To consider the Housing, Leisure and Culture Cabinet Member’s report on the above.
(Copy enclosed)
Minutes:
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.
Supporting documents: