Agenda item
Welsh Government White Paper (Homes for Wales - Better Lives and Communities)
To receive a presentation on the Welsh Government White Paper (copies sent out under separate cover).
Decision:
(a) That the comments provided by Members are considered when responding to the Welsh Government consultation; and
(b) That any additional comments or views be forwarded by Members to the Head of Housing Services or Head of Planning by Friday 13 July 2012.
Minutes:
The Head of Housing Services and the Head of Planning provided a presentation on the Welsh Government White Paper (Homes for Wales – Better Lives and Communities). The main features of the presentation were as follows:
- Main Aims
- Increasing the supply of new homes
- Factors to consider
- Empty Homes
- Improving the quality of existing LA homes
- Improving the Private Sector Rented Sector
- Factors to Consider
- Tackling Homelessness
- Other actions and proposals – not law
- Other planned developments
- Links to other policy areas
- What are we doing already?
- Timetable
Councillor A.M. Halford thanked the officers for the presentation and said that there was a clear need for Planning and Housing Teams to work together which she felt should be encouraged. She highlighted a problem where the private rented sector were not able to find out the background of tenants because of the Data Protection Act and asked whether anything could be done to identify those who had damaged previous properties that they had been tenants of. The Head of Housing Services said that it was hoped, for the more challenging tenants, that a support mechanism would be put in place to ensure that they complied with the terms of their tenancy agreement. The Housing Renewal Manager commented on a voluntary tenancy accreditation scheme which could be considered; this was a similar scheme to the one in place for landlords.
In response to comments made on the Housing Revenue Account (HRA) subsidy system, the Head of Housing Services said that once an outcome had been agreed between Welsh Government and Westminster Government settlement it would be discussed with the Local Authority on how the payments would be distributed in Wales. She said that Councils would not be significantly better off initially as authorities would be required to take on some debt but she confirmed that and additional resources could be used to invest in housing stock for the future.
On the issue of payment of Council Tax for empty properties, Councillor J. Falshaw suggested that extra consideration should be given to families where bereavement was the reason for the empty property. He also felt that mortgage lenders and local authorities should liaise more closely to avoid repossessions where difficulties with mortgage payments were being experienced. He said that it was important to understand why properties were empty and that owners should be encouraged to bring properties back into use. The Cabinet Member for Housing said that during January to March 2012, four residents who had attended mortgage hearings had not been evicted from their properties following negotiation. On the issue of mortgage payments, the Team Manager Advice & Homeless Services advised that some mortgage lenders did provide notification where problems were being experienced and the Authority would then contact the mortgagee. It was found that those who used the service were able to resolve the issues which had been raised and were not evicted from their property.
On the issue of empty homes, the Housing Renewal Manager said that the aim was to have a strategic joined up approach and he said that a specific officer was in post to find the best solution for the property owner.
Councillor I. Dunbar commented on the changes to benefits and felt that it would result in increases in homelessness; he asked what was in place to protect those affected. The Head of Housing Services explained that the proposed changes meant that where properties were under-occupied by one bedroom or more, a reduced benefit payment would be made. Work was ongoing with colleagues in the Housing Benefit team to draw up a list of those affected to identify how they could be helped. It would be a significant challenge for the local authority as there would be a mis-match between the number affected and the number of smaller properties available. She added that in the private rental sector, changes were already underway and tenants aged under 35 only received an amount of benefit equivalent to that for a bedsit. The Team Manager Advice & Homeless Services said that the average loss for a tenant in a one bedroomed property was £10 per week which increased to £19 for a two bed property. Councillor Dunbar queried what would be the alternative for people who could not pay and the Chairman responded that there had been situations in the past where the Council had been faced with a large bill for bed and breakfast accommodation. He felt that these changes would result in a similar situation and said that it was important that extra staff were recruited in the Welfare Rights Section.
The Head of Housing Services said that a number of different schemes were being piloted to identify measures to prevent people losing their homes.
Councillor P. Curtis commented on properties which could be difficult to sell through no fault of their owner which could be charged higher Council Tax rates if they were unsold after more than 12 months. He raised concern at the suggestion to extend the “threatened with homelessness” definition from 28 to 56 days.
Councillor C.A. Thomas said that there should be a strong evidence of need when considering sites for property development and that attention be paid to property type. She felt that there was insufficient discussion at pre-planning stage and that there was a low supply of one bedroom accommodation coming forward. She referred to page 6 of the White Paper and queried what Community Land Trusts meant. On the issue of properties which were empty for more than 12 months, she suggested talking to estate agents and that discussions be undertaken on the possibility of renting the property out. On page 21 it was reported that the typical age for a first time buyer was 29 with the average income being between £32,000 to £34,000; she felt that this was not correct for Flintshire and asked that representation be made to Welsh Government (WG) to advise them of statistics for age and income for the area.
In response to comments on working with estate agents, the Head of Housing Services said that one option was for the authority to consider establishing a Social Letting Agency. She advised that Community Land Trusts were schemes where houses were built on community owned land. She also confirmed that information on average income and ages for Flintshire would be provided to WG.
The Leader of the Councillor said that the document was an exciting and radical approach and the change of focus should be welcomed. He said that the co-operative approach and pioneer schemes operating in Europe would be an exciting opportunity for Flintshire. He said that the common denominator was private land and that the opportunity to identify land as part of the Local Development Plan (LDP) provision was critical. He referred Members to paragraph 4.42 of the White Paper and said that the HRA Subsidy system was an opportunity for local authorities.
Councillor H.G. Roberts expressed disappointment at the content of the White Paper. He highlighted paragraph 4.69 and the proposal to use enforcement measures to bring properties back into use and commented on two properties in his ward where because of issues with the owners, the properties on either side could not be let. He also raised concern at the statement in the White Paper that there would be no homelessness by 2019.
In response to a question from Councillor Halford on paragraph 4.70 and the ability to charge more council tax on properties which had been empty for more than 12 months, the Director of Community Services said that the Authority was not currently permitted to do so.
In conclusion, the Head of Housing Services asked that Members forward any comments or views to either herself of the Head of Planning by Friday, 13 July 2012.
RESOLVED:
(a) That the comments provided by Members are considered when responding to the Welsh Government consultation; and
(b) That any additional comments or views be forwarded by Members to the Head of Housing Services or Head of Planning by Friday 13 July 2012.