Briefing Note to the Housing, Economic Development and Regeneration Overview and
Scrutiny Commission
23rd November 2010
Subject: Housing and Gateway Quarterly Performance Report
Briefing Note of the Head of Social Care and Housing and the Acting Head of Housing
Investment and Renewal
1. Purpose of the Briefing Note and Summary
1.1 To report on progress in delivering the Housing Strategy action plan (with
particular emphasis on delivery by Gateway) and operational areas of
housing services, detailing the action plans in place to address any
performance deficiencies.
2. Background
2.1 Housing interventions to deliver the objectives of Hull City Council‟s
Housing Strategy can be separated into three distinct areas:
Measures of the housing market at a strategic level
Gateway performance
Operational performance - both statutory and landlord
2.2 This report provides the following updates:
Housing strategy issues – section 3
Private housing update – section 4
Gateway performance – section 5
Operational performance - both statutory and landlord – section 6
In addition, at section 7, an update is provided with regard to the North
Bransholme tenant led stock options process.
2.3 The Council aims for all operational performance exceed national
standards and to have reached at least the middle quartile, but where
possible top quartile. Particular focus is given in this briefing paper to
areas of performance still within the lower quartile range.
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3 Housing Strategy
3.1 Progress continues to be made in delivering the Housing Strategy. Appendix
One sets out performance against the Housing Strategy indicators.
3.2 Appendix Two sets out current housing market conditions and provides
information on property prices and volume of sales, affordability and supply
of new housing.
o The average house price in Hull in September was £77,378, this
reflects a 3.1% annual price increase compared to the average
house price of £75,060 at September 2009. The national average
house price was £166,769 at September 2010 and showed an
annual price increase of 5.2%
o The volume of sales in Hull in was 218 in July ( latest data available)
compared to 224 in June 2010
3.3 Local Investment Plan (LIP)
3.3.1 Work will commence in January 2011 on the joint programme between
Hull City Council and Pickering and Ferens Homes to eco homes in the
east and west of the city. These properties will be the first in the city to
meet level 4 of the Code for Sustainable Homes. The programme will
deliver 38 houses and bungalows at Junella Fields as part of the multi-
million pound regeneration of Newington St. Andrew‟s. All of the new
homes will be available for rent, 18 of them through the Council and 20
through Pickering and Ferens Homes. A further 19 council homes will
be built at Lingdale Road and Preston Road in east Hull.
3.4 Renewable energy and retrofitting homes
3.4.1 An independent feasibility study has been commissioned that will
assess the potential for the council‟s housing stock to accommodate
renewable technologies. The study will provide independent evidence
on the best renewable technologies to use, and advise on the best
delivery mechanisms. The study will focus on photovoltaic solar
panels as they are currently the most financially viable option as a
result of the Government‟s renewables incentive scheme - the “Feed
in Tarrif.
We will explore ways in which to maximise wider employment and
training opportunities for Hull. Jobs can potentially be created in the
manufacture, installation and maintenance of the equipment.
The Energy Savings Trust have agreed to prioritise Hull, and use its
resources and experience to help progress our renewable energy
investment strategy.
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3.5 Affordability
3.5.1 Affordability remains an issue for many households in Hull. The
revised Housing Market Assessment (HMA) published in October
2009 estimated that around 50% of Hull households would be
technically unable to buy a property outright in the open market.
Evidence suggests that for many households in Hull being able to
provide the necessary level of deposit is an especial issue.
Addressing this need is being progressed through a range of
projects including housing association development in the Gateway
areas as well as bringing empty properties back into use.
3.6 Private Finance Initiatives (PFI) Credits
3.6.1 Following extensive public consultation, Council committees and
Cabinet have approved an Outline Business Case for submission to
the Government. This will be submitted in late November/ December
and aims to secure around £150m of funding to transform the Danes
and Thorpes neighbourhoods of Orchard Park. It is anticipated that a
decision will be made in March 2011; work has now started on
developing a procurement programme to secure a partner for the
works
3.6.2 PFI Credits were secured in principle from the Department of Health
(DoH) to develop 220 extra care homes and the Outline Business
Case (OBC) was submitted in September 2010. Funding for all
social care PFI projects which do not already have OBC approval is
now subject to review by DoH as part of the Comprehensive
Spending Review (CSR). The outcome of the project review process
is expected by Jan 2011. Treasury & Department of Health approval
to the OBC is therefore not now expected until Feb/March 2011,
after which procurement of a Contractor will commence.
3.7 Places of Change Hostel
3.7.1 Building of the hostel remains on schedule with the new residents due
to move into the hostel in June 2011.
4. Private Housing Strategy Delivery
4.1 The Private Housing team is undertaking work to ensure more homes in the
private sector meet the decent homes standard. There are a total of 88,518
private dwellings in the city with 58,172 or 66 % meeting the decent homes
standard (30,346 homes are non-decent). A total of 63.6% of vulnerable
households within the city are living in decent homes whilst 14,507
vulnerable households are living in non-decent homes (Private HCS
2009).
Achievement in the last financial year and to the end of Sept 2010 is shown
in the table overleaf .
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Total Actual Target April
2009/10 2010/11 2010 – March
Decent Homes – Private April 10- 2011
Sept 2010
No. Homes Made Decent
575 297
450
No of those homes made
decent which included a 254 80 200
vulnerable household
4.2 The results from the Private Sector Stock Condition Survey also shows that a
total number of 22,132 properties (representing 25% of all stock) have at
least 1 category 1 hazard under the Housing, Health & Safety Rating
System and 11,020 vulnerable households are living in homes with
category 1 hazards.
4.3 Category 1 hazards continue to be removed through a combination of loan
and grant assistance and enforcement action.
Total Actual Target April
2009/10 2010/11 2010 – March
Removal of Category 1 April 10- 2011
hazards Sept 2010
No. Homes with Category 1
hazards removed through 250
227 108
either loan or grant
assistance
No. Homes with Category 1
hazards removed through 100*
189 81
enforcement action
* see reference to self assessment at 4.4 – it is anticipated that landlords
identify and remove 100 hazards also
4.4 There are a total of 19,299 households living in fuel poverty in the city and
13,328 of those households are classed as vulnerable.
4.5 As at the end of September 2010 the Private Housing team had provided
financial assistance to enable owner occupiers to have central heating (133
properties) and insulation measures (567 properties) installed within their
homes through the discounted central heating project and „able to pay‟
insulation scheme.
4.6 The review of the Private Housing strategy needs to address these
priorities, along with tackling empty properties and the provision of
aids and adaptations to ensure vulnerable residents are able to
maintain independent living. The detail of the comprehensive spending
review as it emerges will influence what can be achieved against these
priorities.
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4.7 The government has “… also protected our capital funding for Disabled
Facilities Grants in line with the Coalition’s commitment to help elderly
people live at home for longer through home adaptations. Local
authorities will have more control over how this money is allocated” . It
is not as yet clear what resources may be available to address private
housing conditions.
4.8 Empty properties in the private sector
4.8.1 At March 2010 there were 6346 homes empty– 5360 in private sector and
3726 vacant for more than 6 months (of which around 81% were in the
private sector).
4.8.2 The Private Housing (Environmental Health) team responds to service
requests in relation to privately owned empty properties (can be with regards
to nuisance, water leaks, hazards, or that they are generally having a
detrimental effect on the neighbourhood).
4.8.3 There is an Empty Property Officer to deal with these citywide and there is a
proactive approach within the PEAL (Proactive housing & Environmental
Action Locally) project areas. The immediate hazard/nuisance etc from the
service request is dealt with and the property is then assessed to determine
the priority it is then given to address it in the medium to long term.
4.8.4 In the private sector, during the year to date at the end of September 2010,
the team had successfully brought 67 empty properties back into use against
an annual target of 85.
4.9 PEAL Project
4.9.1 The below table summarises activities as of September 2010.
PEAL 01/04/2010 - 30/09/2010
Total
Number of inspections carried out as a result of a service
request 4
Number of Proactive officer inspections carried out 30
Number of whole property self assessment forms returned 13
Number of revisits to assess progress of works to remove
hazards 51
Number of Category 1 Hazards Peal Officer 17
removed Landlord 12 29
Number of Category 2 Hazards Peal Officer 95
Removed Landlord 101 196
Number of properties with all Category 1 Hazards removed 14
Number of
properties brought Vulnerable group 9
up to the decent
homes standard * Non vulnerable group 12
Number of landlords attending training both areas 26
4.4.5 The PEAL approach of working with private landlords has also attracted
interest from other local authorities. Our sub-regional local authority
partners have taken part in the 18 month review of the PEAL approach.
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The review will consider how effective the approach has been by assessing
the outcomes of the project against the initial aims and objectives.
4.4.6 The review has been undertaken by:
resident questionnaires,
opinions of residents, landlords and partners captured through hosting
focus groups, and:
the assessment of statistics relating to the improvement of housing
conditions, environmental conditions and anti-social behaviour.
4.4.7 The Private Rented Sector Steering Group will be considering the draft
report of those findings at its November meeting.
5. Gateway Performance
5.1 Recognition for local labour initiatives
The Gateway team has been short listed for the „Making a difference in Yorkshire
and Humber awards 2010‟ under the category of „outstanding contribution to skills
or workforce development‟. The nomination recognises the work that has been
done by Gateway to create local employment and apprenticeships as part their
new-build and refurbishment projects in east and west Hull. The award winners
will be announced on 25th November.
5.2 Holderness Road Corridor Area Action Plan
The HRC AAP examination in public took place from 14th September to 21st
September. Overall we are pleased with the outcome as the inspector‟s proposed
changes in the main relate to policy and the allocation of an employment sites for
housing. The inspector has now opened a period of consultation from 8 th October
to 5th November, before he finalises his report to the council.
5.3 Sutton Meadows development (Ings)
The new development being built at Sutton Meadows under the Gateway
programme is progressing well, with 51 homes in phase 1 now completed.
5.4 West Park
Work to the entrance of West Park is now well under way and will be completed
by November 2010. The work is being carried out by local company Wright Civil
Engineering.
5.5 Newington St Andrew‟s:
St Andrew‟s Square- Phase 1 is completed. 20 “for sale” houses are reserved and
20 rental units are allocated.
Amy Johnson: The first phase is on site. No issues to report.
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Outputs, targets and achievements:
Annual Achieved to Achieved to % of annual
target Q1 Q2 target
achieved at
end of Q2
Acquisitions 190 47 57 57%
Demolitions 265 22 74 36%
New build 203 21 46 33%
completions
6 Operational Performance (Statutory and Landlord)
6.1 This section provides an update on operational performance for the
Council‟s statutory operational housing services, including homelessness,
housing register (HomeSearch) and private housing responsibilities.
6.2 It also provides an update on performance in regard to the Council‟s
landlord responsibilities.
6.3 Performance is currently stable or improving across most operational areas.
Those areas which continue to be a priority for focus are:
Long term empty Council properties awaiting option appraisal
Empty garages
An update is given below for all key areas of performance:
6.4 Homelessness
A key operational target for the Service is to minimise the use of
Bed and Breakfast accommodation for homeless families.
This target contributes to the Council‟s key health objective by
improving the emotional wellbeing of residents who have homes
with a stable tenure.
6.4.1 What have we done so far?
The use of bed and breakfast accommodation continues to be
minimised by use of alternative and more suitable forms of
temporary accommodation. This includes the use of Council
accommodation, for example properties which may currently be
difficult-to-let or earmarked for demolition as part of future
regeneration schemes.
There remains a risk that homeless presentations will rise due to
the continuing effects of the current economic climate. The
impending changes to the Housing Benefit regulations are likely to
have a serious impact on homelessness approaches. The Service
is closely monitoring this and comparing the data both locally and
nationally.
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6.4.2 How are we performing?
Aug-
Homelessness 2009/10 Sep-10 Oct-10 Target 20010/11
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Temporary
Accommodation £64,484 £3,000 £1,286 £1,770 £60,000 £14,047
expenditure
Households living in
temporary 30 38 32 39 23 39
accommodation
Households In B&B 1 1 1 3 0 3
of which families 0 0 1 1 0 1
of which families over
0 0 0 0 0 0
6 weeks
Total Homelessness
83 112 115 122 - 122
Cases
of which awaiting
28 33 26 28 - 28
decision
of which awaiting
55 79 89 94 - 94
rehousing
Homeless decisions in
79.8% 92.7% 75.0% 90.6% 92% 80.4%
time
Acceptances per 1,000
0.7 1.0 1.1 1.3 0.5 1.3
households
Average Days from
108 71 106 67 90 79
Approach to Rehoused
Performance against the range of indicators so far in 2010/11 shows
an increase in demand for homelessness support and services and
this is being closely monitored.
6.4.3 Action Plan
The Service continues to work closely with a range of partners and
stakeholders on the prevention agenda. The Homeless Strategy
Focus Group is set up to do this and, with the 2008-2011 action plan
completed, is concentrating its attention on the 2011-2016 Strategy.
The Homelessness Service Improvement Group, made up of tenants
and residents, continues to meet monthly and has been instrumental
in recommending changes to operational activity including
monitoring service standards.
Use of Government funds such as the mortgage rescue scheme is
being maximised.
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6.5 Homesearch
6.5.1 What have we done so far?
A fast-track process remains in place for registering of urgent
applications, which are processed within 2 days of receipt – this is
usually about 50 applications per week.
A new mutual exchange website became operational on 20th
September. This has enabled stomers wishing to „swap‟ social
housing tenancies both within the city and nationally to search
themselves for potential matches, rather than being heavily reliant
on contacting customer service centres and information points as is
now. Leeds Homes had a 70% increase in the number of mutual
exchanges when they went with the same website. Any increase in
mutual exchanges will result in reduced void costs for Hull City
Council.
So far, over 300 Hull City Council tenants have registered to use this
service.
6.5.2 How are we performing?
Aug- Sep- Oct-
Housing Register 2009/10 Target 20010/11
10 10 10
Housing register list 10,296 10,824 10,577 10,257 - 10,257
Housing transfer list 3,062 3,188 3,094 3,033 - 3,033
Applicants bidding
9,406 2,031 2,058 2,390 - 5,805
during period
Online Bids 35.4% 41.0% 39.8% 41.4% - 40.9%
Homesearch 4.5 4.0 5.0 2.0
6.0 wks 5.0 wks
outstanding work wks wks wks Wks
Registration of applicants and processing of amendments is
currently at 5 weeks for the oldest cases, compared with the 2 week
target laid out in the Council‟s housing standards.
6.5.3 Action Plan
The Homesearch advertising team are assisting the registration
team whenever possible in place of other less urgent tasks.
Capacity from other teams is also being used whenever possible.
Two new members of staff covering temporary vacancies (one in
each team) start with the team week commencing 8/11/10 and so
performance should start to improve from mid December onwards.
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6.6 TSA standards and annual report
6.6.1 The regulatory powers of the Tenant Services Authority (TSA) came into effect
in April 2010. They require the Council and all other registered providers to
produce an annual report for tenants by 1st October each year. This must set
out how the registered provider measures up against the six national
standards:
Tenant Involvement and Empowerment
Home
Tenancy
Neighbourhood and Community
Value for Money
Governance and Financial Viability (This standard does not apply to
local authorities)
6.6.2 The Council has now published its Annual report for tenants 2009/10, setting
out how we measured up against the six national standards and what our
local offers (previously known as service standards) are. The report
indicates a satisfactory level of compliance during 2009/10 against the
national standards.
6.6.3 The current government have now announced the abolition of the TSA by
April 2012, but have made clear that the requirement to produce an annual
report for tenants and the national standards framework will both remain.
6.6.4 As indicated in the last quarterly performance report to this Commission, this
and future updates on landlord performance will focus on compliance with
the national standards.
6.6.5 Tenant Involvement and Empowerment
Performance Measures 2009/10 Jul-10 Aug-10 Sep-10 Target 20010/11
Calls answered within 20 seconds
- 81.0% 81.0% 89.0% 80% 83.4%
of message ending
Calls abandoned - 2.5% 1.5% 1.6% 5% 2.1%
Avoidable contact 7.7% 5.6% 5.8% 6.8% - 6.7%
Number of complaints received 1,208 86 118 - - 509
Complaints closed within 2 weeks 80.3% 80.2% 72.0% - - 77.8%
The call centre‟s overall performance is above target, but avoidable
contact calls have increased. Officers are analysing this trend.
An increased number of complaints for August coincided with
contractor partner Connaught going into administration.
Satisfaction Measures 2008/09 2010/11
% satisfied with overall service provided
83.9% -
(STATUS)
% satisfied views taken into account
69.3% -
(STATUS)
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The November 2010 annual customer satisfaction survey is currently
being undertaken. The results will be available for the next quarterly
report.
6.6.6 Home
Performance Measures 2009/10 Aug-10 Sep-10 Oct-10 Target 20010/11
Non-decent council homes -
19% 14.1% 14.2% 10.6% 14.5% 10.6%
LAA2, NI158
Properties with current refusal of
13.2% 15.0% 14.9% 14.8% - 14.8%
decent homes work
% satisfied with quality of Decent
96.7% 96.5% 94.3% 96.1% 80% 96.8%
Homes work
Emergency repairs completed in
99.1% 100.0% 100.0% - 99% 99.9%
time (2 hours)
Repair appointments made and
88.8% 94.5% 94.9% - 90% 92.8%
kept
Repairs completed 'right first time' 84.5% 78.9% 84.1% - 85% 81.9%
Repair jobs where operative
93.0% 93.0% 91.0% - - 91.9%
showed their ID badge
Annual gas safety checks
99.27% 98.00% 97.96% 97.90% 100% 97.9%
completed
The step change improvement in the percentage of Non-decent council
homes is due to the exclusion of the Orchard Park multi-storey flat
blocks from the non-decent figures following the decision by Cabinet on
25th October to demolish the seven blocks located at Ashthorpe,
Gorforth, Highcourt, Holmethorpe, Kinthorpe, Laxthorpe and Milldane by
2015.
Figures for September 2010 indicate most performance areas are
exceeding this year‟s target. However, repairs performance in
September is expected to be affected by Connaught being put into
administration. This situation is being closely monitored.
Cabinet agreed on 18th October 2010 to move (novate) the repairs and
maintenance and planned works contract in the North, West and Wyke
areas to Lovell Partnerships Ltd.
A letter has been sent to all customers living in these areas of the city,
providing information on who is now responsible for delivering work in
their homes.
However, the matter was considered by Overview and Scrutiny
Management Committee on 9th November, who decided to refer back to
Cabinet the decision to novate the contract to Lovell Partnerships Ltd.
At the point of drafting this Briefing Note, temporary arrangements with
Kier and KWL remained in place.
A more detailed verbal update will be provided for the Commission.
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6.6.7 Tenancy
Performance Measures 2009/10 Aug-10 Sep-10 Oct-10 Target 20010/11
Average total relet time 57 47 50 46 - 52
Average relet time - former
31 26 23 29 23 25
BV212
New tenancies lasting over 12
90.5% 89.4% 91.1% 91.5% 91% 91.5%
months
Number of overcrowded
3,271 3,334 3,361 3,380 - 12.8%
properties
Number of under-occupied
3,729 3,648 3,637 3,622 - 13.8%
properties
Tenant Incentive Scheme
41 12 20 10 100 94
lettings
In respect of the Tenancy national standard there remains a focus on
our relet performance.
Performance Measures 2009/10 Aug-10 Sep-10 Oct-10 Target 20010/11
Proportion of Rent Collected 97.68% 97.37% 97.25% 97.80% 98.22% 97.85%
Rent paid by direct
26.02% 27.51% 25.69% 26.72% 27% 26.37%
debit/standing order
Current Tenant Arrears (as %
1.72% £1,374,902 £1,403,685 £1,420,884 - 1.67%
of rent roll)
Former Tenant Arrears (as %
1.55% £1,114,196 £1,092,775 £1,021,958 - 1.20%
of rent roll)
Arrears written off as (% of
1.90% £24,554 £35,474 £78,885 - 0.95%
rent roll)
Evictions for rent arrears 0.21% 4 0 1 0.20% 0.16%
Tenancies ending with arrears
1,419 131 104 76 - 777
outstanding
FTAs created in period £483,243 £42,005 £24,585 £19,274 - £262,483
FTA payments received in
£168,125 £19,567 £12,760 £20,144 - £123,124
period
An ambitious rent collection target has been set for 2010/11.
Rent collection at the end of September was better than the comparable
figure in 2009, but still below target.
An officer review will take place in January 2011 of the Service
Improvement Clinic of July 2010 on income management, in order to
identify what further action can be taken.
290 comments have been received from tenants and other stakeholders
during the consultation process on the proposed new tenancy
agreement. These have now been considered and appropriate changes
made to the draft agreement.
Area Committees are being given the opportunity to comment on these
changes at their November meetings before Cabinet consider the
proposed agreement early in 2011.
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6.6.8 Neighbourhood and Community
Performance Measures 2009/10 Jul-10 Aug-10 Sep-10 Target 20010/11
Patch walks completed 86.2% 78.0% 83.0% 82.0% 100% 85.5%
Patch walks completed with a
61.7% 55.0% 55.0% 63.0% 85% 61.7%
volunteer
Areas where litter is a problem 5.9% 2.5% 2.1% 2.4% 6% 2.7%
Areas where detritus is a problem 9.3% 3.6% 3.0% 6.0% 11% 4.5%
Areas where graffiti is a problem 4.4% 1.1% 2.1% 3.8% 4% 2.2%
Areas where grass sites are a
- 8.3% 10.0% 6.4% 10.5%
problem
Number of ASB cases opened in
3,607 456 362 339 - 2,335
period
ASB service requests respond to
97.9% 100.0% 100.0% 99.7% 90% 99.8%
within timescale
Figures showing performance for September on environmental surveys
suggest a reduction in performance, which is due to a tightening up of
the measurement process – with re-training of all community surveyors
in August.
An additional indication of compliance against the neighbourhood and
community national standard are the results of an Estate Services Peer
Review, which is a benchmarking exercise undertaken with a „partner‟
authority (usually one of similar stock size and geographic
characteristics).
This took place during August 2010 and involved tenant
representatives from Hull and Stoke on Trent City Council‟s.
The review consisted of;
o a one day visit to the partnering authority to assess standards
there
o an estate management patch walk in and around three pre
selected multi-storey flats of the city.
o An assessment of the quality of estate management services
including grounds maintenance, caretaking, cleaning and estate
amenities (as per the Housemark score card and guidelines).
With a possible total score of 360, Hull scored 316, equivalent to
88%. Stoke scored 280, equivalent to 79%.
Feedback from the Stoke team overall was very positive in respect
of the maintenance of the areas inspected.
Managers are to meet in November to review the findings and to
identify lessons to be learned in terms of Stoke‟s approach.
6.6.9 Value for Money
A tenants inspection on this theme, planned for November 2010, has
been postponed, at the request of the tenant inspectors, until January
2011.
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6.8 Long Term Empty Council Properties
A key operational target for the Service is to minimise the number of
long-term empty Council properties.
This target contributes to the Council‟s Community Strategy and the
Housing Strategy, relating to neighbourhood sustainability and
community safety by minimising the nuisance caused by long term
empty properties.
It also ensures rent loss is minimised.
6.8.1 What have we done so far?
The number of long term empty properties under review has continued
to decrease month by month as decisions are taken to either repair the
property ready for re-letting or to add to those properties which are
subject to a strategic option appraisal.
Housing Investment Board receives regular reports on progress on
addressing the Council‟s long term empty properties.
A detailed report on this aspect of performance was provided to the
Commission on 28th September 2010.
6.8.2 How are we performing?
2007/08 2008/09 2009/10 Aug- Sep- Oct-
Performance Measures Target 2010/11
Outturn Outturn Outturn 10 10 10
Total number of empty
1,310 1,164 990 1,043 1,080 1,066 999 3.9%
properties
of which empty over 6
757 685 639 659 675 679 500 2.5%
months (long-term)
Total available to let - 432 343 379 420 398 - 1.5%
Total unavailable to let - 732 647 664 660 668 - 2.4%
of which under review - 121 132 100 84 86 75 0.3%
Number of Empty Garages 1,606 1,791 2,013 2,134 2,146 2,156 1,400 33.2%
Figures provided show an overall rise in the number of long term empty
properties (those empty over 6 months) in recent months for two
reasons:
- Properties continue to become empty in designated regeneration
areas, awaiting commencement of regeneration works.
- A temporary rise during September and October in the number of
empty properties available for letting due to contractor partner
Connaught going into administration: there was a temporary delay
in empty property works, though these works are again under way
as part of temporary arrangements with Kier and KWL.
6.8.3 Action Plan
There will be a significant reduction in the number of properties in this
category as regeneration schemes get under way. The first of these will
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be a reduction by 195 properties on North Bransholme should the
Tenant Led Stock Transfer take place as planned in November 2010.
The focus remains on those properties under review, the options being
to either repair a property ready for re-letting or to add it to those
properties which are subject to a strategic option appraisal.
6.9 Empty garages
The number of empty garages has been steadily rising for some time.
This is now an area of particular focus for officers.
6.9.1 What have we done so far?
A condition survey of all garages has now been completed, to identify
the requirements by Area, including the costs of refurbishment,
demolition etc.
6.9.2 Action Plan
A garage asset management strategy will now be included in the wider
Housing Investment and Asset Management Strategy, to be submitted
to Cabinet in December. This will ensure that the needs around
garages are seen in the wider context of investment needs, given the
budget constraints the Council is likely to experience going forward.
7. Tenant Led Stock Options (TLSO) Update - North Bransholme
7.1 Following the vote in Full Council on 16 September, the Council made an
application to the Secretary of State for consent to dispose of the north
Bransholme estate stock to Riverside Group. Should consent be obtained, the
stock transfer would take effect from Monday 29 November 2010.
7.2 The Department for Communities and Local Government have confirmed
receipt of the application and formal procedures have been initiated, however,
this does not in any way anticipate the Secretary of State's decision on the
Council's application for consent to the transfer, which has yet to be made.
7.3 As a contingency for the transfer proceeding, all relevant service areas have
been consulted and the necessary actions are in place to ensure a smooth and
efficient transfer of responsibilities should consent be given.
7.4 Should the Secretary of State give consent, the North Bransholme Information
Point/Neighbourhood Office, would close to the public on the 24 November at
the normal closing time. The Office would reopen as the Riverside Group local
housing office on the 29 November 2010, the transfer date; this is to be
confirmed. Should the stock transfer proceed, the Council is to make the
provision of a FREEPHONE telephone for residents to call the Hull Connect
300300. There will also be some space within the reception area of the
Riverside local housing office after transfer for a static display of information
about Council services.
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7.5 The formal decision of the Secretary of State will be communicated on the
morning of Friday 26 November. The communication will follow the protocol of
the Department for Communities and Local Government (DCLG) whereby the
Members of Parliament will be informed by letter and email and thereafter the
local authority will be informed in the same way. It is proposed that
representatives of the Tenant Led Stock Transfer then be informed. Following
this, but on the 26 November, it is proposed to send a first class letter to all
tenants informing them of the decision and confirming arrangements for the
management of homes.
7.6 Should consent to transfer be obtained the council will again follow the DCLG
protocol whereby the formal legal contract would be sealed on the following
Monday, 29 November 2010, which would be the first day of business for the
Riverside Group.
7.7 Should the stock transfer proceed the Council will retain statutory obligations
regarding housing allocations, homelessness and the provision of housing
advice and will continue to:
Meet its statutory obligations;
Fulfil its strategic responsibilities; and
Deliver its policies in relation to preventing and tackling homelessness
and meeting housing need.
7.8 The legal Transfer Agreement between the council and Riverside Group has
been drafted to ensure the council can fulfil these responsibilities. Should the
transfer proceed it is anticipated that the Housing, Neighbourhood Renewal and
Urban Regeneration Overview and Scrutiny Commission will receive regular
reports on these provisions or others provisions as requested.
8 Council Priorities
8.1 Delivery of the Housing Strategy, the Gateway programme and operational
housing services, both statutory and landlord, make significant contributions to
the key outcomes of the Community Strategy outcomes of earning, learning,
healthy and safe.
Angela Dunn Laura Carr
Head of Social Care and Housing Acting Head of Housing Investment
and Renewal
Contact Officer: Steve Shirra / Lesley Alderson-Speight
Telephone No. : 614324 / 614307
Background Documents: - None
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