Agendas, reports and minutes

Minutes of Meeting of the Housing and Property Committee held remotely on Thursday, 13 August 2020 at 10.30am.

Present:
Miss J Barclay, Mr R Bremner (substitute), Miss J Campbell, Mr A Christie (substitute), Mr M Finlayson, Mr C Fraser, Mr L Fraser, Mr A Graham, Mrs B McAllister, Mrs L MacDonald, Mr A Jarvie, Mr D Mackay, Mrs A MacLean, Mrs F Robertson, Ms E Roddick, Mr P Saggers, Ms M Smith, and Mr B Thompson.

Non-Members also present:
Mr B Boyd, Mr J Finlayson, Mr A Henderson, Mr B Lobban, Mr D Louden, Mr D Macpherson, and Mr J McGillivray.

Officials in Attendance:
Mr M Rodgers, Executive Chief Officer, Property and Housing
Mr D Goldie, Head of Housing and Building Maintenance, Housing and Property
Mr B Cameron, Housing Policy & Investment Manager, Housing and Property
Mrs L Dunn, Principal Administrator, Performance and Governance
Ms A Macrae, Committee Administrator, Performance and Governance
Mr S Taylor, Administrative Assistant, Performance and Governance

An asterisk in the margin denotes a recommendation to the Council. All decisions with no marking in the margin are delegated to Committee.

Mr B Thompson in the Chair

1. Apologies for Absence
Leisgeulan

Apologies for absence were intimated on behalf of Mrs G Campbell-Sinclair and Mrs L Munro.

2. Declarations of Interest
Foillseachaidhean Com-pàirt

The Committee NOTED the following declarations of interest:-

Items 3,4,5, 6 and 7: Mr R Bremner (non-financial)
Item 5: Mr A Christie (non-financial) and Mr L Fraser (financial)
Item 6: Mr A Christie and Mrs A Maclean (non-financial)

Declaration of Interest: Mr R Bremner declared a non-financial interest in items 3,4,5,6 and 7 below as a Board Member of Albyn Housing Society Ltd but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion.

3. An introduction to the Corporate Landlord Model
Ro-ràdh do Mhodail an Uachdarain Chorporra

There had been circulated Report No HP/05/20 dated 17 July 2020 by the Executive Chief Officer, Property and Housing.

The Chair welcomed the Executive Chief Officer, Property and Housing to his first meeting of the Committee.

In discussion, Members welcomed the report and raised the following main issues:-

• the potential for Council owned buildings which were falling into a state of disrepair and redundant areas of land within communities to be released sooner to allow community asset transfers to be progressed;
• confirmation was sought and provided that it was for Members to take a view on whether common good land should be included in the Corporate landlord role;
• the potential for private sector companies currently renting Council buildings to purchase these assets and the opportunity to co-locate third sector organisations within buildings;
• confirmation was sought and provided that the proposed approach would involve collaboration with communities and services at a local level, while at the same time aiming to achieve a level of consistency across the Council through a centralised management model;
• the approach to be taken to the strategic listed buildings within the Council’s ownership that required significant levels of investment and acted as a barrier to community transfers;
• the Corporate landlord and strategic asset management approaches would deliver value for money and enable the Council to maximise the use of its assets in a more holistic way by services, communities, residents and partners;
• clarification was sought and provided that garages and garage sites were held on the Housing Revenue Account and therefore would be assessed as part of the strategic asset management approach;
• an explanation was sought and provided on the key strategic benefits it was envisaged the Model would deliver going forward as a measure of its success;
• a workshop involving all Members on the Corporate Landlord Model be arranged in consultation with the Chair and Chairs of the Communities and Place Committee and Economy and Infrastructure Committee and relevant Executive Chief Officers;
• the introduction of the Model would empower Area Committees in terms of the management of Non HRA assets and provide them with a more substantial role going forward and the opportunity for this to be discussed in more detail at the workshop; and
• the Corporate landlord approach would have a positive impact in terms of the Council’s ability to address climate change.

The Committee:-

i. NOTED the content of the report and commented accordingly;
ii. AGREED the principle that the operational management, maintenance of, and investment in the Council’s non HRA buildings and assets should move from being the responsibility of individual service areas within the Council, and be transferred to a new Corporate Landlord Model, to include relevant budgets;
iii. AGREED the more detailed scoping out of a formal policy/strategic Corporate Landlord approach, for further discussion and development, and for reporting to, and approval from, future Housing and Property Committees; and
iv. AGREED that a workshop for all Members on this item be arranged in consultation with the Chair and Chairs of the Communities and Place Committee and Economy and Infrastructure Committee and relevant Executive Chief Officers.

4. A Strategic Asset Management Approach to Buildings and Assets
Dòigh-obrach Rianachd So-mhaoin Ro-innleachdail do Thogalaichean is So-mhaoin

There had been circulated Report No HP/06/20 dated 17 July 2020 by the Executive Chief Officer, Property and Housing.

In discussion, Members welcomed the report and raised the following main points:-

• the potential for the Council or an interested third-party developer to redevelop vacant buildings to increase the supply of housing in response to demand;
• the potential for a separate approach to be taken to the assessment of the Council’s listed buildings, some of which were a financial drag on the Council in terms of upkeep and running costs. The Executive Chief Officer, Property and Housing confirmed the Council’s legal obligations and social value of listed buildings had also to be taken into account as part of the assessment and undertook to investigate a separate approach further;
• the benefits of a partnership approach being taken in relation to investment in listed buildings, specific reference being made to the Council building in Fort William;
• the benefits the strategic asset management approach would bring to community asset transfers by identifying the overall costs associated with each asset;
• the need for a strategic review to be undertaken in relation to the number of void properties in Caithness which impacted on the Council’s overall housing performance. It was requested that special consideration be given to Caithness being a pilot area for the strategic asset management approach, and consideration also given to the challenges around garage and garage sites in the area;
• the Chair suggested rather than a pilot, Caithness be prioritised so as not to precede the necessary Committee approvals in relation to development of this approach. He confirmed that he would have further discussions with Mr R Bremner on the successful approach taken in relation to garage and garage sites in Lochaber and the potential in Caithness in this regard;
• the report referred to the need to design and implement a fair and equitable approach going forward to enable better governance and control over the Council’s investment needs for its buildings. A holistic approach across the Corporate entity was therefore required before prioritising any particular area, 163
• and in terms of Caithness, it had to be first demonstrated a special focus on this area would best benefit the Council as opposed to other areas; • an assurance was provided that the need for a strategic review of the void housing stock in Caithness formed part of the wider development plan considerations in the area;
• the opportunities to use garage and garage sites flexibly including the potential to generate income for the Council; and
• clarification was sought and provided that the Executive Chief Officer, Property and Housing had overall responsibility for the ongoing management and delivery of capital projects, with specific reference to schools.

The Committee:-

i. NOTED the content of the report and commented accordingly;
ii. AGREED the principle that decisions in relation to the future investment needs of Council buildings generally should be informed by the principles set out within the report and summarised in sections 5.4 and 5.8; and
iii. AGREED the more detailed scoping out of a formal policy and Asset Management Strategy for further discussion and development, and for reporting to, and approval from, future Housing and Property Committees.

5. Housing Performance Report
Aithisg Coileanaidh Taigheadais

Declarations of Interest:- Mr A Christie declared a non-financial interest in this item as General Manager of Inverness, Badenoch and Strathspey Citizens Advice Bureau but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion.

Mr L Fraser declared a financial interest in this item on the grounds he undertook work for the Housing Service in Nairn but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that his interest did not preclude him from taking part in the discussion on the basis this work was so remote and minor it would not impinge on his work on the Committee.

There had been circulated Report No HP/07/20 dated 20 July 2020 by the Executive Chief Officer, Property and Housing.

In discussion, Members conveyed their thanks to Council’s Housing staff for their hard work and commitment in dealing with the challenges during the Covid-19 period both timeously and professionally and for helping the most vulnerable customers.

Thereafter, Members raised the following main points:-

• the Service’s staff be commended on the level of performance achieved during the emergency period and on the volume and speed of the emergency repairs completed;
• concern at the impact of the national moratorium on evictions being lifted and the importance of discussions continuing with mortgage lenders and other RSLs on this issue given the burden which might fall on the Council given its statutory obligations around homelessness. It was confirmed that an announcement extending the national moratorium was anticipated, the details of which the Head of Housing would share with Members. There were also national measures to 164
• increase the duty of prevention for landlords and mortgage lenders and the impacts would continue to be kept under review; • in relation to the Capital Programme, it was confirmed the grant income received from the Scottish Government applied to the Council house building programme. The Head of Housing advised that he was unaware of any clawback of this grant, and would discuss this matter further with the Head of Development and Regeneration and respond directly to Mr D Louden on this issue;
• the importance of tracking universal credit and other rent arrears, particularly given the economic outlook going forward, and undertaking modelling on the potential impacts on the HRA;
• the potential for a report to be presented to the Recovery Board on the basis there was a need to include within the Council’s Recovery Plan, the additional pressures that might be placed on the available accommodation arising from increased homelessness due the economic impacts of the pandemic;
• an increase in mental health issues had been observed during Covid-19 and the potential to organise a joint seminar on mental health in conjunction with the Health, Social Care and Wellbeing Committee and NHS Highland to consider holistic solutions; and
• clarification was sought in relation to performance on aids and adaptations prior to lockdown and as to whether currently only emergency cases were being considered. The Head of Housing advised that he would discuss any specific concerns with Miss J Campbell outwith the meeting, noting that during lockdown many clients requiring works had been in the shielding category.

The Committee NOTED the:-

i. information provided on housing performance in the period 1 April 2020 to 30 June 2020;
ii. work that had been undertaken to continue priority housing services during the Covid-19 emergency; and
iii. initial impact of the emergency on key housing indicators and the challenges likely to be faced during the recovery phase.

The Committee AGREED that the potential to organise a joint seminar on mental health in conjunction with the Health, Social Care and Wellbeing Committee and NHS Highland be explored.

6. Homelessness and Rapid Rehousing Transition Plan
Dìth Dachaigh: Plana Eadar-ghluasaid airson Gluasad Grad gu Taigh Ùr

Declarations of Interest:- Mr A Christie as General Manager of Inverness, Badenoch and Strathspey Citizens Advice Bureau, and Mrs A Maclean as a Director of Ross-shire Women’s Aid declared non-financial interests in this item but, having applied the test outlined in Paragraphs 5.2 and 5.3 of the Councillors’ Code of Conduct, concluded that their interests did not preclude them from taking part in the discussion.

There had been circulated Report No HP/08/20 dated 30 July 2020 by the Executive Chief Officer, Housing and Property.

In discussion, Members raised the following main points:-

• concern at the prioritisation of rapid rehousing applicants over other housing needs groups, including those with medical issues, particularly in rural areas;
• there was a need to capture the financial implications to the Council of delivering the policy changes set out in the report. It was confirmed that once Scottish Government funding ceased, it was anticipated the costs would have to be mainstreamed in core budgets and that further information would be brought to Members on the budget issues;
• concern at issues of antisocial behaviour in relation to the ability of some clients with multiple/complex needs, mental health, and drugs and alcohol issues to successfully sustain a tenancy and act as good neighbours;
• the potential for the Council tenants to be consulted in relation to the policy changes going forward;
• further information be provided on how the shared tenancy scheme worked in practice. It was confirmed that Members would be circulated with a briefing note on the scheme;
• confirmation was sought and provided that while there might have been some slippage on the Council building programme due to the shutdown in building works, it was anticipated that overall the programme would be delivered;
• the proposed changes to the local connection test and referral arrangements might result in an increase in homeless presentations to Highland and the Scottish Government be asked for additional funding given the lack of accommodation in some areas to meet demand. It was explained a key issue was that housing pressures and therefore the potential impact on sitting tenants was different across the Highlands, and this added complexity in addressing the policy changes;
• the potential to include an additional column in the action plan on risks and consequences in response to the concerns being expressed by Members. An assurance was provided that the Rapid Rehousing Transition Plan actively sought to manage those risks; and
• future reports on homelessness cover the main policy and financial implications associated with the changes set out in the report, noting that some policy reviews had commenced.

The Committee:-

i. NOTED progress on the Council’s Rapid Rehousing Transition Plan;
ii. NOTED the implications for the Council in respect of the extended Unsuitable Accommodation Order due to come into force in October 2020;
iii. NOTED the recommendations arising from the Homelessness and Rough Sleeping Action Group;
iv. AGREED that future reports on homelessness to the Committee cover the main policy and financial implications associated with the changes set out in the report; and
v. AGREED that Members be circulated with a briefing paper on the shared tenancy scheme.

7. Housing Revenue Account Capital Programme 2021/22
Prògram Calpa Cunntas Teachd-a-steach Taigheadais 2021/22

There had been circulated Report No HP/09/20 dated 30 July 2020 by the Executive Chief Officer, Housing and Property.

In discussion, confirmation was sought and provided that there was a rigorous liaison process with tenants to ensure access for works, and that arrangements were made to include in future projects any properties where there had been opt out from a previous contract. In addition, it was confirmed that reports would be submitted to Area Committees prior to the Committee making decisions on the capital programme.

The Committee:-

i. AGREED a one-year HRA Capital Programme for housing stock improvements of £15.667m for 2021/22
ii. NOTED that further work was taking place to develop the next 5-year HRA Capital Plan;
iii. NOTED that reports would be presented to local Members seeking approval for 2021/22 capital projects; and
iv. NOTED that Capital Monitoring Reports would continue to be provided to report on progress.

The meeting ended at 1.00pm.