KEY DECISION by pengxuebo


									    KEY DECISION


    April 2006

                                         10 JULY 2006






       Cabinet is requested to recommend to Council:

1.1 To dispose of its housing stock to Cheshire Peaks and Plains Housing Trust (CPP)
    subject to CPP being registered by the Housing Corporation prior to the transfer and
    subject to the Secretary of State for Communities and Local Government granting all
    necessary statutory consents in respect of the Council. Details of the proposed
    transfer value will be provided at Cabinet.

1.2 That delegated authority be given to the Chief Executive, or her nominee, to enter
    into final negotiations with CPP and its funders and to conclude the terms of the
    transfer including the terms of any warranties offered to CPP and its funders;

1.3 That it authorises the Corporate Manager (Legal and Democratic Services) to take
    any necessary steps to complete the transfer following the satisfactory completion of
    negotiations and receipt of the necessary consents;

1.4 That it agrees to meet the costs of the pension fund deficit for staff transferring to
    CPP (circa £1,400,000).

1.5 That it notes the requirement to set aside significant resources each year in respect
    of potential financial claims under the warranties to be offered to CPP and its funders

       (i)       requests the Corporate Manager (Finance and Assets) to make proposals as
                 to an appropriate level of set aside each year as part of the budget process
      (ii)     authorises the Corporate Manager (Finance and Assets) to obtain insurance
               in respect of the Council’s potential liabilities under the warranties subject to
               the Corporate Manager (Finance and Assets) being satisfied that the cost of
               such insurance offers value for money.

1.6 That it transfers 120 Cumberland Street to CPP for £175,000 and grants the lease
    and licences to CPP as identified in the report.

1.7 That it enters into the service level agreements and Housing Agency Agreements as
    identified in the report.


2.1 The Council resolved to seek a place on the Housing Stock transfer programme
    following consideration of a stock options study, to seek to transfer the Council’s
    housing stock to a newly created local housing company to be set up by the Council.
    Such a transfer would allow the new landlord the ability to access additional
    resources not available to the Council to bring the Council’s homes up to a modern
    day standard which is at a higher level than that required under the Government’s
    basic Decent Homes Standard. An application was made to the Office of the Deputy
    Prime Minister (now known as the Department for Communities and Local
    Government (DCLG)) seeking a place on the Government’s housing stock transfer
    list for 2004-6 which was approved by the Minister in May 2004.

2.2 As members are aware the Council has subsequently undertaken a thorough review
    of the basis of its financial position in relation to this proposal including a new stock
    condition survey which was carried out by Savills – the results of which were reported
    to Cabinet on 24th November 2004. The financial analysis was undertaken by

2.3 A shadow board of 15 members has been established to represent the interests of
    the new housing organisation, CPP. The board comprises of five Council nominees,
    five tenant nominees and five independent people who have the necessary skills to
    help set up and develop the new organisation.

2.4 The transfer could only take place following a majority of tenants voting in favour of
    the proposal through a secret postal ballot, which was undertaken by an independent
    balloting organisation (The Electoral Commission) and which was run over a four
    week period.

2.5 Before a transfer to Cheshire Peaks and Plains Housing Trust could go ahead, the
    Council had to formally consult with the tenants affected by the transfer. The
    Government set down a formal two stage process for consultation:

            Stage 1 – the Council issues a formal consultation document to all tenants
             explaining the transfer proposal and how it will affect tenants and inviting their
             comments. This is also known as the “Offer Document”.

            The Council then consider tenants’ comments before it can proceed to Stage 2
            Stage 2 – The Council notifies tenants of any changes to the proposal as a
             result of tenants’ comments. The Council will also hold a ballot during this
             stage to test tenant support. DCLG guidance states that whilst a ballot is not a
             legal requirement, they consider a properly conducted formal ballot, carried out
             by an independent body is an effective way to demonstrate the level of support
             from tenants on the transfer proposals. It has now become the accepted way to
             demonstrate the extent of tenant’s support. The Secretary of State cannot grant
             consent to a transfer if it appears that the majority of tenants are opposed to it.

2.6 The ballot of tenants was successfully concluded on August 17 th 2005 and at the
    meeting of the Council’s Cabinet on 31st August 2005 the following was resolved:

     (i)     To note the result of the tenants’ ballot in respect of the proposed transfer to

     (ii)    To proceed with the proposed transfer to CPP Trust subject to the Council’s
             final approval of the valuation, the terms of the transfer contract and to the
             obtaining of all necessary statutory consents.

     (iii)   To apply to the Office of the Deputy Prime Minister for all necessary statutory
             consents in respect of the proposed transfer at the appropriate time.

     (iv) To give the authority to the Council’s Chief Executive in consultation with the
          Cabinet Portfolio Holder for Housing to consider and resolve all matters on
          behalf of the Council in relation to the proposed transfer to CPP subject to the
          Council’s final approval of the valuation and the terms of the transfer contract.

2.7 This report sets out the issues for consideration for the proposed transfer of the
    Council’s housing stock to the specially created Cheshire Peaks and Plains Housing

     The report details the legal, financial and staffing implications of the transfer and sets
     out what services will be provided to and from the Council to CPP.

     The report also explains what else is included in the transfer by way of related
     functions and assets, most notably the Council’s Buildings Services, some estate
     shops and other matters.

     The report identifies the result of the negotiations with CPP and its advisors and
     specifically brings forward for decision, a number of matters.


3.1 Terms of the transfer

     The main terms of the transfer agreement provisionally agreed with CPP are set out
     below. These represent the outcome of a lengthy negotiation process which has
     sought to balance the financial interest of Macclesfield Borough Council and the
     needs of CPP’s business plan.
VAT shelter     This allows CPP to reclaim VAT on improvement works by
scheme          the Council using CPP as its development agent. The Council
                has taken independent advice from specialist VAT advisors
                on the appropriateness of the VAT Shelter and the setting up
                arrangements. The total VAT included in the VAT Shelter,
                based upon the current improvement programme, amounts to
                Of this sum, £3.4 m will be top-sliced to meet the cost of
                service improvements agreed by the Council and CPP to be
                included as additional promises in the offer document. A
                further £3.4 m will be top-sliced to finance the cost of
                converting older persons sheltered bedsits to a more modern
                standard in line with the Council’s Older Person’s Housing
                Strategy. The balance of the VAT shelter recovery will be
                shared equally between the Council and CPP.
Receipts from   For the first five years post transfer, the Council will share the
Right to Buy    Right to Buy receipts on 50/50 basis after CPP has taken
sales           account of net income foregone – i.e. the amount of money it
                will lose due to the loss of rent from the property. The
                Council and CPP have agreed that :
                    (a) CPP’s share is utilised for the provision of affordable
                        housing within the boundaries of Macclesfield Borough
                        Council, which will be subject to the nomination
                        agreement between the Council and CPP
                    (b) after the five years and for the life of the business plan
                        the proceeds are fully retained by the Council apart
                        from the administration charge and net income

Provision for   CPP has agreed to allocate £3,992,000, at 2006/07 prices, in its
asbestos        business plan to fund asbestos remediation as a result of the
remediation     stock condition survey. If CPP finds asbestos when carrying
                out renovation works it will meet the cost of remediation up to
                this amount, with the Council being responsible for any
                remediation costs incurred in excess of that figure.
                This arrangement reduces the risk of the Council being asked
                to find money to fund remediation of asbestos in the future to
                a manageable and acceptable level
Environmental   The Council has sought advice on whether to obtain
Warranty        insurance to cover its potential liability under the
insurance       environmental warranties required by CPP and its funders.
                The extent and level of insurance cover available and the
                level of cover is currently being clarified. It is likely that the
                Council will need to self insure some or all of its exposure in
                this area and a suitable annual contribution from the Council’s
                Revenue Budget to a reserve will be required for the next 10
                to 15 years to cover this potential risk. This will need to be
                included in the Budget proposals for 2007/08. The Council will
                also use the provision already contained within the set up
                costs to provide cover so as to minimise exposure against
                these risks.
Land to transfer    It is proposed that the Council will transfer all of its housing
                    stock and agreed associated open spaces etc. with the
                    exception of those properties at Oakdean. This will enable the
                    Council to apply to the Secretary of State to close down the
                    Housing Revenue Account.
                    Maps of all lands to transfer have been available for
                    inspection by Members of the Council.
                    In addition the Council will transfer 120 Cumberland Street
                    (used by Community Support) to CPP for the market value of

Oakdean Court       As previously agreed by the Cabinet (17th March 2006) this
                    sheltered housing scheme in Lacey Green, Wilmslow is to be
                    excluded from the Transfer and it was further agreed that:
                         the Director (Community) was to enter into a re-
                            housing and management agreement with Cheshire
                            Peaks and Plains (CPP) for Oakdean Court for up to
                            12 months post transfer, should this be necessary.
                    The current situation is that whilst the numbers of tenants still
                    remaining are relatively few it is unlikely that they will all have
                    been re-housed by the date of the transfer and as a result an
                    agreement as set out above will be be incorporated into the
                    final documentation for a fee.

The financial items which have not yet been concluded and which are therefore
subject to final negotiation are set out below.

Non-traditional    Discussions with CPP have been proceeding regarding a certain
properties         types of construction which occur within the housing stock to be
                   transferred and whose special requirements were either omitted
                   from the stock condition survey and/or were understated within
                   the survey. The properties affected are known as the West
                   Pennines (22 units in total on the Weston and Upton Priory
                   Estates); the Range & Pennine tower blocks (172 units on the
                   Hurdsfield Estate) and the “No-fines” (186 units on the Upton
                   Priory Estate). Discussions are ongoing in relation to these
Moss Estate        In certain localised areas there have been complaints from time
groundwater        to time of high groundwater levels on this estate. Work is
                   currently underway to identify the potential for future
                   occurrences and the extent of the effect upon property. An
                   indemnity will be put into the transfer agreement from the
                   Council to CPP in order to take account of any future remedial
                   costs which are not at present allowed for in their business plan.
Other assets to    The Council has valued the other assets to transfer (this
transfer           includes furniture, computer equipment, plant, DSO stores etc.)
                   The final value is subject to negotiation between the two
Service Level &    A variety of services will be provided by the Council to CPP for a
Other              short period of time (mostly 12 months) in order to help facilitate
Agreements         a smooth handover of operations to the new organisation. These
                         include payroll; ICT; grounds maintenance; cash collection etc.
                         There are also other agreements regarding various services
                         which will be ongoing, these include emergency planning
                         support by CPP; housing benefits and out-of-hours contact
                         services etc. Where appropriate costs for these are being set to
                         reflect either the Council’s or CPP’s outlay for this provision.
      Housing            In addition to the above SLA’s the Council is negotiating the
      Agency             following Housing Agency Agreements (subject to an acceptable
      Agreement          fee) :
                              Homelessness/Temporary Accommodation.
                              Nominations/Waiting List.

                         Basically these will cover the provision of these services to the
                         public by CPP on behalf of the Council and the detailed terms of
                         this arrangement will be set out and contained within the overall
                         Transfer Agreement (see Appendix A).

      Use of         CPP will be using the following accommodation:
      Accommodation      Churchside Cottages for a short period under licence
                         Continuation of the use of the ground floor of the Town
                            Hall by housing management staff for a short period
                            under licence
                         Use of the Weston Depot for parking for 6 months under
                            licence with provisions to renew.
                         Lease of the Green Street Depot for a period of 6 years
                            subject to an annual break clause exercisable after March
                         The homeless hostel in Roe Street will be managed by
                            CPP on behalf of the Council but not transferred or
                            leased to them.
      Sale of tenant Current tenant/leaseholder arrears will be transferred to CPP at
      arrears        their arrears value at the date of transfer less a provision
                     calculated in accordance with an accepted formula. Former
                     tenant/private individual arrears will be retained by the Council.

3.2       The main terms of the transfer agreement are summarised in Appendix A.

3.3       The Council’s negotiations with CPP are agreed with regard to the main terms
          of the transfer agreement as outlined above. Negotiations are still on going with
          regard to agreeing a final figure for the Net Capital receipt to take into account
          the issues with the non traditional properties as identified above. The most
          current figures will be distributed to Cabinet as soon as they are finalised..
          However, it is recommended that delegated authority be given to the Chief
          Executive or her nominee to finalise the terms of the transfer agreement should
          the need arise. It is usual to have such a delegation to deal with any last minute
          issues raised by the Funder.

3.4.1 Impact on Strategic Housing role

    The transfer of the housing stock will bring about a step change in the Council’s
    housing function. The Council will no longer be a direct provider of housing and will
    rely upon housing associations and other partners to meet identified housing needs.

    The Council’s relationship with CPP will be particularly important. As well as being
    the largest landlord in the borough CPP will over time seek to develop new housing.
    Indeed this was one of the drivers for transfer.

3.4.2 Department of Communities and Local Government – Consent process

    The Council has progressed all necessary steps to obtain the consent of the
    Secretary of State to transfer. All submissions have been made and DCLG has
    raised no major issues arising from the information submitted.

3.4.3 Cheshire Peaks and Plains – Housing Corporation Registration

    CPP submitted all the necessary information to comply with the Housing Corporation
    registration process in time for the Registration Assessment Committee (RAC) to
    consider the matter in June 2006 and this stage was passed satisfactorily. The final
    hurdle to obtain registration will take place on 11th July 2006. The initial feedback
    regarding this appears to have been positive.

3.4.4 Consultations

    Various methods have been used to inform and consult tenants and other interested
    parties particularly during the preparation of the “Offer Document” as well as the pre-
    ballot process and this was set out in detail in the Cabinet report following the Stage
    1 consultation process on 11th July 2006.

        Officers from departments across the Council;
        Members of the Council through their involvement in the 8 specially established
         offer document working groups which drew up proposals concerning issues
         such as anti-social behaviour; the new tenancy agreement; improvements etc.;
        Tenants’ through the 8 working groups;
        Tenants’ through the Tenants’ Panel who have met on a large number of
         occasions to consider the document and who have made a particularly valuable
         contribution to its formulation;
        The Independent Tenants’ Advisors (TPAS);
        The Shadow Board of Cheshire Peaks & Plains Housing Trust who have
         approved the contents of the Offer Document on 14/04/2005 and are confident
         that they will be able to deliver the promises contained in it;
        The Housing Corporation;
        The Community Housing Task Force (for the Office of the Deputy Prime
        All tenants through the Offer Document and a wide variety of other means
         including newsletters, roadshows, home visits, freephone etc.
    Since the result of the ballot the Council and CPP have continued to keep tenants
    informed of progress towards transfer and the Tenants’ Panel have played a key role
    in assisting CPP with the formulation of its new policies etc.


    It is considered that stock transfer continues to represent the best way forward if the
    Council is to meet the Government’s Decent Homes Standard by 2010. The proposal
    outlined in this report is considered to be the best option available for tenants and the
    whole community.

4.1 The Pension Deficit

    The transfer of the Stock to a new Registered Social Landlord (RSL) will create a
    liability for the Council of approximately £1.4m in relation to the pension deficit for
    those employees transferring to CPP. This liability arises as the Council is legally
    required to transfer an amount to the new RSL Pension Fund, which meets the level
    of funding required for the acquired pension rights of the staff transferring. The deficit
    occurred whilst the staff were employed by Macclesfield Borough Council and
    therefore the Council is responsible for funding this deficit. The funding requirement
    has been taken into account in the Transfer price.

    The main risk for the Council is in relation to the level of the Pension Fund deficit,
    which will vary right up to the day of the Transfer and remain unknown precisely for
    some time after the Transfer date until the Actuary produces the final figure. The
    Council will make funds available to CPP for the payment of the Pension Fund

4.2 Environmental Warranties

    The Council is required by both the new RSL and its funders to covenant that in
    relation to the property:

        it has and is in compliance with all applicable Environmental Laws;
        it has and is in compliance with all Environmental Approvals;
        it has no Environmental Claim current or pending against it;
        there is no part included on or referred to in any register of contaminated land
         nor is there any facts, etc likely to lead to such registration; and
        there is no dangerous substance present at, on or under the Property which may
         have been disposed of, generated stored, transported, dumped, released,
         deposited, burned or emitted at, on or under the Property.

    This is an onerous warranty which potentially could place the Authority at
    considerable risk of claim in the future. This is because while the probability of
    receiving a claim is small, the likely value could be very high—as the Council could
    be required to meet the costs of a major environmental pollution clean up on a
    substantial piece of land or properties and this could cost a very significant sum.
    To limit the Council’s exposure in this area, the Council will be seeking appropriate
    environmental insurance, which may include self-insuring, as appropriate. The cost of
    the environmental insurance will be met, as far as practical, from the set-up costs
    which will be reimbursed through the Capital Receipt for the Stock Transfer. Self
    insurance will be funded via a set-a-side provision from the Revenue Budget and
    reviewed annually to determine the level of risk and whether more needs to be set
    aside in future years.

    The length of the warranty is yet to be finally negotiated. We expect that the Funders
    will require a 30 year warranty. The warranty in connection to CPP is expected to be
    less than this period

    In relation to Asbestos CPP has £3.992m worth of costs built into its Business Plan. If
    the cost of dealing with Asbestos exceeds that amount, the Council becomes
    potentially liable for all costs beyond the first £3.992m spent . The risk is that the
    actual cost for the removal will be in excess of this amount. The Council is looking at
    obtaining insurance and/or setting aside funds as identified in the report.

    These warranties on environmental issues therefore place a potentially large financial
    liability on the Council should they ever be activated. The insurance we obtain and
    the internal set aside should help alleviate the risk to the Council’s overall financial
    position—particularly if no claims are made in the early years of the new RSL—
    allowing the Council to build up its financial cover in this area.

4.3 Other Warranties

    The Council will also have to provide a number of other warranties to CPP and its
    funders. These will include warranties around staff and ownership of the property
    titles for the assets transferred. In general they do not create a significant financial
    liability for the Council. (Please see Appendix A for more information.)

4.4 Other Liabilities

    The Council’s General Fund currently recharges to the Council’s Housing Revenue
    Account for the provision of support services. The value of the recharges is
    approximately £1,366,000 a year and covers a variety of services such as Legal,
    Property, ICT, HR, Audit/Accountancy, Financial, Grounds Maintenance and general
    Corporate including accommodation. With the creation of a new RSL, this recharge
    relationship has to end (apart from short-term arrangements covered by Service
    Level Agreements) and this leaves the Council with the residual costs around these
    functions without the ability to raise a charge against them. Altogether the Council
    has identified 6 officers from support services who will transfer to CPP leaving
    residual costs of approximately £500,000. A proportion of the net capital receipt from
    the transfer will be invested to partly fund these residual costs. The Council must set
    challenging targets for the reduction of administration and support services costs in
    order to ensure that in future years all investment income can be applied to capital
    investment in accordance with the Council’s policy.

    Financial      -     The financial implications included in the above
                         sections of the report are all subject to change up to the
                         date of transfer.

    Staffing       -     174 staff (which includes the Homlessness and Housing
                         needs Service) will transfer to CPP under TUPE
                         provisions, assuming that no staff leave prior to the
                         completion of the transfer. Staff have been kept
                         informed throughout the process and the Unions have
                         been fully involved. A protocol for transferring staff has
                         also been created to provide extra reassurance to those
                         “TUPEing” to CPP.

                         The Council will apply the principles set out in the
                         Cabinet Statement of Practice on staff transfers (and
                         the Annex to A Fair Deal for Pensions) and the Code of
                         Practice for workforce matters set out in Annex D of the
                         Best Value Circular (DCLG 03/2003) in relation to this
                         transfer. This means the Council will comply with best
                         practice guidance in respect of avoidance the future
                         development of a “two tier” workforce within CPP.

                         In addition, CPP has developed a staff pledge that sets
                         out its terms and conditions post transfer. CPP is also
                         seeking admitted body status to the Cheshire County
                         Council Pension Fund, which will enable transferring
                         employees to remain in the LGPS post transfer.

    Legal          -      A transfer can only go ahead if the Secretary of State
                         grants consent to it under sections 32-34 and/or 43 of
                         the Housing Act 1985. Section 32 enables an authority
                         to transfer land held for the purpose of part 2 of the
                         Housing Act 1985; whereas section 43 enables an
                         authority to transfer housing which has not been
                         acquired or appropriated for the purposes of part 2 of
                         the same Act.

                         It is considered that the Council will be able to provide
                         all the information required by DCLG to enable the
                         required statutory consents to be given within the
                         timescale for the transfer.

                         The Council and CPP will enter into a legally binding
                         transfer agreement as a result of the deal proposed.

                         The Council must enter into the development
                         agreement shortly before entering into the transfer
                         agreement, in order to implement the VAT shelter
     Assets                -       The Council will also benefit from any Housing Revenue
                                   Account residual balances, once the HRA is finally
                                   closed. The intention within the General Fund Budget
                                   2006/07 is to take these to the General Fund Reserve
                                   Account. The estimated level of residual balances,
                                   based on the position at 31st March 2006, is £746,000.
                                   The property to transfer to CPP is identified in the

     Policy                -       As identified in the report
     Equality              -       As identified in the report
     Crime and Disorder    -       As identified in the report
     Other implications    -       As identified in the report


6.1 Various options in respect of the future management and refurbishment have been
    considered in detail over the last two years as part of the process described in
    paragraph 3.

6.2 A full option appraisal was carried out by HACASChapmanHendy and considered by
   full Council on 23rd October 2003. Alternative options were considered and discounted
   at that time.

6.3 The Council could choose not to transfer its Housing Stock to CPP but this would be
    contrary to the majority of the tenant’s wishes as demonstrated in the previous ballot.
    By not transferring its Housing Stock the Council would not have the funds to deliver on
    the promises made to the Tenants to the Offer Document.


     Appendix A - The Transfer Agreement

Cabinet Member : Councillor Fitzgerlald             Tel Ext No: 4164
Corporate Director Helen Oakley                     Tel Ext No: 4500

The Contact Officer for this report is Barry Khan Tel Ext No 4250.


Consultation        Ward Members                 Partners
Please          see
paragraph 3.4.4
Panel               Overview & Scrutiny          Cabinet             Council
                                                 See     background See        background
                                                 papers listed below papers listed below

The following list of documents were used to complete this report and are available for
public inspection for four years from the date of the meeting from the Contact Officer
named above.

Local Government (Access to Information) Act 1985

1.   "Building Sustainable Communities" Office of the Deputy Prime Minister, Feb 2003.

2.   "Housing Transfer Manual 2005 Programme" Office of the Deputy Prime Minister,
     October 2004.

3.   Housing Stock Transfer Formal Consultation Document: “Offer Document on
     Macclesfield Borough Council's proposal to transfer its homes to Cheshire Peaks and
     Plains Housing Trust”

4.   Reports to Cabinet and Council as follows:

A.   7th October 2003 – Housing Review Committee – Housing Stock Options


     a. That the Housing Review Committee take the view that, in principle, LSVT is the
     best options for tenants and the whole community of the Borough.

     b. The Housing Review Committee support the principle that any Registered Social
     Landlord, created to deliver a Large Scale Voluntary Transfer should comprise of the
     Borough Council’s Housing Department, including Building Works.

     c. That the Review Committee recommend to Cabinet and Council that the Council,
     in September 2004, consider applying for a place in the annual disposal programme
     for 2005.

B.   8th October 2003 – Cabinet Housing Stock Options Appraisal


     Cabinet recommend that Council at its meeting on 23 October 2003, agree to apply
     for a place in the annual disposal programme for 2004/5

C.   23rd October 2003 – Council – Housing Stock Options Appraisal


     a. That the Council seek a place on the 2004 Housing Stock Transfer Programme

     b. That the Council support the principle that any Registered Social Landlord created
     to deliver a Large Scale Voluntary Transfer should be the existing Borough Council
     Housing department including Building Works.
D.   17th    December       2003     –    Cabinet      –    Housing      Stock     Transfer


     a. That approval be given to the Project Initiation Document and Timetable for the
     Stock Transfer Proposal as appended to the report.

     b. That approval be given to the establishment of effective arrangements for the
     involvement of Elected Members, Tenants and Employees in the development of
     proposals for:

     (i). The future management of the housing stock
     (ii). The future management of the Council’s strategic and community housing

     These arrangements were to include the establishment of a Housing Transfer
     Members Panel as reported above.

     c. That approval be given to the release of previously identified reserves in order to
     appoint consultants to progress the stock transfer proposal, and that this be included
     in the forthcoming budget process.

E.   11th July 2005 - Cabinet


     (a). Cabinet notes the responses of tenants to the offer document

     (b). Having taken into account the views and comments received in Stage 1, Cabinet
     agrees that apart from a minor change to the proposed tenancy agreement as set out
     in this report no further amendments to the offer document are required.

     (c). Cabinet authorises the Chief Executive once practical arrangement permit, to
     proceed to State 2 of the ballot process by issuing a formal stage 2 letter to the
     Council's       secure       and       introductory      tenants      confirming:

     (i) the terms of the Council’s offer as set out in the formal (Stage 1) consultation
     document (the “offer document”);

     (ii) the right to communicate objections to the Council’s proposals to the Office of the
     Deputy Prime Minister within 28 days of receipt of the Stage 2 Letter;

     (iii) the ability of the Deputy Prime Minister as First Secretary of State to withhold
     consent if a majority of affected tenants do not wish the transfer to proceed;

     (iv) that the Council will only proceed with the transfer if a majority of tenants who
     vote in the ballot vote “yes” to the proposal.

     (d). Furthermore the Cabinet authorises the Chief Executive to commission Electoral
     Reform Ballot Services Ltd to undertake a formal secret ballot of tenants in respect of
     a transfer to Cheshire Peaks & Plains Housing Trust.
     (e). Cabinet confirms that the tenants eligible to vote would be those who have been
     secure or introductory tenants for approximately two weeks prior to the issue of the
     Stage 2 notice: Resolved:

F.   31st August 2005: Cabinet: Housing Stock Transfer Outcome of Stage 2 Formal
     Consultation     (The     Ballot)    and     Post     Ballot    Resolutions

     (a). That the result of the tenants’ ballot in favour of the proposed transfer to Cheshire
     Peaks & Plains Housing Trust be noted.

     (b). That agreement be given to proceed with the proposed transfer to Cheshire
     Peaks & Plains Housing Trust, subject to the Council’s final approval of the valuation,
     the terms of the transfer contract and to the obtaining of all necessary statutory

     (c). That an application be made to the Office of the Deputy Prime Minister for all
     necessary statutory consents in respect of the proposed transfer at the appropriate

     (d). That approval be given for the Council’s Chief Executive, in consultation with the
     Cabinet Portfolio Holder for Housing, to consider and resolve all matters on behalf of
     the Council in relation to the proposed transfer to Cheshire Peaks & Plains Housing
     Trust, subject to the Council’s final approval of the valuation and the terms of the
     transfer contract
Appendix A: The Transfer Agreement
                              MACCLESFIELD BOROUGH COUNCIL

                             REPORT ON TRANSFER AGREEMENT


Following the successful ballot of tenants, Macclesfield Borough Council (the "Council") and
Cheshire Peaks & Plains Housing Trust Limited ("the Trust") now need to enter into a formal
contract to complete the housing stock transfer. The Transfer Agreement is the contract which sets
out the rights, responsibilities, covenants and requirements of both parties. It also contains all of
the necessary arrangements to enable the Trust to receive and manage the properties and the
Council to enforce the promises made to tenants during the consultation period.


The Transfer Agreement takes the form of a contract for sale with numerous schedules and
annexes containing supporting information.

In particular, the agreement contains:

             i. covenants by the Council and the Trust in favour of each other;

            ii. an Assignment of Rent Arrears which will be entered into within 28 days of the
                completion of the transfer;

            iii. a Nominations Agreement giving the Council the right to make nominations into
                 75% of the transferring dwellings as they become vacant;

            iv. a housing register services arrangement whereby the Trust will administer the
                Council's housing register on behalf of the Council;

            v. employment provisions in respect of the Council's staff transferring to the Trust.
               These include warranties that the Council has given the Trust all material facts and
               records relating to transferring staff and that there will be no employment related
               claims made against the Trust following the transfer;

            vi. provisions dealing with the ongoing contractual obligations of the Council with third
                parties which are relevant to the stock being transferred;

           vii. provisions for the actual transfer of the tenanted dwellings and any associated

           viii. title warranties by the Council in respect of the property being transferred;

            ix. a Right to Buy Sharing Agreement which gives the Council a share of RTB sale
                proceeds following transfer;

            x. leases/licences of Council premises to be occupied by the Trust on a temporary
               basis until it finds a permanent home (these details have not yet been finalised or
               included in the latest draft of the transfer agreement);

            xi. provisions for both parties to apply for and maintain registration as data controllers
                and to comply with the provisions of the Data Protection Act 1988;

           xii. agreements for the limited provision of services by the Trust and the Council to
                each other after transfer;
          xiii. all of the other necessary provisions to transfer the housing function to the Trust as
                a going concern.

The clauses in the Agreement are as follows:-

                   a) Clauses 1-5: Contain the definitions used throughout the Agreement and
                      set out the "bare bones" of the Contract.

                   b) Clause 6: Refers to the Law Society's standard conditions of sale used on
                      every day property transactions, changed to reflect the circumstances of
                      this transfer.

                   c) Clause 7: Provides for the Council to enter into collateral warranties on
                      completion in favour of the Trust and the Trust's funders.

                   d) Clause 8: Recites the granting of nomination rights to the Council and
                      confirms the provision of Housing Agency Services by the Trust.

                   e) Clause 9: Sets out that the Council will assign the rent and service charge
                      arrears from existing and former tenants for a specified sum. The precise
                      details of this arrangement are yet to be finalised.

                   f)   Clause 10: Contains a covenant by the Trust to issue the new form of
                        Tenancy Agreement to its tenants in the form referred to in the offer

                   g) Clause 11: Deals with the apportionment of service charges and any other
                      sums due up to the date of completion.

                   h) Clause 12: Deals with what will happen to all the contracts that the Council
                      has which relate to the property being transferred to the Trust ie which
                      contracts will be assigned and which retained.

                   i)   Clause 13: Deals with insurance and risk. If any properties are destroyed or
                        damaged before completion then the Council will reimburse the Trust for
                        the reasonable cost of reinstatement.

                   j)   Clause 14: Deals with transferring employees. From the Completion Date
                        the Trust will be the employer of the transferring staff by virtue of the TUPE
                        regulations. Much of Clause 14 refers to staff warranties whereby the
                        Council retains the risk of any staff claims caused by matters such as
                        breach of a members of staffs Contract of Employment by the Council, the
                        Council failing to pay a member of staff money due before completion, the
                        Councils failure to consult with Trade Unions and so on.

                   k) Staff pension rights are not protected under TUPE, but clause 14 imposes
                      a requirement on the Trust that they will obtain admission to the Cheshire
                      County Council Local Government Pension Scheme and staff's pension
                      rights will therefore continue. The Pension Scheme underfunding will be
                      met by the Council.

                   l)   Clause 15: Deals with Support Service Employees. These are Council
                        employees who will remain with the Council after transfer and provide
                        services to the Trust as set out in the service level agreements in Schedule
                        10. When these agreements end, those employees will transfer to the
                   m) Clause 16: Sets out the Council's responsibilities. As well as agreeing to
                      supply the Trust with all records, accounts, files and details it might have
                      relating to the property and transferring staff, this Clause also covers
                      obligations such as transferring certain Council assets to the Trust.

                   n) Clause 18: Refers to the obligations on both parties to enter in the Right to
                      Buy Sharing Agreement and Development Clawback Agreement.

The rest of the Clauses, before we come to the Schedules, are basically "housekeeping" Clauses
dealing with interest payable on late payment of monies due to either party, arbitration, service of
notices, VAT and so on.


Much of the information and detail of the transfer is contained in the Schedules to the contract.
These are as follows:

           a. The First Schedule: This Schedule gives details of all property to be transferred to
              the Trust including sheltered units (including the common areas in sheltered
              schemes), open spaces and garages. The transfer of land and land assets will be
              with reference to plans which officers are preparing and agreeing with the Trust's
              officers now.

           b. The Second Schedule: Contains the Nomination Rights. The Trust will give the
              Council the right to nominate tenants for housing into 75% of the Trust's properties.
              The nomination procedure is set out in detail in the agreement. This is yet to be
              finalised. Part Two of the Second Schedule contains the Housing Agency
              Agreement which obliges the Trust to carryout the Council's Homelessness
              functions on its behalf.

           c. The Third Schedule: Deals with staff details, car loans, car leases, support
              services posts and any post entry training courses.

           d. The Fourth Schedule: Sets out in details the Trusts covenants. Specifically these
              covenants are:

                          1. to use the income and receipts from rent and any sales of property in
                             the payment of its loans and in the management, maintenance,
                             repair, modernisation and improvement of the housing stock; any
                             surpluses are to be used primarily within Macclesfield;

                          2. to attend quarterly meetings with the Council for five years after
                             transfer so that the Council can monitor its progress and to comply
                             with the monitoring arrangements set out in Appendix 1 to the Fourth

                          3. not to change its constitution as regards Council or tenant board
                             membership without the Council's agreement;

                          4. to maintain all open space and amenity land to a reasonable

                          5. to maintain its registration with the Housing Corporation;

                          6. not to do anything which might result in the Trust's registration with
                             the Housing Corporation being withdrawn and to comply with any of
                             the Corporation's mandatory requirements;
7. to raise rents only in line with what is allowed in the tenancy
   agreement and to comply with the Government's rent convergence

8. to carry out the programme of catch up repairs and modernisations
   promises in the Consultation Document which are not qualifying

9. not to take possession proceedings other than on the grounds set out
   in the tenancy agreement;

10. not to vary the tenancy agreement without telling the Council the
    changes and allowing the Council to comment on them;

11. to carry out the promises made by the Council in the Consultation
    Document and Stage Two Letter;

12. to recognise and encourage tenant groups and resident associations
    and offer them a reasonable level of financial support;

13. to participate in the Housing Organisations Mobility and Exchange
    Scheme (HOMES Ltd) and the HOMESWAP Scheme;

14. to notify the Council if it becomes aware of any overpayment of
    housing benefit made by the Council and co-operate with the Council
    in the recovery of such overpayment.

15. not to merge with any other body without consultation with the

16. to use best endeavours to assist the Council in the Local Strategic
    Partnership, the Crime Disorder Reduction Partnership and
    Sustainable Community Strategy;

17. to co-operate with the Council in the discharge of its best value
    duties and the Council's strategic enabling role, and work in
    partnership with the Council to develop the Council's understanding
    of local and regional housing needs and the local housing market
    and contribute to regeneration in Macclesfield and commit to
    sustaining development;

18. to give the Council and its auditors all reasonable and practical
    information and assistance it needs to complete its final accounts,
    subsidy claim and other returns and to audit those accounts and
    claims for the year 2006/2007;

19. to help the Council in collating its annual HIP return;

20. to respond promptly to queries raised by MPs, Council members etc;

21. to meet the costs of disabled adaptations in each financial year up to
    £400,000.00 for the first 5 years and £280,000.00 thereafter. This
    amount and the period during which this arrangement will apply are
    yet to be finalised;
e.          The Fifth Schedule:

The Warranties. The Council is being asked to warrant to the Trust that there are no
matters in connection with the land or property transferring that could cause the Trust
financial or other loss. In particular, the Council are to give environmental warranties so that
as far as possible, any risk of environmental contamination stays with the Council. The
Council will give warranties both to the Trust and separately to the Trust's funders. The
duration of the warranties in the contract are yet to be finalised, but the funders require 35
years and the Trust 25 years.

 (i)         Title Warranties

 The warranties themselves are as follows:

 (1)          that the warranties are true and accurate, clear and not misleading;

 (2)          that the legal title to the property is good;

 (3)          that the property is free from any mortgages, rents, charges or loans;

 (4)          that the current use of the property does not breach the Planning Acts or any
              other law or regulations;

 (5)          that there are no circumstances in which planning enforcement action could be
              taken and that there are no outstanding or unperformed obligations by the

 (6)          that there are no compulsory purchase/demolition/slum clearance orders
              affecting the property;

 (7)          that the property is subject only to the Council's tenancies and that there are no
              claims or known potential claims against the Council by any of the tenants which
              might affect the value of the property;

 (8)          that the information supplied by the Council with regard to the property, including
              information relating to the stock condition survey and valuation, is correct;

 (9)          that properties sold off under the Right to Buy and by way of a shared ownership
              lease have been sold on appropriate terms;

 (10)         that there are no current actions, demands, disputes or liabilities in respect of the
              property nor circumstances which could give rise to any actions;

 (11)         In a nutshell, the Council is warranting that unless formally disclosed, title to the
              property being transferred is good, marketable and free from encumbrances.

     (ii)   Environmental Warranty

 The warranty in respect of environmental pollution is very important to the Trust as
 potentially, claims could be enormously damaging to the Trust's business. The wording
 confirms that:

 (1)          the Council is and has complied with all applicable environmental law and
              environmental approvals relating to the ownership and use of the property;
(2)       there is no current pending or threatened environmental claim against the Council
          (or to the Council's knowledge) and there are no past or present acts, omissions,
          events or circumstances that could form the basis of any environmental claim
          against the Council or the funders in respect of the ownership and use of the

(3)       there is no dangerous substance at, in on, or under any of the property and no
          such substance has been used, disposed of, generated (and so on) at, in, on or
          under the property; and

(4)       no part of the property could lawfully be designated as contaminated within the
          meaning of the Environment Act 1995. This protects the Trust from the key risks
          if the Property is found to contain contaminated land or buildings.

(iii)   Other Warranties

Finally, the Council warrants:

(1)       that it has the appropriate power and authority to enter into the Transfer;

(2)       that no material adverse entries would have been revealed if individual local
          authority and other searches had been made against each of the properties to be

(3)       that the terms under which the leasehold parts of the property (including sub
          stations and shops) are held are standard and have not been changed;

(4)       that no part of the property is at risk to significant flooding or has any part of the
          Property flooded in the last 10 years. There is an outstanding issue with regard to
          elevated ground water levels at the Moss Estate;

(5)       that there is no telecommunications or security equipment belonging to a third
          party on the Property.

(iv)      Asbestos

The Council will give an indemnity to the Trust to cover any losses it suffers in connection
with asbestos in the property provided that the indemnity will not apply in respect of the
first losses the Trust suffers up to a specified amount. This amount is £3,940,500.00. The
precise terms of the indemnity are yet to be finalised.

(v)       The Council's Covenants

Part 3 of the Fifth Schedule deals with the covenants to be given by the Council. These
include covenants to:

                  1. to work with the Trust in the formulation of wider community

                  2. to assist the Trust to answer Land Registry requisitions so that the
                     Trust can register its title to the property;

                  3. to maintain amenity areas, play areas and grounds retained by the
                     Council to a reasonable standard;

                  4. to pay Housing Benefit to the Trust direct where tenants agree to
                5. to assist the Trust, where it is reasonable and practical, with any
                   enquiries the Trust might have as regards the transfer;

                6. to process claims for Housing Benefit quickly and in accordance with
                   the H.B. Regulations;

                7. to enforce any rights that the Council has against its contractors and
                   consultants, for the benefit of the Trust;

f.   The Sixth Schedule: Part 1 deals with the assigned contracts, Part 2 deals with
     retained contracts.

g. The Seventh Schedule: Contains the form of Property Transfer to be used to
   actually convey the property to the Trust on completion.

h. The Eighth Schedule: Annexes the form of Tenancy Agreement to be issued by
   the Trust following completion.

i.   The Ninth Schedule: Any outstanding insurance claims will be listed here with
     details of the claim and the amount to be paid to the Trust.

j.   The Tenth Schedule: Contains details of the services the Council will provide to the
     Trust. These are: payroll, grounds maintenance, ICT, cash collection and customer

k. The Eleventh Schedule: Contains a list of applicants who had applied under the
   Right to Buy provisions prior to completion but who's sales were not processed.

l.   The Twelfth Schedule: Contains a schedule of fixtures, fittings and equipments to
     be transferred together with any computer equipment and other related matters.

m. The Thirteenth Schedule: Provides details of the setting up costs of the transfer.

n. The Fourteenth Schedule: Contains the RTB Sharing Agreement which will last for
   30 years. This is still to be finally negotiated but proposes that the Council will have
   a share of the receipts after a "net income foregone" calculation has been carried
   out by the Trust.

     Part 2 of the Fourteenth Schedule contains the Development Clawback Agreement
     which would provide for the Council to receive 50% of the Trust's net profit on the
     sale of any land sold for commercial gain within 30 years after completion. Precise
     terms are still to be finalised.

     Part 3 of the Fourteenth Schedule contains the VAT Sharing Agreement. The
     proposal is that after top-slicing the cost of improving the offer document by means
     of promising a handyman service, digital TV aerials for communal flats and anti-
     social behaviour services, the remainder of the VAT savings are to be split on a
     50:50 basis. The precise wording of the Agreement is still to be finalised.

o. The Fifteenth Schedule: Contains a standard form of Deed of Assignment of Rent
   and Service Charge Arrears and also makes references to any outstanding notices
   seeking possession and possession proceedings.

     Part 2 of the Fifteenth Schedule contains a Housing Benefit Protocol whereby the
     Trust will provide services to the Council.
             Part 3 of the Fifteenth Schedule contains a Civil Emergency Agreement. Again
             detailing services to be provided by the Trust and includes Local Emergency

          p. The Sixteenth Schedule: Is the Development Agreement which is completed
             immediately prior to the Transfer Agreement. This sets out the arrangements for
             claiming back the VAT on the improvement works and sets out a schedule of works
             that are qualifying works for this purpose.

          q. The Seventeenth Schedule: Contains potential Deeds of Variation in case the VAT
             Schemes change.

There are a number of annexes to the Tenancy Agreement which include the Council's rent roll,
the Garages rent roll, plans, the Consultation Document, specimen forms of Right to Buy
documents used by the Council, specimen forms of Car Loan and Car Lease Agreement and
specimens of any Shop Leases.


The Transfer Agreement is a lengthy and complex document. It contains all the necessary legal
agreements and information for the Trust to take over the housing stock and carry out the
consultation promises made to tenants.

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