Agenda item

To consider the report.

1)    To accept the report and to note the observations.

2)    To make a request to the Scrutiny Forum for a Scrutiny Investigation into the Social Housing Allocation Policy in order to see how robust the procedure is and to look at the detail of the policy.

 

The report was submitted noting that it provided an overview of the progress seen on the Housing Action Plan. It was highlighted that good progress had been seen since adopting the plan in April 2021 with:

·         241 social houses built

·         202 empty houses had been brought back into use

·         32 homelessness units had been erected or were in the process of being erected

·         64 first time buyers grant had been given to renovate empty houses

·         633 housing adaptations grants had been allocated to enable disabled people to continue living in their homes.

It was generally expressed that the department felt strongly that they offered a variety of support and interventions and, as a result, that the plans met the needs of individuals in different areas of the county.

 

Members were guided through the projects, beginning with "Developing our own homes, buying private homes and purchasing building land for the future". It was noted that the three projects aimed at increasing the opportunities available for the people of Gwynedd by owning or renting suitable housing for their needs. It was explained that by implementing the buying and building houses schemes successfully during the Housing Action Plan period, the Council would have erected 90 houses and bought a 100 others that would be available to let for Gwynedd residents. It was highlighted that several developments were currently underway, with six developments in locations such as Bangor, Llanystumdwy and Llanberis in different stages of the process.

 

In terms of the Buy to Let Scheme, it was noted that 18 houses had now been bought with another 6 in the process of being bought. It was explained that these houses were bought across the county and in locations where it would be possible to respond to local people's housing needs. It was added, before letting the property, the houses needed to be brought to an accepted and statutory standard of living, and the department was in the process of discussing their letting arrangements. It was explained in terms of purchasing land, that land had been purchased in Mynytho, Llanystumdwy and Caernarfon for future development. In terms of Social housing, it was expressed that the Council continued to work closely with the Housing Associations to implement a Social Housing Development Programme in the county.  We aim to reach a target of building 700 social houses across the county during the term of the plan. It was reiterated to date that 241 houses had been erected, with 279 underway and that the programme was full for 2024/25.

 

Attention was drawn to the Grants Schemes, noting that the Action Plan included several schemes related to allocating grants to increase the opportunities available for the people of Gwynedd. It was explained that the Council had recently started a community regeneration grant scheme that provided grants for community groups to provide living units for local people. It was noted since the beginning of the Plan, that 633 adaptations had been made to enable people to remain in their homes. It was explained that this could include minor adaptations such as installing ramps or structural work such as erecting extensions or adapting rooms. Attention was given to the First Time Buyer Empty House Grants, highlighting that empty houses that used to be second homes were now eligible for the grant.

 

It was highlighted that the situation continued to be complex in the field of homelessness, with about 70 to 100 people presenting themselves as homeless every month and 217 were in emergency accommodation in December 2023. It was emphasised that the housing and accommodation supply and support were not sufficient to respond to the demand and cope with the pressures on the service. It was explained that the department had appointed two specialist officers to support individuals who presented themselves as homeless or at risk of being homeless as a result of mental health problems or substance misuse. It was noted that 52 individuals had received support from the officers.

 

It was expressed during a previous Scrutiny Committee that the department had acknowledged the need to improve communication between the Members and, as a result, the department had updated a specific page on the Members' Intranet and launched a map showing the locations of some of the main schemes that have either been completed or were underway.

 

During the discussion, the following observations were noted:-

 

-       Gratitude was expressed for the report and it was enquired whether there was concern about the funding available to adapt houses for people with disabilities as it was funded by grants.

o   Concern was noted as prices had increased, especially following Covid. It was explained that budgets were tight and the figures were not currently sufficient to meet the needs of every individual.

 

-       It was noted that there had been mention of a plan to adapt empty houses and it was highlighted that capital funding was available to purchase, but there was no information about revenue funding to collect rent and maintain the property. It was enquired how the Council would maintain and retain the property.

o   It was noted through the plans, that the income was used to repay the investment and that funding to maintain and keep the property had been included. In terms of expertise to care for the property, it was explained that discussions were currently underway and there would be an announcement soon. It was emphasised that the Council worked very closely with the housing associations.

 

-       There were enquiries about the trends in terms of homelessness in Gwynedd - that is, are the numbers increasing despite the fact that the county’s population was decreasing. Attention was regularly given to the reasons for homelessness, where the individuals came together and let houses for local people.

o   It was expressed that the number of homeless people was extremely high, and that there were many different definitions of homelessness. It was highlighted that the nature of homelessness varied but matters such as the breakdown of a relationship and the economic climate were regularly highlighted. It was noted that there was increasing pressure following Covid and legislative change, and that this was not only a problem for Gwynedd but was seen as a national problem.

o   In terms of connections to Gwynedd, it was highlighted that the majority who noted themselves as homeless had a local connection to Gwynedd. It was emphasised that there was a need for them to highlight their connection to Gwynedd to reach a homelessness list criteria. It was explained, if a local connection to Gwynedd was not seen, they could be referred back to the authority where a clear connection was seen. It was also explained that a clear connection to Gwynedd was needed if they were on a social housing waiting list too, in accordance with the Social Housing Policy.

o   In terms of housing for local people, it was explained that some houses had a local person condition, and priority was given to individuals with a local connection when letting social houses. The need to discuss with the legal department was emphasised if there are discussions about imposing a local condition on each home.

 

-       There was an enquiry about the period of the Housing Implementation Plan and whether the plan fulfilled its targets.

o   It was noted that 2026/27 would be the final year of the plan, but that it had developed over the period and some plans would go beyond the period of the plan. ⁠It was expressed, as a result of the nature of the plan, a large percentage of the increase would be seen from the middle to the end of the six years. It was emphasised that the department monitored quarterly, but many of the projects were tied in terms of the market's financial climate. Generally, it was noted that the plan had reached most of its targets.

 

-       It was highlighted that there were fewer housing development plans and a low number of applicants for empty houses grants in Meirionnydd, and asked whether there were reasons for this.

o   It was expressed, in terms of housing development plans, that the report had highlighted six plans beyond Meirionnydd, but the department continued to look for specific sites in Meirionnydd. 

o   In terms of empty housing grants, that there was a need to hold specific sessions in the south of the County to try and raise awareness of the grants and target areas where it appeared that the number taking advantage was low.

 

-       It was enquired, in terms of support for individuals who were homeless as a result of domestic abuse, who provided the support available to them.

o   It was explained that support packages were funded by grant funding and that many providers were used across the County to ensure that the support was offered by individuals with expertise.

 

-       It was highlighted that the report noted savings to the health service as a result of supporting individuals to remain in their homes. Disappointment was noted that the Government did not pay attention to this. It was enquired in terms of finance, whether the department made use of every penny of the social housing grants available, and whether the Council received it and passed it on to the Housing Associations. In addition, it was enquired whether it was possible to use the Council's reserves for building social housing, by offering it as a mortgage to the Housing Associations.

o   It was noted that £12.3m would be coming to Gwynedd over three years, and that they would make full use of every penny and had also taken advantage of more funding. It was explained that the Council was in a strong situation with several reserves plans ready to go. It was noted that the Council had worked with the Housing Associations to ensure that the Council prioritised where and what type of property would be built. In terms of additional funding, it was noted that the Housing Associations had access to a range of additional funds but the additional funding could impact the rate of the funding available from the Social Housing grant.

 

-       It was expressed that many sites that were the Council's property were currently not being used and it was enquired whether these locations were considered as locations for homes.

o   It was explained that every type of location was considered, and that the department looked at land and buildings that the Council owned. It was reiterated on some occasions that using the locations was costly and it was difficult to convert them into homes. It was highlighted that a property needed to be of a specific standard and within specific regulations. Individuals who had potential locations were asked to contact the department to assess them, and to keep the use of buildings local.

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-       It was asked what was the definition of an Empty House, and if receiving an empty house grant to do it up, whether there were any regulations that the individual had to live in the house following receipt of the grant.

o   It was explained that the definition was specific and related to the house's Council tax status. It was noted that there was an expectation for individuals to use the house as a home following this, and not as a second home. 

 

-       It was highlighted that the number in emergency accommodation over Christmas was extremely high and it was enquired what type of accommodation was offered by the Council, whether it was cost effective and how quickly individuals moved on from these locations.

o   It was explained that the emergency accommodation included a variety of accommodation, but the majority were hotels and bed and breakfast establishments. It was emphasised that the locations could be unsuitable because of the stock of properties available. It was expressed that the department prioritised creating appropriate temporary accommodation, and the need to work closer with the private sector was also highlighted. It was expressed, on average, that individuals moved out of emergency accommodation within 200 days.

 

-       It was enquired what advice was offered to first time buyers to allow them to be successful when applying against other people.

o   It was explained that grants were available to facilitate first time buyers and that they had been promoted by local estate agents. This might need to be looked at to ensure that it was being done and perhaps to try and focus on specific locations.

 

-       It was proposed to make a request to the Scrutiny Forum for a Scrutiny Investigation into the Social Housing Allocation Policy to see how resilient the system is and to look at the details of the policy. ⁠

 

RESOLVED

 

1)    To accept the report and to note the observations.

2)    To make a request to the Scrutiny Forum for a Scrutiny Investigation into the Social Housing Allocation Policy to see how resilient the system is and to look at the details of the policy.