Agenda item

(a)       That the three key aims of the draft strategy, as outlined in 2.02 of the report, be supported;

(b)       That the views of the Committee on the workstream approach be expressed to Cabinet; and

(c)        That the commitment for further consultations to develop schemes in more detail be noted.

The Leader and Cabinet Member for Finance introduced the report to seek the Committee’s views on proposals to deliver the Welsh Housing Quality Standard (WHQS) through the development of a new Asset Management Strategy (AMS), and to share these with Cabinet.  In referring to the housing stock transfer ballot which had registered the highest turnout and ‘No’ vote in Wales, he paid tribute to the previous administration for the manner in which the ballot had been carried out in detailing alternative options within the Choices document.  In line with the Council’s Improvement Priorities, £103m of capital investment in the Council’s housing stock during the seven year plan to reach the WHQS would be delivered by the Council, representing a significant achievement.  To support this, a commitment had been given to the creation of additional jobs together with 20 apprenticeships to deliver this investment.  The Leader stated that these achievements were due to the significant improvements in Housing performance and thanked the Director of Community Services, Head of Housing, Cabinet Member and colleagues in Housing for their contributions.

The Head of Housing explained that whereas the current £49m investment programme focussed mainly on internal elements of work, the report set out options to move forward with different investment streams to achieve the WHQS by 2020.  Once approved by Cabinet, extensive consultation would take place with ward Members over the Spring/Summer of 2014 to discuss the detail of proposed investment plans and timing of various workstreams across the county.  The creation of 200 jobs through engagement of large and small contractors and local people, together with 20 apprenticeships, would provide a range of high quality work experience and training.  Opportunities would also be available for the Council’s trades teams to work on elements of capital works.  The Head of Housing went on to refer to the four main workstreams detailed in the report and sought Members’ views on the options.

The Chairman commended the creation of employment and training opportunities through achievement of the WHQS.

Councillor Paul Shotton spoke in favour of internal work being undertaken on a ‘whole house’ approach to minimise upheaval to the tenant and asked whether all funding streams had been explored.  The Head of Housing explained that in line with the Council’s Improvement Priorities, the Council had been successful in securing energy efficiency funding to supplement the programme.  In addition, changes by Central Government could create opportunities for funding over the next two years to help with non-traditional stock and a successful outcome to the bid submitted to the Wales Vibrant and Viable Places programme could bring extra funds for WHQS plans in those areas.

Following a query from the Chairman on solid wall insulation, it was explained that this would be considered for areas across the Authority according to the different criteria which applied.

On the importance of having a multi-skilled workforce, Councillor Alison Halford commented that some individuals may have more expertise in one area than another and that sufficient numbers of contractors would be required to carry out the work.  She asked that consideration be taken of weather impacts on external elements of work and had reservations about whether work should be carried out on an area-by-area basis at the expense of delays to those in other areas.

The Head of Housing advised that the Capital Works Manager had carried out visits to establish how other areas were delivering their investment programmes.  Although the Capital Works team in Flintshire was smaller than in some other areas, there was confidence in the ability to deliver the programme with a slight increase in the team.  There was ongoing liaison with Wrexham Council to co-ordinate tenders to plan work more effectively, along with consideration of internal workforce skills and programme timing of different elements of work.  In reference to work previously undertaken on the kitchen programme, the Head of Housing spoke of challenges arising from contractors moving around which could be alleviated if an ‘estate by estate’ approach was taken.  In response to clarification sought on ‘SAP’, the Capital Works Manager provided explanation on the energy rating of properties and would inform the Committee of the full term after the meeting.

Councillor Rosetta Dolphin welcomed plans for pre-consultation with ward Members but had concerns about the effect on the tenant of carrying out internal work on a ‘whole house’ approach.  In response to a query, it was confirmed that the WHQS did not apply to private houses taken on by the Council and that newer houses were built to more modern standards and were fit for purpose.  The Capital Works Manager explained the different options for approaching the programme of works and that the approach to carry out all elements of work simultaneously could result in savings from project management costs which could then be allocated to new workstreams.

In welcoming the report, Councillor George Hardcastle echoed the point made by Councillor Halford on the timing of work, particularly in consideration of older residents.

Councillor Peter Curtis thanked officers for the informative report but thought that using the ‘estate by estate’ approach would create too much discontent amongst residents in other areas.  He felt that working with other Councils was essential and commented on the need for a balanced approach to make the best use of funding available and skills needed.

In welcoming the comments put forward, the Leader and Cabinet Member for Finance said that difficult decisions would need to be made and that although these would not be agreeable to everyone, the Council was in a strong position to achieve the WHQS.  He paid tribute to other Councils, alongside Flintshire, who had retained their housing stock and the impact of Welsh Government agreement to end the national housing subsidy scheme in Wales from 2015 which would benefit work on the AMS.

Councillor Mike Reece spoke of the practicalities of programming work appropriately such as repairs to back kitchens alongside external work with scaffolding.  In response to a query relating to ongoing work at garage sites in Castle Heights, the Housing Asset Manager explained that these were security measures being put in place to prevent further incidents of vandalism.

Reference was made by Councillor Gareth Roberts to work previously carried out at a property on a ‘whole house’ approach in which the tenant had been satisfied.  He felt that kitchen and bathroom programmes should not be undertaken at the same time and suggested that work be programmed on an area/town basis rather than by ward.

Councillor Halford suggested that officers be tasked with planning the most suitable and transparent approach to prioritising workload, taking into account workforce capacity and savings.  Councillor Hardcastle echoed this view.

On behalf of the Committee, the Chairman congratulated the Director of Community Services and Head of Housing for their achievements.

RESOLVED:

(a)       That the three key aims of the draft strategy, as outlined in 2.02 of the report, be supported;

(b)       That the views of the Committee on the workstream approach be expressed to Cabinet; and

(c)        That the commitment for further consultations to develop schemes in more detail be noted.