Agenda item

To consider the Housing, Leisure and Culture Cabinet Member’s report on the above.

 

(Copy enclosed)

 

 

The report of the Cabinet Member for Housing, Leisure and Culture on homelessness in Gwynedd was presented which referred to several schemes to assist house owners to make the best use of their property.

 

          It was reported that the Housing Service had succeeded in bringing 455 houses back into use and, as a result, managed to accommodate 915 people in Gwynedd that had enabled individuals to stay in their communities.  

 

          A slide presentation was shown giving a visual taste of some of the problematic houses in the towns/villages of Trawsfynydd, Maentwrog, Llan Ffestiniog, Penygroes, Bryncrug, Dolgellau, Caernarfon, Llanbedr, Bangor, Nefyn, Llandwrog and Tywyn.  

 

          Regarding the continuation and future of the funding available, it was noted that the Council in terms of the capital programme had invested and attracted funding from other sources.  It was trusted that additional money received from the increase in Council Tax on second homes could be re-invested to bring empty homes back into use.  

 

          Individual members highlighted the following main points:

 

(i)            It was asked if it was possible to bring an enforcement case referring specifically to a house in Llan Ffestiniog that had been in a dire condition for many years and had caused considerable concern to nearby residents.

 

(ii)              In response, the Housing Manager – Supply and Enforcement outlined the powers available to the Council and noted that it was possible to bring an enforcement case against the property owner, if the property affected the structure of the house next door.  In this specific case there was no structural impact on the neighbouring house.  It was further noted that discussions on the house in question had been on-going for many years with officers from the Snowdonia National Park and the Local Member was encouraged to discuss the matter further with Park officers as the Housing Unit did not have powers to resolve the matter.   

 

          In terms of investments to house owners, it was noted that it was not necessary for them to undertake a means test and that the investment was not to buy houses, but was rather to make improvements and to bring empty homes back into use.  It was further noted that a means test could lead to a situation that would slow down the work of bringing empty houses back into use as landlords would make quite a substantial investment themselves in renovation costs.   The empty house would be part of a leasing scheme for a period of 5 years, or would be available to people on the Council's waiting list or Social Services clients. 

           

(iii)          It was asked what were the targets and how success would be measured?   A further comment was made that the interest rates were approximately 8 / 9 % in 2008 which was a favourable policy at the time but had the figures decreased?  

 

In response, the Housing Manager – Supply and Enforcement explained that there were two types of loans - one was internal and the other was on behalf of the Welsh Government.   There was a great deal of demand for the loan and the service had changed recently with the pay back time extended.  It was confirmed that the scheme had been levelled out as interest rates had decreased. 

 

The Senior Housing Manager added that when the scheme commenced they had managed to bring approximately 10 houses a year back into use, however by now the outputs had increased but the funding had remained the same.   

 

(iv)          In response to how much money it was anticipated that would come back from the Council tax premium on second homes, the Head of Adults, Health and Well-being noted that it was difficult to predict what the additional income would be, however, he and the Housing Service would present information for the consideration of the Cabinet Member to support re-investment in empty homes to bring them back into use.   However; he noted that they had to be realistic bearing in mind that all Council services would face cuts and savings.

 

(v)           In terms of the administrative fee, it was noted that it was the individual who received the loan which would be paid either beforehand or on the loan and it would be recycled for more investment.  

         

(vi)          In response to an enquiry regarding why the condition of empty houses were worse in Gwynedd, the Housing Manager – Supply and Enforcement noted that the Service had created a questionnaire approximately 9 years ago and a number of responses were received and reasons such as that people had inherited houses, had retained them because of sentimental reasons and their condition had deteriorated; others had bought houses and did not have sufficient money to repair them to a suitable condition.   The Senior Manager, Housing and Well-being added that many houses in Gwynedd had been built prior to 1919 and these had deteriorated in slate industry town communities and another factor was depopulation in some areas of Gwynedd.

           

(vii)            Bearing in mind that the average income level was low in some areas of Gwynedd, it was asked why the Council could not build houses and implement a rent to buy scheme.   It would then be possible for the Council to receive rent and Council tax and consequently gave young people a chance to be able to live locally. 

 

          In response, it was explained that it was possible to implement the above and the service had discussed with a housing association (Cynllun Tai Lleol Gwynedd) to develop sites in Gwynedd (Waunfawr, Penygroes, Llanllyfni, Bethesda, Llanuwchllyn).   Also, that the government operated a buying scheme where it was possible to buy a percentage of a house and individuals could own between 60/70% and rented the rest.   The Council would have to invest at a huge scale but the resources were not currently available.

 

(viii)       It was asked if the methodology for identifying empty houses and perhaps the opportunity to have a more thorough system with the Planning Department, played a specific role to bring empty shops back into use.  

 

          In response, the Head of Adults, Health and Well-being noted that there was a role for the Planning Department to contribute but not to lead and it should be ensured that the planning system / housing service worked side by side.  

 

(ix)          It was noted that there was no list of empty houses available to be shared with Community/Town Councils in accordance with the Data Protection Act, however, permission was received to share the list with Elected Members and any information about empty houses in their wards that were not on the list would be welcomed.     

 

To conclude, the Cabinet Member for Housing, Leisure and Culture noted that it was evident that there was a need for more houses to avoid homelessness and it was necessary to continue with the work on 1164 empty homes.   It was noted that there was a very limited amount of money available and they would have to be mindful and use this to respond to needs.

 

It was proposed, seconded and voted unanimously to support that a portion of the additional funding that will come from the Council tax second homes scheme is re-invested into the empty homes service on housing stock. 

 

It was further suggested that it was necessary to manage the applications by considering undertaking a means test on the individuals who submit applications. 

 

          Resolved:                     (a) To accept, note and thank the officer for the report.

 

                                       (b) To request that the Cabinet Member for Housing, Leisure and Culture conveys the approval and support of the Care Scrutiny Committee that any additional funding that comes from the council tax premium on second homes and empty homes is re-invested into the Empty Housing Service for the purposes of bringing empty homes back into use.  

 

                           (c) To request that the Department consider looking at the bank details of the applicants when they present their applications.

 

                           (ch) That the Service presents a list to the Members of this Scrutiny Committee of empty homes in Gwynedd in order that they can keep an eye locally and update this as required.