Agenda item
Tower Hamlets Housing Strategy 2009/12 (CAB 146/089)
Decision:
Councillor O Ahmeddeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to Tower Hamlets Homes and Councillor Ahmed was a representative of the Authority on the governing body of Tower Hamlets Homes.
Councillor Rofique U. Ahmed declared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to the 2012 Olympic Park and Councillor Ahmed was a Board Member - Olympic Delivery Authority - Planning Decision Team.
Councillor M. Francisdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to housing strategy and initiatives with housing associations, and Councillor Francis was an independent member the governing body of the Old Ford Housing Association.
Councillor J Peckdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to housing strategy and initiatives with housing associations and Councillor Peck was a member of the governing body of the Gateway Housing Association.
Councillor S. Islamdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to:
· The Authority’s Strategy for delivering more and better housing and Councillor Islam was a tenant of Tower Hamlets Homes.
· The Authority’s Housing Strategy, including potential partnership between the Authority and Tower Hamlets Community Housing in a Local Homes Initiative Pilot Project, and Councillor Islam was a representative of the Authority on the governing body of Tower Hamlets Community Housing.
Resolved
1. That the Tower Hamlets Housing Strategy 2009-12 attached at Appendix 1 to the report (CAB 146/089) and the associated Action Plan set out at Appendix C to the Housing Strategy, be approved;
2. That a capital estimate of £19.4million be approved and the commencement of appropriate preparatory work to deliver the required acquisitions for the Right to Buy Buybacks programme as detailed in paragraph 4.7 of the report (CAB 146/089), be authorised; and
3. That it be noted that further associated Housing Strategy Delivery reports will be presented to Cabinet.
Action by
CORPORATE DIRECTOR DEVELOPMENT AND RENEWAL
(A. DALVI)
Service Head, Strategy Regeneration and Sustainability, Development and Renewal (J. Odunoye)
Housing Strategy Manager, Housing Services, Development and Renewal (J. Coker)
Minutes:
Councillor O Ahmeddeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to Tower Hamlets Homes and Councillor Ahmed was a representative of the Authority on the governing body of Tower Hamlets Homes.
Councillor Rofique U. Ahmed declared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to the 2012 Olympic Park and Councillor Ahmed was a Board Member - Olympic Delivery Authority - Planning Decision Team.
Councillor M. Francisdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to housing strategy and initiatives with housing associations, and Councillor Francis was an independent member the governing body of the Old Ford Housing Association.
Councillor J Peckdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to housing strategy and initiatives with housing associations and Councillor Peck was a member of the governing body of the Gateway Housing Association.
Councillor S. Islamdeclared a personal interest in Agenda item 7.1 “Tower Hamlets Housing Strategy 2009/12” (CAB 146/089). The declaration of interest was made on the basis that the report contained recommendations relating to:
· The Authority’s Strategy for delivering more and better housing and Councillor Islam was a tenant of Tower Hamlets Homes.
· The Authority’s Housing Strategy, including potential partnership between the Authority and Tower Hamlets Community Housing in a Local Homes Initiative Pilot Project, and Councillor Islam was a representative of the Authority on the governing body of Tower Hamlets Community Housing.
Councillor Francis, Lead Member Housing and Development, at the request of the Chair, in introducing the report, summarised the salient points contained therein commenting that:
· Cabinet had considered and agreed the draft Tower Hamlets Housing Strategy for consultation in December 2008. Over the subsequent three months there had been very positive feedback from stakeholders to the consultation. Very helpful comments from residents, local housing associations and people with expertise in this area had been received and the Strategy now proposed for adoption had been revised and strengthened as a result.
· The Authority had a strong track record for housing provision having delivered the most number of affordable homes of any local authority in London over the past two years. It was working in partnership with Registered Social Landlords (RSL’s) to meet the Decent Homes Standard and significant progress had been made in this regard on many of the housing estates in the Borough. Although the problems on housing estates in the Borough were acknowledged, the Council continued to deliver a good service despite difficult circumstances and competing priorities.
· The extent of housing need in the Borough demanded further action and these steps were set out in the framework of the Housing Strategy. The Council would continue to work with RSL’s and Tower Hamlets Homes (THH), also known as the ALMO, towards all existing homes meeting the Decent Homes Standard. It would work with THH to bring the significant improvement in Housing Management performance, for both tenants and leaseholders, and the consequent achievement of a two star rating from the Audit Commission. This would in turn trigger the release of the large scale public subsidy needed to achieve the Decent Homes Standard for the Council’s housing stock, including the investment in new kitchens and bathrooms.
· The provision of all the affordable housing required to meet housing need was not possible in two years, particularly in the current economic climate. It was recognised that a huge level of public subsidy was required to guarantee social for rent housing to those in need of it. However the Housing Strategy set out proposals intended to maximise the draw-down of these resources, when they became available, to provide social for rent homes for those that needed them the most. It would be two to three years before these homes were built, so in the intervening period the Housing Strategy included other significant initiatives to mitigate overcrowding:
o Encouraging the release of small sites in partnership with Housing Associations such as Tower Hamlets Community Housing and Poplar HARCA to provide family size community housing, and it was anticipated this would deliver 100 new homes in the next 18 months.
o The intended buying back of approximately 150 properties bought under the “Right to Buy” legislation, with this initiative focusing on 3 to 4 bedroom family sized units. The aspiration of the Cabinet was that this initiative, and the small site release scheme, should be expeditiously progressed, and the new homes completed by 2010, so that overcrowded households did not have to wait a long time to be rehoused.
o Reform of the Authority’s Choice Based Lettings Scheme.
o Continued work to mitigate under occupancy such as the Cash Incentive Scheme to release family sized homes.
It was anticipated that the new approach of refocusing priority on overcrowding would help house 500 overcrowded households and the anticipated cost of these initiatives to the Council would be approximately £20 million.
· Councillor Francis considered this to be a strong down payment on what the Council could achieve in this field after 2010, and that it was noteworthy that no other Council was taking similar action to improve housing conditions for its residents. He considered that the Strategy was a testament to the commitment and determination of the current Leader of the Council, other Cabinet members and in particular Councillor Peck, Lead Member Resources and Performance, who had all leant their support to the commitment of the large scale level of investment required to achieve the objectives of the Strategy. He commended the Strategy for approval to the Cabinet.
· Addressed the matters raised by the Overview and Scrutiny Committee, held on 5th May 2009, in relation to the report; as set out in the tabled sheet of questions and comments presented by the Chair of the Overview and Scrutiny Committee earlier in the proceedings:
A discussion followed, during which the Housing Strategy was universally welcomed as building on the remarkable progress of the last two years and taking the Authority forward significantly in this area. Councillor Francis, Lead Member Housing and Development, was commended for his clarity of vision, dedication and hard work in the delivery of the Administration’s aspirations relating to housing over recent months and to the Leadership of the Administration in this regard. The following points were also made:-
· The holistic nature of the proposed Housing Strategy for example the emphasis on achievement of street and environmental cleanliness, and also the incorporation of environmental responsibility was welcomed. It was considered that this would build on the improving standard of the environment on housing estates resulting from the £7 million additional resources allocated to the Estate Improvement Programme which included a deep clean, repairs redecoration, environmental works etc.
· The focus on more cohesive communities and also the support of work relating to domestic violence and women only refuges, sometimes a Cinderella service, was welcomed.
· With reference to paragraph 2.15 of the Housing Strategy appended to the report, consideration that the Malmesbury Estate had great potential to provide a small site regeneration proposal that could provide Decent Homes and significant improvements in the locality than would otherwise be achieved.
· With reference to paragraph 3.32 of the Housing Strategy appended to the report, consideration that joined up working, using local knowledge to target multiple occupancy properties of most concern, could provide added value, in terms of community safety, to the proposed buy back initiative focused on the remaining blocks on council estates.
· In relation to the buy-back initiative consideration that implementation should be prioritised and expeditiously implemented to optimise value for money in the context of the downturn in the housing market. Mr Dalvi, Corporate Director Development and Renewal undertook to provide members of the Cabinet with a progress update on identification of suitable properties and preparatory work for their acquisition.
· Contrasting views were expressed by Councillor Eaton, Leader of the Liberal Democrat Group, (speaking with the consent of the Cabinet) and Councillor Francis, Lead Member Housing and Development, regarding whether the Authority’s commitment to car free developments had been slightly weakened by the Strategy.
· The reduced emphasis on the provision of student accommodation in the Borough was considered appropriate.
· Clarification/ assurance was sought and given regarding safeguards to prevent resale of the properties to be acquired under the buy-back initiative.
· The Officer team was formally thanked for their contribution to the production of the Strategy.
The Chair in Moving the recommendations as set out in the report:-
· Formally extended his thanks to Mr Dalvi, Corporate Director Housing and Development and Ms Odunoye, Interim Service Head, Housing Strategy and Development, together with their team of officers for their contribution to production of the Housing Strategy.
· Commended Councillor Francis, Lead Member for Housing and Development, for his commitment in driving forward the Administration’s housing agenda over recent months.
· Requested that the Corporate Director Development and Renewal note the aspiration of the Cabinet that 100 new social for rent homes be delivered in 2009.
And it was:-
Resolved
1. That the Tower Hamlets Housing Strategy 2009-12 attached at Appendix 1 to the report (CAB 146/089) and the associated Action Plan set out at Appendix C to the Housing Strategy, be approved;
2. That a capital estimate of £19.4million be approved and the commencement of appropriate preparatory work to deliver the required acquisitions for the Right to Buy Buybacks programme as detailed in paragraph 4.7 of the report (CAB 146/089), be authorised; and
3. That it be noted that further associated Housing Strategy Delivery reports will be presented to Cabinet.
Supporting documents:
- Tower Hamlets Housing Strategy 2009 12 Final version 2 CAB 060509, item 7.1 PDF 102 KB
- Tower Hamlets Housing Strategy Appendix 1, item 7.1 PDF 1 MB
- Tower Hamlets Housing Strategy - Appendix-1E_Hsg-Strategy_Evidence_Base, item 7.1 PDF 2 MB