Agenda item
Review of the Council's Lettings Policy (CAB 152/089)
Decision:
Councillor M. Francisdeclared a personal interest in Agenda item 13.1 “Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the Authority working in partnership with Registered Social Landlords 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 13.1 “Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the Authority working in partnership with Registered Social Landlords and Councillor Peck was a member of the governing body of the Gateway Housing Association.
Councillor S. Islamdeclared a personal interest in Agenda item 13.1 Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the ongoing review of the Authority’s Lettings Policy (which determines nominations from the Common Housing Register for properties in the ownership of the Authority (managed by Tower Hamlets Homes]) and Councillor Islam was a tenant of Tower Hamlets Homes and also on the Common Housing Register (also known as the Housing Waiting List).
Resolved:
That the contents of the report (CAB 152/089), be noted.
Action by:
CORPORATE DIRECTOR DEVELOPMENT AND RENEWAL
(A. Dalvi)
Service Head, Strategy Regeneration and Sustainability, Development and Renewal (J. Odunoye)
Lettings Policy Advisor, Development and Renewal (J. Elliot)
Minutes:
Councillor M. Francisdeclared a personal interest in Agenda item 13.1 “Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the Authority working in partnership with Registered Social Landlords 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 13.1 “Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the Authority working in partnership with Registered Social Landlords and Councillor Peck was a member of the governing body of the Gateway Housing Association.
Councillor S. Islamdeclared a personal interest in Agenda item 13.1 Review of the Council’s Lettings Policy” (CAB 152/089). The declaration of interest was made on the basis that the report contained information relating to the ongoing review of the Authority’s Lettings Policy (which determines nominations from the Common Housing Register for properties in the ownership of the Authority (managed by Tower Hamlets Homes]) and Councillor Islam was a tenant of Tower Hamlets Homes and also on the Common Housing Register (also known as the Housing Waiting List).
Councillor Francis, Lead Member Housing and Development, at the request of the Chair, in introducing the report commented that the report before the Cabinet was for information, but he had considered it appropriate to provide an update on the direction of travel in respect of the ongoing review of the Authority’s Choice Based Lettings Scheme. The review had been undertaken because of indications that in part the Lettings Scheme was not working as well as it might and Tower Hamlets had fallen behind other local authorities in the way it dealt with this issue. He also considered that it was imperative that the policy outcome of the review was robust in its resistance to the approach to such policy by previous Liberal Democrat administrations.
Mr Elliot, Lettings Policy Advisor, summarised the salient points contained in the report as follows:-:
· The context for the report had been a significant excess of demand over supply for housing and the high levels of overcrowding particular to Tower Hamlets.
· The report provided a progress update on the review of the Authority’s Lettings policy, set out the issues the review needed to address and the direction of travel of the review so far.
· The report set out that the framework of the existing Lettings scheme, which largely determined priority based upon housing need, with waiting time a secondary or tertiary factor. The scheme was complex to administer and explain and no longer commanded the confidence of Councillors and the Community. Under this policy homeless households received a high proportion of the available supply. The policy was designed to do this, however, this outcome was no longer considered appropriate given the high levels of overcrowding in the Borough and a key objective of the review was to achieve a more balanced outcome.
· Although Tower Hamlets had a good track record in addressing overcrowding given that 32% of available supply had been allocated to these households in the last five years, the direction of travel of the policy review would be to enhance the priority given to waiting time, which was likely to result in an increased proportion of housing supply being allocated to overcrowded households and a reduced allocation to homeless households. It was thought that this would support reducing demand from homeless households as a revised policy was likely to end any perceived advantage to taking this route.
· The report also set out how the recent successful appeal by Newham Council to the House of Lords would enable greater flexibility for local authorities in shaping lettings policies to meet local priorities and be congruent with strategy.
· The impact of draft proposals for a revised Lettings Policy were being carefully modelled so that the impact of any changes could be predicted and proposals adjusted accordingly, if necessary to ensure the desired outcomes were achieved.. Central to this process would be an Equalities Impact Assessment to ensure that any new proposals were not discriminatory. There would also be consultation with stakeholders.
· The report indicated that Officers intended that the new Lettings Policy should consist of a revised allocations scheme and an annual lettings plan containing targets agreed by Cabinet. This would ensure that the outcomes of the revised policy would be congruent with the Authority’s objectives and its Housing Strategy.
· The principles that it was considered should underpin a new Lettings Policy and were being taken into account by the review were set out at paragraph 4.11 of the report.
· The remainder of the report examined specific issues regarding the review of the bands determining priority for housing and other specific policy areas such as the sons & daughters policy; the position of foster carers; medical assessments, reforming the bidding policy and under occupancy. It emphasised in particular the need for a careful and thorough review of how medical assessments are conducted given the level of concern expressed by Councillors on this issue.
A discussion followed, during which progress update and direction of travel in respect of the Authority’s review of its Choice Based Lettings Policy was broadly welcomed. Councillor Francis, Lead Member Housing and Development, was commended for the clear direction he had given to the review and his hard work in shaping the new policy proposals which were emerging. The following points were also made:-
· Serious concern was expressed regarding the current process for medical assessments of applicants for housing: the way these were undertaken, the transparency of the process and the validity of the outcome. It was considered essential that the new Lettings Policy ensure that an applicant’s medical history was objectively taken into account in any determination of an application for housing. It was also considered that it was inappropriate for a Council Officer without medical qualification to gauge the impact of a medical condition on an applicant’s quality of life and the relevance of this to any application for housing. It was noted that an analysis of 1st stage and 2nd stage appeals, on medical grounds, had shown that a higher percentage of appeals were granted at 2nd stage rather than at 1st stage; and that this indicated that the assessment process was not as robust as it should be and this needed to be addressed.
· Consideration that although provision of appropriate housing was a major influence on the quality of life for residents, it was not possible for the Council to meet all the expectations of residents in terms of housing provision. In this context concern was expressed that the current Lettings Policy allowed residents to make unrealistic applications for the housing (for example to apply for a 4 bedroom property rather than a 1 bedroom property when only the latter was needed) and the new Lettings Policy should address this as the processing of such applications wasted resources and delayed the processing of other legitimate applications.
· Consideration that although progress had been made, during the review of the Lettings Policy, in relation to the position of foster carers and their prioritisation for housing, further progress was needed. It was felt that a great deal could be done for the relatively small number of children affected by this issue, with little impact on others in the Borough who were on the housing waiting list. It was emphasised that the Authority was a corporate parent and therefore must live up to its responsibilities in the context of the Lettings Policy.
· Consideration that non-membership of the Common Housing Register (CRH) on the part of a Housing Association resulted in their exclusion from access to opportunities to re-house tenants resulting from such membership [vacancies in the housing stock of a CHR partner being available to other CHR partners] and the outcome of this for the tenants of such Housing Associations could be severe in terms of their prospects of obtaining decent homes. It was suggested in this context that the Authority proactively encouraged all Housing Associations to become members of the CHR.
· Consideration that the although the direction of travel of the Lettings Policy Review was positive there should be a further opportunity for Councillor level review and shaping of the final policy proposals before the new draft policy entered the public domain.
· Clarification was sought and given in relation to:
o A perceived commitment made at a recent meeting of the full Council, to indicate to applicants for housing the length of time they would be on the housing waiting list at the point of application, and any liabilities the Council might then have were it not able to meet the indicated timescale.
o Whether modeling the impact of the new Lettings Policy for community groupings on the housing waiting list would be informative.
· Formal thanks extended to Mr Elliot, Lettings Advisor Development and Renewal, for his contribution to the ongoing development of the new Lettings Policy.
· Councillor Francis, Lead Member Housing and Development, responded to 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.
The Chair Moved the recommendations as set out in the report and it was: -
Resolved:
That the contents of the report (CAB 152/089), be noted.
Announcement
At this juncture the Chair informed those people present that this meeting of the Cabinet was the last in the current Municipal Year and he wished to formally thank Chief Officers and Lead Members for their hard work during the past year.
Supporting documents:
- Review of Council Lettings Policy Final CAB 060509, item 13.1 PDF 83 KB
- Review Council Lettings Policy Appx 1 CAB 060509, item 13.1 PDF 23 KB
- Review Council Lettings Policy Appx 2 CAB 060509, item 13.1 PDF 22 KB
- Review Council Lettings Policy Appx 3 CAB 060509, item 13.1 PDF 18 KB