Agenda item

Draft Housing Strategy For Slough

Minutes:

The Interim Strategic Director of Regeneration, Housing & Resources introduced a report on the draft new Housing Strategy for Slough for the period 2016 to 2021.  A consultation process on the draft was underway and the Committee was invited to provide comments to shape the strategy prior to Cabinet approval in early 2017.

 

The draft strategy set out the priorities, opportunities and challenges for housing in Slough over the next five years, however, it also took a longer term view and had been developed alongside the preparatory work for the Local Plan to support the growth and development of the town over the next twenty years.  Members noted that the strategy had five key themes and was supported by a detailed Action Plan.  The Strategic Director summarised the key aspects of the strategy:

 

·  Theme 1: New Housing Supply – the Council would take a proactive approach to deliver the new homes required to meet the forecast population and economic growth of the town by enabling 927 new housing units per year in line with the Strategic Housing Market Assessment.  The Council would commit to directly delivering 200 units per year and a range of measures were proposed to provide more affordable homes.

 

·  Theme 2: Private Rented Sector – a quarter of families rented their home from a private landlord and the strategy included proposals to encourage better housing standards.  These included supporting responsible landlords, undertaking rigorous enforcement against the minority of rogue landlords and a feasibility study into a borough-wide Landlord Registration Scheme.

 

·  Theme 3: Council Homes – the Housing Revenue Account (HRA) was in a stable position in the short term with major investment plans totalling £140m in both existing and new homes in the coming years.  However, there were significant medium term threats and uncertainties arising from changes to Government policy and the strategy set out plans for an updated 30 year HRA Business Plan by March 2017 and a formal asset management review and option appraisal of the Council’s housing stock by December 2017.

 

·  Theme 4:  Homelessness and Housing Need – housing was unaffordable for an increasing number of people.  There were more than 300 households in temporary accommodation which had significantly increased in the past two years.  Actions included a Preventing Homelessness Strategy and a review of both the Allocations Scheme and the arrangements for rough sleepers during periods of cold weather.  The proposed Subsidiary Housing Company would also seek to acquire properties to reduce pressure on temporary accommodation and end the use of Bed & Breakfast for families with children.

 

·  Theme 5: Special Needs and Vulnerable Groups – more specialist accommodation would be required as the number of older people in Slough increased and close working with adult social care and the Children’s Trust would be required to provide the various types of accommodation required for vulnerable people.

 

The Committee welcomed the development of the new strategy and discussed the consultation arrangements and the monitoring of the strategy.  It proposed a RAG rating report be developed on each of the five themes to demonstrate the progress being made against the stated actions.

 

Councillors Morris and Smith addressed the Committee under Rule 30.  Councillor Morris broadly welcomed the strategy and asked a number of specific questions including HRA accounting practice; the use of HRA resources in the proposed new subsidiary housing companies; and the associated infrastructure such as school places and transport required to support communities experiencing population and housing growth.  The Strategic Director responded that the funding for the housing companies was from the Council’s capital programme, not the HRA.  Developing the Housing Strategy alongside the emerging Local Plan was an opportunity to take a coherent approach on the provision of infrastructure required to support growth.  Councillor Smith asked about the homelessness strategy and potential impacts of the closure of The Foyer.  Officers highlighted that the strategy sought to prevent homelessness in the first instance, for example by brokering arrangements between tenants and landlords and focusing direct support on priority groups.  The decision to close The Foyer was explained, primarily due to the fact many rooms were not in use, and it was stated that the young person’s hostel had vacancies available.

 

The Committee raised a number of other issues which are summarised as follows:

 

·  Affordable housing – it was noted that there was a 40% target for affordable housing provision in new developments in Slough.  The pressures caused by London Boroughs placing families into accommodation in Slough were recognised and whilst there was a duty to notify the authority of such placements, it did not include information on the needs for education or social care services which was a problem.

 

·  Key workers – no specific targets had yet been set on the number of the new properties to be made available to key workers and it was important to have clarity on the definition.  This work would be undertaken as part of the action planning process.

 

·  Landlord / tenant relationships – several issues were raised and clarification was sought on the turnaround period for Council properties.  It was agreed that details regarding the number of void properties and turnaround period when re-letting properties be circulated to the Committee.  The Council sometimes had limited influence on private landlords, however, it was intended that the potential Landlord Registration Scheme could help improve housing standards and tenant relationships in Slough.

 

·  Under-occupation – the Committee asked what more could be done to address the under-occupancy of Council homes to provide more properties for families.  The strategy referred to the issue, although the provision of lifetime tenancies meant it was very difficult to move tenants to more suitable accommodation.  A Member commented that the proposed differential rent policy would also deter people moving, however, it was noted that as this policy was only proposed for new builds it would affect a relatively small number of properties.  It was also recognised that the Council’s relationship with Housing Associations needed to be re-invigorated to help ensure people were housed in the most suitable accommodation.

 

At the conclusion of the discussion, the Committee noted the consultation draft of the new Housing Strategy and agreed to receive six monthly updates focused on one of the five themes of the strategy, starting with Theme 1 in July 2017.

 

Resolved –

 

(a)  That details of the draft Housing Strategy be noted.

 

(b)  That the Committee receive an update on progress of the strategy on a bi-annual basis.

 

(c)  That the Committee consider details of Theme 1: Supply of New Homes at its meeting in July 2017.

 

(Councillor Holledge left the meeting at this point)

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