To consider an overview of affordable and social housing in Herefordshire.

The committee received the presentation ‘Affordable housing and housing need in Herefordshire’.  The Housing Operations Service Manager presented the slides: Introduction; An overview; What is affordable housing?; Affordable housing tenures; Current housing situation in the county; Who delivers housing / services in Herefordshire?; How do we deliver additional housing in the county?; Delivery figures 2019-2024; Variety of completed schemes; Setting the context (1); Setting the context (2); What are we doing about it?; What do we need?; and Questions.

At the request of the Chairperson, the notes that were read out were published following the meeting: Link to 'Affordable housing and housing need in Herefordshire' (with notes).

The principal points of the discussion included:

1.           The potential for government policy reforms following the recent general election.

2.           The need to refresh the Herefordshire Housing Market Needs Assessment 2021 which formed part of the evidence base for the development of the Local Plan.  Later in the meeting, it was noted that the needs assessment identified local housing market area geographies and housing needs.

3.           Capacity and resource issues were outlined, including the need for: dedicated support to help people to move on from temporary accommodation; enhanced incentives for private landlords; and properties that the council could manage itself.  The committee was advised that registered providers of social housing were excluding some customers, and the introduction of credit checks was likely to impact others.

4.           The Chairperson explained that commissioned research into housing delivery models was due to be considered by the committee in October 2024 and that any cross cutting matters that may arise could be identified to the Scrutiny Management Board or to the relevant scrutiny committee.

5.           An overview was provided of the complexities and lengthy processes associated with bringing empty properties back into use through the council.

6.           It was reported that the Council Tax and Business Rates Team would hold details of the number of second homes in the county.  A committee member questioned whether the council’s policy on the levying of empty homes and second homes Council Tax premiums would have implications for the local market, and whether this funding could be used for housing related initiatives.

7.           With reference made to the slide Delivery figures 2019-2024, it was noted that the number of affordable units delivered had exceeded the yearly target but it was questioned whether this had kept pace with the increasing level of demand.  It was also noted that 1,957 households were on the waiting list for general needs affordable housing.

8.           A further paper was requested on the issues raised in the meeting to complement the work to be undertaken in October 2024.

9.           It was noted that the council had taken the decision to become a registered provider and it was suggested that a ‘right to buy-back’ scheme could be explored.

10.        The Service Director Economy and Growth commented on the importance of housing and infrastructure in supporting the local economy and communities.  It was noted that the council could add to its small amount of stock but a Housing Revenue Account would be required if the number of properties owned reached 200 or more, with consequential financial and operational challenges.  The committee was advised that the commissioned research would look at options and best practice from other areas.  The committee was also advised that a report was being prepared to seek Council’s approval for the addition of capital budget to provide an acquisition fund for housing provision: Link to Council minutes, 26 July 2024.

11.        An overview was provided of the position with a stalled affordable housing scheme at the former Holmer Trading Estate, due to the modular homes supplier going into administration, and the efforts of the registered provider to secure another contractor.  It was reported that each development site had a designated development officer in the strategic housing team who worked proactively to bring sites forward.

12.        It was noted that 120 households were in a form of temporary accommodation arranged by the local authority, a 100% increase on pre-pandemic levels; this increase reflected the picture nationally.

13.        It was confirmed that the council did not have any legal authority over any registered provider and any issues around property management had to go through a formal complaints process, and the Housing Ombudsman Service.  It was noted that registered providers were regulated by the Regulator of Social Housing.

14.        The Housing Operations Service Manager said that a breakdown of the households on the waiting list could be provided, adding that work was likely to be undertaken to identify inactive applicants by November 2024.

15.        It was reported that the council had nomination arrangements with most registered providers in Herefordshire.

16.        The Housing Operations Service Manager emphasised the need for emergency accommodation, and to help people to move into and to sustain settled housing.

There was a short adjournment to enable committee members to consider potential recommendations.  The meeting recommenced and the following resolution was agreed by the committee.

Resolved:

That officers be requested to prepare a report for the committee by the end of September 2024, providing more detail on the issues raised in the meeting, including options to increase the delivery of social and affordable housing.