(b)Declarations of Interest by all Members present of
any personal interests in matters on the agenda, the nature of any
interest and whether the Members regard the interest as prejudicial
under the terms of the Code of Conduct.
(c)Exclusion of Press and Public - To consider whether,
in view of the nature of the business to be transacted, or the
nature of the proceedings, the press and public should be excluded
from the meeting when any of the following items are under
consideration.
NOTE: Any
item appearing in Part 2 of the Agenda states in its heading the
category under which the information disclosed in the report is
exempt from disclosure and therefore not available to the
public.
A list and description of the exempt
categories is available for public inspection at Brighton and Hove
Town Halls.
Minutes:
1a
Declaration of
Substitutes
1a.1
Councillor
For Councillor
Marsh
Allen
Smart
Harmer-Strange
1b
Declarations of
Interest
1b.1
There
were none.
1c
Exclusion of Press and
Public
1c.1
The
Committee considered whether the press and public should be
excluded from the meeting during the consideration of any items
contained in the agenda, having regard to the nature of the
business to be transacted and the nature of the proceedings and the
likelihood as to whether, if members of the press and public were
present, there would be disclosure to them of confidential or
exempt information as defined in Schedule 12A, Part 5A, Section
100A(4) or 100 1 of the Local Government Act 1972 (as
amended).
1c.2
RESOLVED -That the press and public be not
excluded from the meeting.
Minutes of the meeting held on 11 March 2008
(copy attached).
Minutes:
2.1
In
response to a query from John Stevens the Assistant Director noted
that a report on damp in council owned homes was being prepared and
would be reported to a future meeting.
2.2
RESOLVED–That the minutes of the meeting held on 11
March 2008 be approved and signed by the Cabinet Member.
3.
Chairman's Communications
Minutes:
3.1
The Chairman welcomed everyone
to the inaugural meeting of the Housing Management Consultative
Committee, outlining her vision for Housing Management, including
priorities that:
i) Tenants would continue to be at
the heart of the service
ii) Housing Management would be
a ‘3 star’ service
iii) Improvements stemming from
recent consultation would be evident.
3.2
The Chairman noted that projects providing new
kitchens and bathrooms had begun and a project upgrading properties
in the Albion Hill area of the city had just concluded.
3.3
The Chairman explained that in response to demand
from tenants, there would be a greater focus on tenancy
enforcement.
3.4
The Chairman concluded that she welcomed recent
comment about Succession Policy and that there would be an emphasis
on protecting and being more sensitive to tenants who were dealing
with bereavement.
4.
Callover
Minutes:
4.1
RESOLVED- All items
were reserved for discussion.
5.
Public Questions
(The closing date
for receipt of public questions is12 noon on 15 July
2008)
No public
questions received by date of publication.
Minutes:
5.1
There
were none
6.
Written Questions from Councillors
No written questions have been received.
Minutes:
6.1
There
were none
7.
Petitions
No petitions
received by date of publication.
Minutes:
7.1
Charles Penrose presented the
following petition signed by 770 sheltered housing residents
concerning the retention of scheme managers.
‘We the undersigned believe that Scheme Managers are
absolutely essential for Brighton & Hove City Council Sheltered
Housing schemes. We call on Brighton & Hove City Council to
retain the present system of Scheme Managers.
We
are extremely concerned to hear that Scheme Managers are going to
be replaced by floating support. People live in Sheltered Housing
because they need support and security, and floating scheme
managers cannot provide this at a sufficient level.
Scheme Managers should not be an optional extra – they are
absolutely vital. A Scheme Manager not only improves the quality of
people’s lives but can also prolong their lives.
We
are amongst the most vulnerable people in society, and our lives
should not be put in danger through cost-cutting measures. We urge
all Sheltered Housing tenants to sign this petition and to
encourage families and carers to give us their
support.’
7.2
The
Chairman accepted the petition noting her intention to visit every
sheltered housing scheme in the city. She added that a report was
being prepared on the issue and that the concerns of petition would
be incorporated.
7.3
RESOLVED–That the petition be noted.
8.
Deputations
(The closing date
for receipt of deputations is 12 noon on 15 July 2008)
Report of the Director of Adult
Social Care & Housing (copy attached).
Decision:
RESOLVED– That the progress of the Sheltered Housing
Focus group to date be noted and that a
full report on the conclusions of the Focus Group will be prepared
for HMCC in September.
Minutes:
13.1
The
Committee considered a report of the Director of Adult Social Care
& Housing concerningwork of the Sheltered Housing Focus Group. The
group had examined issues raised by tenants concerning council
owned sheltered housing in the City (for copy see minute
book).
13.2
Councillor Mears noted the
concerns about communication and the need to respond to
such.
13.3
The Chairman accepted that work
was needed to improve customer services. This included improved
communications. She noted the success of the recent
‘roadshow’ that visited
sheltered housing schemes.
13.4
The meeting debated the merits
of the roadshow and agreed that it was
a good idea and asked if it might continue. It was noted that the
event might benefit from a broader audience. Tenant Representatives
asked if Carers might be able to attend and Councillors asked if
Ward Members might be alerted to the events for
information.
13.5
John Melson hoped that some positive action might result
from the communications that had been heard.
13.6
Councillor Simpson noted the
potential security risks for people living in sheltered
accommodation, particularly in relation to shared spaces like
common rooms and the possibility for theft from insecure areas. The
Chairman noted that this issue had been debated by the Sheltered
Housing Action Group and the work would be undertaken around this
issue.
13.7
RESOLVED– That the
progress of the Sheltered Housing Focus group to date be noted and that a full report on the conclusions
of the Focus Group be brought back to the committee in
September.
Report of the Director of Adult
Social Care & Housing (copy attached).
Decision:
RESOLVED- That the progress to date be noted and that a full and final report be brought
back to HMCC, Autumn 2008 to amend the Allocations Policy and
incorporate an Adaptations Policy.
Minutes:
14.1
The
Committee considered a report of the Director of Adult Social Care
& Housing providing an update to the progress made thus far.
The report recommended that a further updated report, including
implementation of proposed policy changes, be considered in detail
by the respective working groups prior to a final report being
brought back to Housing Management Consultative Committee in the
autumn (for copy see minute book).
14.2
The Chairman commended the
report and thanked those involved in its preparation; she requested
that it be shared with all Councillors for information.
14.3
John Melson requested that disabled people needing
adaptations due to sub-standard accommodation should be decanted
with no wait. The Chairman noted that this issue would considered
as part of the final report
14.4
John felt that that the 750K
budget was inadequate and that the funding ought to be from the
General Fund rather than the Housing Revenue Account. The Director
noted the pressures on the budget and suggested that it could be
examined during the budget setting process. The aspiration was that
all properties should be ‘homes for life’ but the
budgetary situation was difficult.
14.5
John Stevens was pleased to
learn that an underspend of 138K from the Adaptations
budget had been rolled forward and incorporated into the current
budget.
14.6
Councillor Mears noted the
limited impact of the budget and suggested that there might be
alternatives to simply providing adaptations; she suggested that
there might be merit in examining alternative housing options for
those in severe need.
14.7
In response to a query from
John Melson about the budget
underspend the Assistant Director
reported that the entire budget had been committed. The underspend did not
mean that there was not enough demand, but rather that it had not
been possible to complete all the budgeted works in a single
financial year.
14.8
The Assistant Director informed
the Committee that Officers were looking to deal with adaptations
in a more systematic way and were considering options such as
designating entire blocks for adaptation or offering concierge and
extra care in some buildings.
14.9
Stewart Gover noted that, contrary to assurances otherwise,
he was aware of properties that were having adaptations removed.
The Assistant Director offered to investigate the specific
case.
14.10
In response to queries from Ted
Harman the Chairman explained that the newly developing Adaptations
Policy would consider the issue of feedback and communication with
tenants. She also commented that the newly compiled register of
adapted properties would help tackle some of the issues in relation
to the length of time it currently took to provide
adaptations.
14.11
The Committee were concerned
about delays incurred due to the lack of Occupational Therapists.
The Director was aware of a national shortage and was working with
local teams to address the issues. Chris Kift noted a visible improvement since the
appointment of his Occupational Therapist and commended the better
communications.
14.12
RESOLVED–That the
progress to date be noted and that a
full and final report be brought to the Housing Management
Consultative Committee in Autumn 2008 to amend the Allocations
Policy and incorporate an Adaptations Policy.
RESOLVED– (1) That the
progress of the project, which aims to deliver key strategic
housing and corporate priorities and generate funding for
investment in the HRA, be noted.
(2) To recommend that the
Housing Cabinet Member approves to proceed to the proposed
development and finalisation phases of Stage 2 of the review and
authorises the Director of Adult Social Care and Housing to take
all steps necessary to progress the work.
(3) That it be noted that any
decision to implement the finalised proposals will be made by
Cabinet and the Committee and to note the provisional outline
timetable to set up any asset-backed LDV, as outlined in section
3.17 of the report.
(4) That the proposed
consultation arrangements with tenant and leaseholder
representatives be noted prior to Cabinet taking any final decision
to establish an Local Delivery Vehicle,
as outlined in section 4 of the report.
Minutes:
15.1
The Committee
considered a report of the Director of Adult Social Care &
Housing concerning the council’s review of options in the
Government’s Housing Green Paper. With the support of
external financial and legal expertise from Pricewaterhouse Coopers (PwC) and Trowers & Hamlins
(Trowers), the detailed assessment of
options for meeting the council’s strategic objectives and
development of a proposal for the council to set up a viable Local
Delivery Vehicle (LDV) that meets these objectives had been
completed (for copy see minute book).
15.2
The Chairman commended the
input of all those involved in preparing the report. She noted the
huge opportunities it offered for the council and the financial
benefits that it could bring.
15.3
The Chairman noted a request
from Councillor Randall to speak to the report and invited him to
address the meeting.
15.4
Councillor Randall was
concerned about tenant input and involvement in regard to the LDV.
He suggested that the LDV Board should consist of at least one
third Tenant Representatives.
15.5
Councillor Randall commented
that some authorities were tackling the issue in different ways; he
noted the use of Community Land Trusts and Co-Operative
models.
15.6
The Chairman thanked Councillor
Randall for his comments and supported an ongoing commitment to
tenant involvement. She recognised the need for sustainable and
deliverable development, noting the current ‘credit
crunch’ and potential for fuel poverty.
15.7
The Chairman was keen to ensure
wide input and ownership of the scheme and noted the strong links
with the newly established Cabinet Committee on Sustainability. She
concluded that the LDV was only one of a series of potential
solutions and that, where appropriate it might be of benefit to use
Land Trusts or Co-Ops.
15.8
Councillor Marsh supported the
commitment to tenant involvement and the comments of Councillor
Randall in relation to using the various models available to the
council. Councillor Marsh suggested that the newly emerging
‘Citywide Assembly’ might be interested in commenting
on the Green Paper.
15.9
Charles Penrose asked what the
implications were for Sheltered Housing. The Chairman explained
that there could be positive benefits for Sheltered Housing and
that residents would be consulted as plans developed. There was
potential to re-invest in Sheltered Housing and improve
facilities.
15.10
Councillor Simpson was
concerned that the report had only been available for a short while
to Members and that there were many issues that the Labour Group
would have liked to have been briefed on prior to the
meeting.
15.11
The Chairman commented that the
report had been debated by the Adult Social Care and Housing
Scrutiny Panel and that the Leader of the Labour Group had been
aware of its content. She was keen to ensure that Members were
involved.
15.12
Stewart recognised the need to
allow for ‘enquiring voices’. He noted that there was a
pool of expertise and experience from within the local tenant
movement and noted a general feeling of anticipation across the
city. He felt that confidence in the proposed trajectory was
immense and that this energy should be capitalised.
15.13
Councillor Fryer commented that
the reason that this option was being pursued was because
Government would not allow the council to borrow money or build its
own housing stock. She was pleased to note that the LDV was one of
a number of options being considered.
15.14
In response to a series of
questions from Councillor Fryer the Chairman explained that;
responsibility for repairs and maintenance remained with the
council, the 106 leased properties would be from temporary
accommodation, therefore there would be no change to their current
Tenancy Agreement. The rent levels of the properties in question
should not be significantly affected.
15.16
The Chairman continued that it
could be possible to build new properties, buy existing ones or
take over mortgages from owner occupiers in difficulties. The
length of the lease would be 125 years in order to attract the
funding required.
15.17
In response to a series of
queries from Councillor Marsh the Chairman explained that; the
composition of the board and the involvement of tenants would be
debated during the second phase of the project. The potential empty
393 HRA properties would have the same security of tenure as
regular stock and were being identified by officers as they became
available. The Chairman stressed that that it might not be
necessary to utilise all 393 properties and that this figure merely
represented the maximum number that the council were legally able
to make use of.
15.18
The Chairman noted that
communications to the wider tenant community would be through
conventional routes including the Area Panels, ‘Homing
In’ and the Tenant Conference.
15.19
Councillor Mears emphasised the
importance of settling the consequences of the Stock Options
process and the determination of the Administration to deliver an
excellent service whilst recognising the request of tenants to
retain the council as its landlord.
15.20
John Melson supported the proposals being made and hoped
that all parties would work together to make it a reality rather
than use the opportunity to ‘play politics’. He
appreciated that this was the start of a wider process and hoped
that regular briefings would be available for all interested
parties so that everyone could learn together.
15.21
John suggested that a separate
body should be set up specifically for Housing to ensure that the
options being considered were subject to rigorous and appropriate
scrutiny. Councillor Mears noted that this request had been made
previously and that consideration of it could be part of the six
month review of the new constitutional arrangements.
15.22
RESOLVED– (1) That the progress of the project, which
aims to deliver key strategic housing and corporate priorities and
generate funding for investment in the HRA, be noted.
(2) To recommend that the
Housing Cabinet Member approves to proceed to the proposed
development and finalisation phases of Stage 2 of the review and
authorises the Director of Adult Social Care and Housing to take
all steps necessary to progress the work.
(3) That it be noted that any
decision to implement the finalised proposals will be made by
Cabinet and the Committee and to note the provisional outline
timetable to set up any asset-backed LDV, as outlined in section
3.17 of the report.
(4) That the proposed
consultation arrangements with tenant and leaseholder
representatives be noted prior to Cabinet taking any final decision
to establish a Local Delivery Vehicle, as outlined in section 4 of
the report.
Tenant
Representatives unanimously indicated that they supported the
recommendations.
Report of the Director of Adult
Social Care & Housing (copy attached).
Decision:
RESOLVED– (1) That tendering for a Security Wheel
Clamping Service within Brighton & Hove, enabling services to
commence on 31 January 2009, be endorsed.
(2) That the comments of the
Housing Management Consultative Committee are recommended to the
Housing Cabinet Member Meeting for approval.
Minutes:
16.1
The
Committee considered a report of Director of Adult Social Care
& Housing that requested comments on a proposal to request
permission to tender for a contract to provide a secure clamping
service for Housing Revenue Account (HRA) managed car parking and
garage areas let to licence holders. Permission was also sought
that other directorates who would benefit from clamping on their
land, for example office car parks, could use the service (for copy
see minute book).
16.2
The
Chairman invited Councillor Randall to take the seat vacated by
Councillor Davey. Councillor
Davey had to leave the meeting for
personal reasons.
16.3
The
Chairman noted that the Car Parks and Garages Working Group would
remain in place to help monitor the contract.
16.4
Councillor Randall asked if it would be
possible for ‘orphan’ spaces, (those with no clearly
designated responsibility) to be adopted.
16.5
Councillor Marsh asked if clamping vehicles in
parking bays was the best solution. She reasoned that this might
not be of benefit to the bay tenant as the illegal occupant might
take longer to remove the offending vehicle.
16.6
John
Melson noted that problems with illegal
parking in and around Hereford Court and Wiltshire House had been
reduced by the use of clamping. There remained issues with tenants
parking in the wrong spaces, but the situation was much improved.
John commended the work of the Car Parks and Garages
Team.
16.7
Stewart
echoed the praise of the Car Parks and Garages Team. He suggested
the use of parking permits for larger estates so that underused car
parks could be let to non-residents. Head of Housing Management
offered to investigate.
16.8
In
response to a query from Councillor Simson, the Head of Housing Management noted that
there was a thirty minute delay for visitors to high-rise blocks
and a fifteen minute delay for low-rise, this to enable visitors to
obtain visitors permits from those that they were
visiting.
16.9
Chris
Kift asked if the car park at the rear
of St. James’ House, currently gated, could be included in
the clamping contract and have the gate removed.
16.10
The
Chairman noted that the service had the potential to expand and
adopt other areas.
16.11
Officers offered to investigate the use of the
two car parking spaces at Woburn Court that were often illegally
occupied by visitors to the neighbouring public house.
16.12
John
Melson noted that a release fee of
£125.00 was unaffordable to many tenants. Head of Housing
Management noted that this had been debated by the Working Group
and could be re-examined.
16.13
John
Stevens noted that some tenants abused their car park spaces by
sub-letting them to others. Head of Housing Management was aware of
some small scale abuse and would take action where evidence was
provided.
16.14
The
Committee discussed the potential for zoning areas of the city and
provision for disabled drivers. The Chairman suggested that this
might be an issue that the Tenant Conference could
debate.
16.15
RESOLVED– (1) That tendering for a Security Wheel
Clamping Service within Brighton & Hove, enabling services to
commence on 31 January 2009, be endorsed.
(2) That the comments
of the Housing Management Consultative Committee are recommended to
the Housing Cabinet Member Meeting for approval.
Report of the Director of Adult
Social Care & Housing (copy attached).
Decision:
RESOLVED– (1) That the
progress on the development of the city-wide Housing Strategy
2008–2013 and the consultation undertaken to date, be
noted.
(2) To engage Housing
Management Consultative Committee and tenant representatives in
detailed consultation / review of the draft Housing Strategy, Older
People’s Housing Strategy, BME Housing Strategy and LGBT
Housing Strategy.
Minutes:
17.1
The
Committee considered a report of the Director of Adult Social Care
& Housing concerning the development of a draft Housing
Strategy and draft specialist housing strategies relating to Older
People, the city’s BME (Black and Minority Ethnic)
communities and the city’s LGBT (Lesbian, Gay, Bisexual and
Trans) communities. Development of these strategies began in 2007
to replace the previous Strategy that was developed in 2001 and
updated in 2004 (for copy see minute book).
17.2
The Chairman thanked the
Officers for their work in preparing the report.
17.3
John Stevens asked if there
would be a strategy for disabled persons or for ex-service
personnel. The Housing Strategy Manager noted that these would be
examined in future, but did currently cut across many existing
policies.
17.4
John Melson noted that age and disability were not
necessarily linked and that one could be disabled at any
age.
17.5
Councillor Simson welcomed the strategies, but was concerned
to note the challenges that had been faced in engaging with Black
and Minority Ethnic (BME) communities.
17.6
Councillor Randall commented
that ‘lifetime homes’ ought to translate into
‘lifetime neighbourhoods’ and that it was also
important to offer strategies for families and the provision of
family housing.
17.7
RESOLVED– (1) That the progress on the development of
the city-wide Housing Strategy 2008–2013 and the consultation
undertaken to date, be noted.
(2) To engage Housing
Management Consultative Committee and tenant representatives in
detailed consultation / review of the draft Housing Strategy, Older
People’s Housing Strategy, BME Housing Strategy and LGBT
Housing Strategy.
The Committee considered a
report of Director of Adult Social Care & Housing concerning
the attainment of performance targets set by members and/or Cabinet
and reporting on general policy initiatives underway to improve
performance within Housing Management responsibilities (for copy
see minute book).
18.2
The Chairman was pleased to
note the improvements in performance and thanked Officers for their
work in achieving these goals.
18.3
Councillor Simson was pleased to note the improvements in
empty property turnaround times but did not wish this to hamper the
lettable standard.
18.4
Councillor Simson was concerned to note the percentage of
tenants refusing properties due to ‘not liking the
area’ having made a bid. She wondered why the bid had been
made in the first place and if tenants were feeling under pressure
to bid. The Chairman had asked the Lettings Team to investigate
this and they had reported that the incidents were mainly due to
viewing properties with shared facilities.
18.5
Councillor Simpson echoed the
sentiments of Councillor Simson in
respect of tenants feeling under pressure to bid. The Assistant
Director noted the concerns and felt that Officers should encourage
tenants to bid, but that this should not make tenants feel
pressurised.
18.6
Councillor Randall noted that
the neighbourhood was as important as the property being let. He
noted that Rotterdam had created a safety index of all its estates
and wondered if there might be benefit in doing something similar
in the city. The Chairman agreed that expanded information about
the neighbourhood would be a good idea.
18.7
Policy & Performance
Manager offered to provide information to John Melson about the number of applicants and
refusals.
18.8
Chris Kift noted that he had just been through the
bidding system and had found it very stressful; viewing properties
with other potential tenants added an element of competition which
was awkward. The sheer lack of properties, even for a ‘Band
A’ rating was frustrating and the poor information provided
by the Letting Officer compounded a very stressful
situation.
18.9
Councillor Randall asked if a
financial assessment was made with tenants at the letting stage.
Identifying potential problems for tenants at the start of their
tenancy could bring benefits in the long term and reduce overall
debt.
18.10
Councillor Randall noted that
the issuing of Notice Seeking Possession (NOSP) for rent arrears
was very high compared to the national average. He recognised that
this represented a lot of work for the department but that it did
save money in the long term.
18.11
In response to a query from
John Stevens about emergency repairs and Carelink the Chairman suggested that refer this to
the Repairs and Maintenance Monitoring Group.
18.12
Councillor Marsh noted that
Adult Social Care & Housing had the largest amount of sickness
leave. The Chairman noted that she, along with the Director and
Assistant Director would be tackling this issue
directly.
18.13
The Director noted that she was
sponsoring a pilot scheme in respect of sickness absence. The issue
was a sensitive one and she would be dealing with it as a priority
and tackling the issue from the perspective of managing
attendance.
18.14
John Melson noted there had been a marked improvement in
cleaning services and paid tribute to Hilary Edgar and her team for
the positive results of some pilot schemes.
Report of the Director of Adult
Social Care & Housing (copy attached).
Decision:
RESOLVED- That the Housing Management Consultative Committee
note that the Cabinet Member for Housing will be requested to
authorise that the Director of Adult Social Care & Housing be
given delegated powers to approve the award of the contract for
external envelope repairs to Somerset & Wiltshire House,
following financial due diligence and cost comparisons of the
tenders offered under mini competition from contractors on the LHC
external envelope repairs framework, following consultation with
the Cabinet member for housing.
Minutes:
19.1
The Committee considered a report
of Director of Adult Social Care & Housing regarding the
authorisation of delegated authority to award a contract for
repairs to the external envelope of Somerset & Wiltshire House
(for copy see minute book).
19.3
Councillor Mears was pleased to
note that whilst scaffolding was erected it would be used to
facilitate the carrying out additional minor repairs and
inspections.
19.4
Charles Penrose noted concerns
from residents of Somerset Point about previous electrical works
and the difficulties poor work had caused. Councillor Mears and the
Chairman noted that this was not acceptable and that there would be
a greater emphasis on the letting and monitoring of
contracts.
19.5
RESOLVED– (1) That the Housing
Management Consultative Committee note that the Cabinet Member for
Housing will be requested to authorise that the Director of Adult
Social Care & Housing be given delegated powers to approve the
award of the contract for external envelope repairs to Somerset
& Wiltshire House, following financial due diligence and cost
comparisons of the tenders offered under mini competition from
contractors on the LHC external envelope repairs framework,
following consultation with the Cabinet member for
housing.
19.6
In closing the meeting the
Chairman noted information from Chris Kift that a ‘Facebook’ site had been created by Tenant
Representatives with colleagues from Jersey. She commended the
initiative and hoped that it would bring dividends.
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