To receive an update on the Council House Growth Programme.
(Powerpoint Presentation)
Minutes:
The Board received a presentation on the Council House Growth Programme.
Lorraine Wright, Service Manager, Housing Growth made the presentations.
Issues highlighted included the following:
· This was the largest new build programme since the 1980s and there were 3 main strands:
o New builds – this was the largest part of the programme
o Re-use of long term empty homes
o Acquisition of properties
· Standards – Introduction of the Leeds Standard, ensuring quality design, properties that were flexible and adaptable through the lifetime of a tenancy and reduced running costs for tenants.
· Finance - £112 million was available for the programme.
· The programme would deliver approximately 1,000 new homes of which over half had already been completed. Priorities included Extra Care housing and specialist housing along with general needs housing.
· Schemes delivered to date – these included East Park Road, the Squinting Cat site at Swarcliffe and West End View which was the first Council run Extra Care scheme. Ten properties at the West End View site would be available for sale.
· Sites that were currently being developed or at the planning/feasibility stage.
· Long term empty properties – it was aimed to acquire 100 properties by March 2018. These would be refurbished and let as council housing. 58 properties had been acquired to date and the average cost of each acquisition was just below £90k.
In response to comments and questions, the following was discussed:
· It was suggested that Members of the Board visit Wharfedale View prior to a future meeting.
· The Housing Growth team were thanked for their commitment to deliver the programme within time.
· What were the average costs for acquisitions and new builds? This was difficult to equate to a unit cost as there were other costs involved in the regeneration of sites. Costs of new builds were high due to the standards and affordability would be a future consideration.
· Would Natural Ventilation and Heat Recycling (NVHR) systems be used in new properties? This was felt to be something that could contribute to high maintenance costs. It was reported that NVHR systems had been welcomed by tenants in the East End Park scheme and positive feedback had been received. It was acknowledged that some tenants would need advising and educating on the use and maintenance of the systems and there would also be annual maintenance checks.
· Modern methods of construction and how these would fit in with provision of standards – it was reported that these methods had benefits which included the speed of delivery which brought cost savings whilst delivering the required standards.
· Would the Leeds Standard be adopted by the private sector? – It was reported that this was an issue that Plans Panels were aware of and were keen to work with developers to achieve.
· Risk management in relation to Right to Buy and relaxation of Right to Buy rules – the Council was protected for 16 years on capital spent on this programme. After that period there could potentially be a position where the discount was greater than the debt. As the programme was largely funded without borrowing it was not seen as a risk to this programme.
· In response to questions regarding the Wharfedale View development, it was reported that all 35 units available to let had been allocated following a special assessment process by Adult Social Care. Sales for 2 of the shared ownership units were proceeding with another 3 also at an advanced stage. Money received from sales would go towards reducing the cost of the scheme.
· Evaluation of new build schemes – it was reported that post occupancy questionnaires would be sent to tenants after 12 months and it was suggested that the outcomes could be incorporated into future update reports to the Board as appropriate.
RESOLVED –
(1) That the presentation and discussion be noted.
(2) That a Board visit be arranged to view the new Wharfedale View development.
(3) That evaluations of new build schemes be incorporated into future update reports.