Agenda item

To consider the report of the Head of Council Housing Growth which provides the Inner South Community Committee with a service update for Council Housing Growth.

The report of the Head of Council Housing Growth provided the Inner South

Community Committee with a service update for Council Housing Growth.

The Head of Council Housing Growth outlined the following information:

·  The service was committed to increasing the number of affordable homes across the district working with various housing associations. Housing provision aimed to be built to high standards whilst spending money wisely.

·  The housing growth programme was summarised as, a pledge from 2017 aimed to build 1,212 new affordable homes by 2026, which was on track to be fulfilled with 764 delivered and some interesting and ambitious plans ongoing. Issues had been noted with the changing economic and social climate during and after the pandemic.

·  The service worked on both on new buildings and acquisition, with the service having priority as the first referral for re-purchasing houses sold under the right to buy scheme. Buying back properties was considered necessary to increase affordable housing stock.

·  Affordable housing stock had increased over the last ten years, with 41% of the 764 delivered homes being Council housing.

·  Funding and viability were explained, with half of the service’s costs being covered by right to buy receipts and the other half via borrowing. There was no additional funding support, and an account was ringfenced from the Council’s budget for Council housing each year. The overall costs, as well as associated interest rates, for delivering schemes had increased.

·   Affordable rent was determined as being 80% of the market rate, with the average taken against bought back right to buy properties and social rent.

·  Housing standards were changing with a no gas approach favoured, which fits with the climate emergency agenda and also improved energy efficiency and reduced costs. Models for improving bio-diversity and electric charging point provision were supported but added pressure to service provision. It was also noted that the service had won awards and received good feedback from tenants.

·  Data for Beeston and Holbeck was noted as, holding 2,300 Council homes and with 1,500 people on the waiting list. The Meynell Approach scheme was a notable new development within the Ward.

·  Data for Hunslet and Riverside was outlined as, holding 1,700 Council homes and with 1,700 people on the waiting list. Gascoigne House was a notable new development in the Ward, which provided extra care facilities and linked in with Public Health.

·  Data for Middleton Park noted there was 4,000 Council homes, with 1,700 people on the waiting list. Throstle Recreation Ground was a notable development coming forward which focused on social values, including a good output for education and training as well as sustainable travel.

·  230 new builds were expected within the Inner South under a 2026-2031 programme.

Members discussions included the following points:

• In order to meet demand, proposals for medium, gentle density of around 4 to 5 floored social housing were queried against planning policy, to maximise provision. In response it was outlined that provision was led through work with Housing Leeds and there were difficulties in meeting demand. Mid sized apartment blocks were preferred, if the location was suitable, however, planning compliance often complicated plans coming into fruition.
• Mid rise builds were often complicated by locality issues and creative measures to meet needs were sought. Derelict industrial sites were an option but were impacted by issues of land acquisition, accessibility and asset management.
• City Development, Asset Management and the Regeneration services were joined up to develop best practise for increasing affordable housing stock. Sale of land was noted to be at a premium rate and building on Council owned land was easier and more affordable.
• Affordable large homes for large family units were rare, however, needs, and the knock on effects, were understood.
• Housing partners and developers often created mixed estates, with affordable and larger private rented houses for sale. Choices and feasibility needed to be balanced and there was also a push to engage in construction contracts with small and medium sized firms.
• The process for including perceived suitable sites within the site allocation plan was queried. In response, it was noted that a local plan review had predicted space to provide affordable housing for the next seven years and there was a call for sites consultation seeking suggestions for land allocations. It was understood that explaining the site allocation plans to the public was sometimes difficult.
• It was agreed that that options for site allocation would be looked into further and Members were to be provided with further information after the meeting. Suggestions of suitable options for housing from Members were encouraged.
• Repurposing void and empty housing were a priority of the service; however, this was impacted by timescales and costs.
• With the definition of affordable housing being 80% of market rate, alongside increasing costs of low to medium rent areas, it was noted that affordable housing was still often expensive.
• It was confirmed that the 1,212 new homes were to be built across the whole district of Leeds, and was not specific to the Inner South, but large developments had occurred, and more were planned for the area.
• A report regarding the new homes had been presented to the Executive Board in September 2022 and an update was due for submission. This was to cover increases in values and the impacts to the affordability of repurchasing right to buy properties.
• Information regarding the band breakdown for the 1,700 people on the waiting list in Beeston and Holbeck was agreed to be provided back to Ward Members. Further options to reduce waiting lists were to be explored.

 RESOLVED – That the report, update, and Members comments, be noted.