Cabinet Member: Councillor Craig ab Iago
To consider Cartrefi Cymunedol Gwynedd’s Annual Report. (Copy enclosed)
* 10.30 – 11.15 a.m.
Minutes:
(a) An annual report was submitted by the Chief Executive of Cartrefi
Cymunedol Gwynedd, drawing attention to the fact that the content of the report
covered between 1 April 2016 to March 2017 and that it followed a procedure
that had already been agreed with the Council.
Members of the Committee were guided through the report and the
following main points were noted:
·
that the focus was on
maintaining the housing stock to the Welsh Housing Quality Standard and on
recommencing the work of constructing new houses
·
in each contract
awarded, that contractors were expected to participate by investing in the
communities and reference was made to those examples in point 4.2 of the report
·
that it could be seen
from Table 1, which referred to the various elements, that the work on average
complied in full with the WHQS, although some elements did not hit 100% and the
reasons for those failures were explained
·
reference was made that
some tenants refused to allow work be carried out on the houses and that this
was acceptable, unless the work was to be completed in line with health and
safety
·
that statistics were
submitted to Welsh Government on an annual basis
·
in terms of the
construction work, many partners were being collaborated with and in relation
to grounds maintenance, the contract had been awarded to Gwynedd Council and
the work done was very good
·
that work was being done
on strategic subjects such as: homelessness (18 houses transferred on a lease
to use by Gwynedd Council); provision of affordable housing (a total of 39
units and over 100 houses being achieved this year by using a social grant);
growth plans and it was emphasised that there were opportunities along the
North Wales coast that assisted CCG to achieve more
·
that there was good
collaboration with North Wales Police and specific reference was made to a
scheme and arrangements in place in Maesincla.
·
Reference was made to
the strong links between houses and the health service specifically in terms of
facilitating timely and easier access to mental health services for some
tenants
·
In terms of the repairs
service, although this had not been up to standard in the past, he had received
a specific focus to improve the service and reference was made to success in
point 9.5 and performance had improved and the service was now much more
productive and customer satisfaction had increased
·
That CCG was inspected
annually by Welsh Government and that it was pleasing to report that the
inspectors praised the service and that they had excelled in terms of financial
viability
(b) During the ensuing discussion, the following points were highlighted
by individual Members:
(i) It was expressed that the general complaint by many Members was a lack
of follow-up to the complaints of tenants, specifically relating to community
spaces, windows not opening.
In response, it was explained that the standards of customer care had
improved but that it was obvious that some problems continued and he apologised
for this. Assurance was given that the
specific issues would be followed-up and escalated with the appropriate
officer. It was noted that there was a County-wide investment programme in
place and an intention to upgrade community spaces and it was hoped that the
majority of problems could be resolved in the future.
In general, it was noted that CCG listened to tenants and had done a lot
to improve customer care. When substantial work was being carried out on an
estate, a thorough consultation would be held. On average, it was noted that
tenants were very proud of where they lived. Much emphasis was placed on
providing an update and reporting back to tenants. In addition, it was ensured that wardens
visited individuals and there was a procedure of phoning individuals to
discover views on the service which had proved successful and lessons had been
learnt from this exercise. In addition, an investment had been made in a new IT
system that would be of assistance for tracking work, etc.
(ii) With the investment of £4m for the
construction of new housing, it was asked whether the houses were suitable for
older people and the disabled.
In response, it was noted that CCG collaborated with the Council's
Social Service in relation to welfare adaptations to housing and the purpose of
this was to help tenants to be able to remain in their homes for a longer
period of time.
In relation to new housing, there was a close collaboration with the
Council's Strategic Housing Unit and complied with the relevant standards, and
leadership would be taken jointly on building in accordance with priority.
(iii)
In response to an
enquiry regarding maintaining walking paths renewed as part of the community
investment from contractors, it was explained that contractors were not
accountable for their maintenance. It
was explained further that some paths had been adopted by the local authority
or in some cases from Community / Town Councils and therefore the
responsibility for maintaining them would fall on these authorities. Therefore, there would be a need to identify
the status of the paths and in the context of the Llwyn y Ne, Clynnog, walking
path, there would be a need to investigate further.
(iv)
In response to a query regarding pest control, it was explained that
there was no problem with the pest control contract and the arrangements in
place were explained. The contract was revisited
annually and it was noted that it worked successfully.
(v)
In terms of investing in
the community, it was explained that the community matters listed in point 4.2
of the report had been added on the contract.
The Community Grant had reduced but it was confirmed that money was
still available but through a different procedure. It was noted further that CCG had developed
a community strategy and was discussing with communities and was prepared to
receive business cases. It was
confirmed that the Strategy would be shared with the elected Members and
welcomed any suggestions / further ideas from Members.
(vi)
That some work elements within Table 1 in the report did not comply with
WHQS and therefore it was asked whether those matters would be recorded further
in the statistics the following year to ensure that they were not forgotten.
In response, it was explained that the statistics were presented to
Welsh Government and it could be seen exactly which house did not comply but
that it was difficult in cases where a tenant had refused to have work to be
carried out on a house.
(vii)
Why was the rent in Gwynedd lower
than in other authorities in the North?
In response, it was noted that the rent allocation policy was being
managed by Welsh Government and from the statistics, consideration was given to the average weekly salaries, tenant
affordability to pay, affordability to be able to purchase houses, the county's
economy, and therefore, the average salary in Gwynedd was low in comparison
with nearby authorities.
(viii) As a result of the above, it was asked whether this would be a reason
why residents moved to Gwynedd as the rent was low?
In response, it was noted that the above was not necessarily true,
because there were other factors why individuals moved to the area such as how
many houses were available, family background, etc. It was noted further that legislation
managed the co-exchange of houses and that individuals were entitled to request
to move with the application being successful if they met the appropriate
requirements.
(ix) In response to questions / observations, it was noted:
·
In terms of obtaining
access to houses, that there was a legal procedure to follow and the wishes of
tenants were respected unless they were willing for work to be done on their
houses
·
Best efforts were made
to attract tenants by advertising and more recently, training had been
established, referred to as a tenants academy, and it was hoped that more
interest could be attracted as a result
·
In terms of the closure
of offices in Pwllheli, it was confirmed that there was a satellite centre
there and members were encouraged to inform tenants of this. In addition, officers could visit tenants if
needed.
·
It was ensured that the
service for Gwynedd housing would not deteriorate as CCG worked outside the
County
(x)
It was asked whether it
would be possible to renovate empty housing stock in communities rather than
build from scratch so that the traditional characters of villages could be
retained.
In response, it was explained that any developments would be considered
in detail and an attempt would be made to promote communities in every aspect
but there was a need to ensure that the investment made would be viable over 30
years and the reason for that because of the loans for refurbishment.
(xi)
A question was asked on
behalf of a member who was absent from the meeting regarding a case in his ward
where CCG had forced a tenant to exchange an open fire for an electric
fire. In response, it was explained
that CCG had a policy for opportunities to close-up chimneys and install
effective electric heaters to protect the health and safety of the
tenants. However, it was emphasised
that they dealt sensitively with cases but that he was not familiar with the
specific case referred to.
(xii)
Any ideas and opportunities from members in terms of identifying areas
within their wards where there was an opportunity for community developments
was welcomed.
(xiii) In terms of the lack of parking on estates, it was acknowledged that the
matter was problematic due to a lack of land availability on estates, however,
an attempt was made to undertake environmental work where possible.
(xiv) In response to a question regarding a percentage of failure to carry out
work on tenants houses, it had been noted in the past 5/6 years that
approximately 10% of tenants had refused work from being carried out on their
houses; however, it was reported that the percentage had now reduced.
(xv)
It was asked whether it
was possible as part of the scrutiny arrangements for local small contractors
to undertake work for CCG. In response,
it was confirmed that it was possible but that it was complicated in terms of
legal requirements and advertising contracts.
(xvii) It was ensured that wardens and supported housing wardens visited
individuals aged over 80 years.
To close, the Chief Executive and Customers and Communities Director
were thanked for the report and the clear responses to the questions submitted
above.
Also, the officers were asked to convey the members' gratitude to CCG's
workforce for their praiseworthy work and in particular for their excellent
response to telephone enquiries.
Resolved: To accept, note and give thanks for the
report.
Supporting documents: