issues occurred when a succession had already occurred between parents and an incorrect assumption was made that the property would automatically be transferred to the son or daughter. The Committee were encouraged to learn that officers were aware of this specific issue and officers were investigating ways of improving joint working between Housing and Housing Options teams to ensure processes were improved in the future.

The Committee also enquired about hostel accommodation in the borough for single people. Officers reported that the Council had conducted a hostel redevelopment programme about three years ago when approximately 5 new hostels were provided for the most vulnerable clients. At present, officers were looking at a variety of options to provide temporary accommodation for homeless people, one of which was hostel provisions as this was acknowledged to be more cost effective in the long term than relying on bed and breakfast options.

In discussing affordable homes, the Committee noted that Hillingdon’s most recent Housing Market Assessment had identified a need for a net additional 2,624 homes over the next 5 years. However, elsewhere in the report, this need was expressed as being a minimum provision of 5,475 until 2026. To improve the clarity of the report, the Committee suggested that a consistent statistic was used in the final version of the report.

In relation to the Housing Allocation Policy, Members asked for further clarification as to whether this would be decided by local criteria or local need. Officers explained that in all cases, the most vulnerable would be housed first but that the Localism Act would cater for some allocations to be made according to local needs. Officers confirmed the term Housing Need would need to be clarified in the final version of the report to Cabinet.

With regards to the current requirement that 10 years living continuously in the same location amounted to local residency, Members asked how this might be applied to asylum seekers. In response, officers confirmed that the Localism Act included a residency clause and that after all the feedback on all four core documents had been received, there would a requirement for the Council to conduct an equalities impact assessment to ensure the policies had been developed in an equitable way.

The final area highlighted by Committee was in relation to vulnerable groups and their housing and support needs. The Committee noted that Hillingdon has a significantly larger proportion of people in younger age groups (5-19) compared to England and London, and Office of National Statistics data had estimated that this might amount to as much as 25% of the population of the borough. With these figures in mind, the Committee agreed that it was essential that for those 16 to 17 years olds who had become homeless, which the Council had a duty to home, that effective advice and support was in place to assist with this transition.

The Committee also reviewed the Forward Plan from February to May 2013 and requested officers to provide briefing notes on the following items:

• 836 – Outcome of further consultation on learning disabilities day services
• 897 – Joint Adult Mental Health Commissioning Plan 2013-15
• 894 –Hillingdon’s Health and Wellbeing Strategy 2012-15.

Resolved –

1. That the 4 core reports be noted
2. That officers be asked to note the feedback received from the Committee and to integrate this into the ongoing consultation process.
3. That officers be requested to provide briefing notes on the following Forward Plan items: 836, 897 and 894 as detailed above.