Councillor Gurpreet Johal (Housing Convener) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
Jim McCarrone (HRA Business Partner
Frances McGonagle, (Littleholm TRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO
June Todd (WDTRO)
Mary Paton (Willox Park TRA + WDTRO)
Jane Mack (Snr Housing Development Officer - Tenant Participation)
Harry McCormack (Tullichewan TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Stefan Kristmanns (Housing Development Co-ordintaor)
Martin Feeney (Building Services Manager
Councillor Johal welcomed everyone to the meeting. The reports from the Police and Fire Service were noted but no questions or issues raised.
John Kerr advised that report sets out delivery plan and key progress is highlighted. Majority of targets been met and report includes progress against the action plan.
No questions were asked.
John Kerr gave an outline of the paper and tenants were familiar with the SHIP as Jamie Dockery had been at a recent Liaison meeting. Also been extensive consultation with partners and includes their future plans as well as the Council’s. Also includes Buybacks and 2 Housing Associations are also now doing Buybacks to help increase their stock numbers.
Been a 24% cut to the Council’s Affordable Housing Supply Programme (AHSP) funding and will see the impact of that in delivering new housing in years 3 and 4. Is some good indications that housing funding will be reversed. Key objective is to maximise the supply of housing and ensure that the type of housing is what is needed in terms of size and type.
Question was asked about whether the development at Mount Pleasant was going to be sheltered housing and John confirmed that it wasn’t and was called amenity housing designed for the over 60’s but no warden. Does include design features that will enable properties to easily adapt to people’s changing needs.
John Kerr gave an outline of the report which gives an update on the new supply of Council housing. He advised that the contractor was starting at Willox Park on Monday 25/11/24.
Gurpreet advised that he was corresponding with the Housing Minister about increasing WD’s grant and continuing to pursue and challenge the formula used to allocate funding.
Funding was agreed to target Local Authorities (LA) with most pressure on their temporary homeless accommodation, so majority of funding been awarded to 4 Local authorities. Means that remaining LAs who still have pressures on their Housing Services, their allocation is not enough – will help get families out of temp accommodation but would have wanted it to be higher.
John advised that WD have a dedicated Empty Homes Officer, and the Strategy includes a target of bringing 125 properties back into use. Is the first strategy since WD have had their own officer and has been very productive. Report includes 2 case studies which highlight the assistance that can be given and the outcomes achieved – brings a property back into use that becomes some-one’s home but also helps recover owed Council Tax and other debts so other positive financial outcomes. Are looking to the Scottish Government to strengthen powers to bring properties back into use when owners don’t engage or make progress.
No questions were raised.
John reminded that WDC had declared a housing emergency in May and the report provides an update on the action plan created to help tackle the situation. Includes hosting a Housing Summit in early February 2025.
Question was asked about action 16 which is to consider a fixed term moratorium on non-essential repairs to focus on voids and tenants were concerned about this and what evidence was being reviewed. John confirmed that Martin was reviewing evidence and gave reassurance that any decision to stop non-essential repairs would need to be taken by Councillors and would include consultation with tenants. Would also need to advise the Housing Regulator too if such action was taken.
Actions 24,25 and 26 all just say on track and tenants were looking for more detail on the implications for the HRA. Jim McCarron advised that a lot of work being done to strengthen the financial viability of the HRA and more detail should be getting reported to the next Housing & Communities Committee. John suggested could be discussed further at December Liaison meeting as financial update going to Council meeting 18 December so paper should be public the week before.
Action: Jane to add to 12/12/24 WDC/WDTRO Liaison agenda.
Following consultation, new Repairs policy been developed and looking for Councillor agreement on it. Repairs is a key policy for tenant and landlord relationships and the new policy aims to make the service more efficient and should make categories of repairs and timescales clearer.
No questions were raised.
John advised that the report includes updates on performance as well as information on how WDC compares against other landlords. For areas where performance isn’t where it should be, the action plan focuses on how performance will be improved.
Charter information is for 2023/24 performance and report includes performance for the first 6 months of this reporting year which shows improvement and more targets being met.
No questions raised.
Jane Mack outlined the new strategy been developed following consultation with tenants and staff and the name of strategy being changed to ‘Involving You to Improve Housings Services’ to help reinforce this as one of the key aims of tenant participation. From the consultation, communication, local engagement and improving service delivery were key priorities that came out and the action plan sets out how these will be tackled. Updates on the action plan will be given regularly at Liaison meetings as well as in the Housing News and an annual report will go to the Housing Committee to ensure the action plan stays on track.
No questions raised.
John outlined that the report proposes to contract out the reroofing programme to get better value for money. Also includes proposal to reduce the number of painters as less paint work gets done in voids since decoration vouchers are given instead. Six painters and 10 of the remaining roof team would be transferred to other teams within Building services.
Questions was asked in relation to value for money if it couldn’t be delivered for reroofing work, what assurance can be given that the rest of the work Building Services does is value for money? John advised that he would email Martin Feeney and relay the question and ask for a response to be provided to the WDTRO. Gurpreet will also raise at the HACC on Wednesday.
Action: Martin Feeney to provide response to value for money question.
Jim McCarron highlighted the pressures on the HRA as high interest rates are affecting costs. Potential deficit of £2.174 million and as HRA needs to balance, would need to use Reserves and a loan from the General Fund. Officers working to mitigate that and will go back to Council in December to report updated position.
Question was asked about how the HRA got into a deficit so quickly and Jim advised that have to predict costs associated with servicing debts at the time when setting budgets and get advice on what interest rates are projected to be - had predicted that interest rates would come down but they haven’t. Are now more confident in what costs will be and can budget for that.
Void performance has improved but not as well as had hoped and to a level that was budgeted for. Rent abatements also had an ambitious target set but not been met as expected and budgeted for.
December update to be provided to Council and hopeful that will be able to report an improved position.
Frances raised that key issue for tenants would be to not affect tenant services. Jim confirmed there were weekly meetings and exploring all options to avoid such action.
Action: Jim McCarron to provide a briefing for tenants on the financial situation.
Jim outlined that this update is in relation to services that come under the Housing committee remit out with the HRA. Been a slight overspend in Working4U but being covered by reserves and is being managed. ASB budget covers the CCTV provision and includes £21k towards the CCTV upgrade.
No questions raised.
Jim explained this Capital spending update - £60m spent each year and key priorities being progressed – kitchen renewals, External Wall insulation (EWI) etc.
Any underspend is made available for future years. Underspend currently in special adaptations, environmental sensors but will all be reprofiled into next year. Are also capitalising some work on voids that meets the definition to ease pressure on the Housing revenue account. There is less slippage than in previous years so good sign that capital programmes are being delivered.
No questions raised.
The next Pre- HACC Forum will be on Monday 24 February 2025 with the Housing Convenor and officers who have written the committee papers.
The papers are available the week before and electronic copies will be sent to all TRA Secretaries, WDTRO members and via TP Facebook page.
Paper copies will also be made available as are usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you.
Cllr Gurpreet Johal (Housing Convener) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO),
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Ruby Wilkins (Dalmuir MSF TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Jim McCarron (HRA Business Partner)
Scott McLelland (Housing Operations Co-ordinator)
Claire McKay (Housing Development Co-ordinator)
Stefan Kristmanns (Housing Development Co-ordinator)
Mary Paton (Willox Park TA+ WDTRO), June Todd (WDTRO) and Councillor Hazel Sorrell (Vice Housing Convener).
Councillor Johal welcomed everyone to the meeting. The reports from the Police and Fire Service were noted but no questions or issues raised.
John Kerr gave an outline of the report which gives an update on the new supply of Council housing and the report also includes a request for a procurement exercise to help accelerate the new build programme. Report gives update on Council’s new build development and the plans for future sites. Queens Quay site C been delayed and is an ongoing issue re affordability of the site due to the road costs. Also lack of private developers to develop the rest of the site.
Question was asked about the vacant shops at Queens Quay as ground floors still all boarded up. John confirmed that he has a meeting arranged to discuss them with the Housing Associations (Loretto and Clydebank HA). The Scottish Government has also raised questions about them and agree that want the commercial units filled as soon as possible.
Question also asked about the delays with the Bank Street development and John confirmed that was delayed due to getting a design team but now in place and after a meeting next week will be in better position to get an update on programme and will keep WDTRO informed.
John Kerr gave an outline of the paper and the Rapid Rehousing Transition Plan (RRTP) has been extended to a 6 year plan as the Scottish Government has given additional funding for another year. Preventing homelessness has increased and 69% of all lets are to homeless households. Still an average of 19 weeks in temporary accommodation and want to reduce that to 16 weeks. Also looking to house 16 Housing First households – this is where intensive wraparound support is provided. Housing First approach been successful and £261k of funding is going to be used to focus on Housing First.
No questions were asked.
Stefan Kristmanns gave a summary of the paper which outlines Housing Services performance against the Charter Indicators. Also been a review of performance and an improvement plan created to focus on areas where improvements are needed.
Main area of focus are,
Access to housing (in response to Housing Emergency)
Homelessness and the increase in having to use unsuitable accommodation (ie Bed & Breakfast) as well as longer times spent in temp accommodation.
SHQS compliance – lack of completed EICRs
Tenant satisfaction and complaints handling.
The paper also includes the Annual Assurance Statement that the Housing Convener signs confirming the committee are satisfied that the landlord is compliant with their statutory and regulatory obligations and it has to be sent to the Housing Regulator by the end of October.
No questions were raised.
John Kerr set out why a Housing Emergency had been declared and this paper sets out the action plan of how it will be tackled. Number of actions included and one focus is on the delivery of new housing by the Council but also Housing Associations, the private sector and the Council buying back properties to rent. There is also actions to make better use of existing stock with a focus on making the void process as effective as possible.
Also actions to enhance housing access and preventing homelessness to maximise people’s options. Financial solutions also being looked at in terms of strengthening the financial viability of the Housing Revenue Account (HRA) and also lobbying the Scottish Government to reinstate previous levels of Affordable Housing Supply Programme funding to help fund more new building.
Action plan will be monitored internally and John committed to giving updates at the WDC/WDTRO Liaison meetings.
John Kerr advised that the Guidance had been produced following concerns by the Fire & Rescue Service and the Council’s Fire Risk Officer. What has been produced is guidance for tenants and want to be accommodating to tenants that use Cat 3 mobility scooters and want to raise awareness about good tenant safety. The guidance particularly affects tenants in tenements, multistorey flats and sheltered accommodation. There haven’t been any significant issues up to now but want to prevent any issues. Are also looking for external storage solutions so that scooters can be stored safely.
No questions were raised.
Scott McLelland advised that the strategy is a legal requirement to have and sets out how the Council, Police and other partners are going to tackle anti-social behaviour over the next 3 years. The Government is currently reviewing anti-social behaviour and how it can be tackled so hoping that some powers will be strengthened.
The Strategy sets out how ASB will be tackled collectively and how information will be shared. Performance table on page 97 sets out performance over last 3 years. 16 officers can issue Fixed Penalty Notices so have widened the range of officers that can issue them to increase capacity. Also encourage use of the Helpline as reports can be made anonymously. Fly tipping been a particular problem and fines are now £500 to help prevent the problem.
No questions raised.
John confirmed that when an arrear is written off, it is reinstated if the person comes back and will get pursued again.
No questions raised.
No one from Building Services present but John Kerr confirmed that the report was to get approval for procurement processes and that contracts are procured to get value for money as contractors bid for the tender and then pick the best value. Contract works being procured are set out in table 4.2 – gas maintenance, roofing repairs and ventilation works.
No questions raised.
Jim McCarron outlined the current position of non-housing areas that are funded thro the General Fund but come under the eye of the Housing & Communities Committee – mainly Homelessness and the Communities teams.
Been delays in savings due to the restructure of the Communities Team – specific to that team and will now be delivered within the financial year.
Jim outlined the significant pressures on the Housing Revenue Account (HRA). Main problem is loan costs and the increase in interest rates on debts now at 4.5% whereas used to be 2% so high cost pressure. Do expect this to decrease in future years.
Also issues with voids – have set challenging targets for voids but not been met yet so haven’t brought in the rental income needed. Abatements have also increased so this also reduces rental income- has been improved but still over budget.
Employee costs is a significant necessary expense but have been looking at vacancies and delay them if it doesn’t affect front-line services. Also reduced overtime costs by looking at different ways to do jobs.
Have reviewed revenue spending and identified spend that could be put as capital spend as it contributes to the longevity of properties. That is only a temporary solution but will be looking at other efficiencies to help reduce costs.
Jim explained this sets out the Capital side of the budget. A 5-year Capital Budget is set and amounts to £73.66m. Are looking at costs of projects over the life of each programme. Jim gave assurance that all money is still in the Capital programmes – the environmental sensor programme was slow to start but the money stayed in the budget. Current year of Capital programme and new build projects will be on track and deliver as expected and continue to work on ensuring best value.
The next Pre- HACC Forum will be on Monday 18 November with the Housing Convenor and officers who have written the committee papers.
The papers are available the week before and electronic copies will be sent to all TRA Secretaries, WDTRO members and via TP Facebook page.
Paper copies will also be made available as are usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you.
Cllr Gurpreet Johal (Housing Convenor) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
June Todd (WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Jim McCarron ( HRA Business Partner)
Mary Paton (Willox Park TA+ WDTRO)
Frances McGonagle (Littleholm TRA + WDTRO), Janette Donlin (Dalmuir MSF TRA + WDTRO) and Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Councillor Johal welcomed everyone to the meeting and asked for his best wishes to be passed onto Frances who currently in hospital.
John Kerr gave a summary of the report – covers all service areas that report to the HACC and come under Peter Barry. Some year end data not finalised yet and Stefan will provide WDTRO with an update report. ASB Strategy being developed and will go out to WDTRO and TRAs relatively soon.
Includes an action to deliver a Greener, Fairer revised Capital Investment Plan – national guidance still to be issued about Net Zero Standard as well as timescales. Technology still to be developed but Scottish Government wants all landlords to start to prepare.
In terms of Greener Fairer revised Capital programme, tenants keen to see tenants being involved in the revised Capital programme and affordability is main concern for tenants. John confirmed affordability a concern for landlords too and confident that timescales will be lengthened to make them more realistic and can help spread costs.
John Kerr highlighted the cut to the Affordable Housing Supply funding previously announced has been amended with an additional £80m being offered over 2 years but only announced 26/4 so don’t know what WDC’s allocation will be. Further meetings with Scottish Government arranged to confirm so still number of unknowns to be able to say how WD will benefit.
Question was asked regarding the Willox Park development and when the planning meeting was. John advised that it wasn’t a planning committee meeting but just a decision that planning were to make and he would get the outcome confirmed.
John advised of the unprecedented pressures on housing. Turnover has reduced and that has had an impact on letting activity. As a result, the Council has breached Unsuitable Accommodation Orders as more homeless applicants are having to be accommodated in Bed and Breakfast more often and for longer periods. Never used to have to use B&B so not a situation want to be in and is also financially more costly.
An annual review of the allocation letting targets is carried out and propose to increase letting target to homeless applicants to 64% to help relieve this pressure and reduce B&B costs. Rapid Rehousing targets not being met and want to reduce the time people are in temp accommodation.
Transfer applicants will also be prioritised for new builds (70% target) to help increase turnover and create allocation chains. New builds also help address medical needs too for transfer applicants. Is a risk of increasing void costs when increasing transfers but transfer applicants get inspected so these costs can be minimised and managed.
Also increased pressure from asylum decisions backlog being speeded up.
No issues raised.
Jim McCarron outlined the acute financial pressures on the HRA but hopeful that these pressures will ease in 24/25. Every pound is being scrutinised. Significant underspend in Capital budget mainly thro delays in new build progress – budget is still available and gets carried forward.
Working to identify efficiencies across all areas of housing budget e.g electricity costs are high so looking at how electricity is used and if fittings be changed to lower energy. Also looking in shorter term if some expenditure can be put into Capital so that it can be funded over longer period. Want to replenish HRA reserves to healthier level.
Main cost to HRA is on repairs, £20m so looking at that budget to ensure Value for Money (VFM). VFM group looking at how repairs can operate more efficiently.
Question was asked about how that will affect the Capital Budget work and Jim confirmed that it would have an impact but would wait until inflation and utilities go down.
Jim confirmed that most of this budget was being managed within budget. Main overspend is in relation to Homeless budget and as John already explained about the pressures on the whole housing system ,main financial cost is in relation to increase use of B&B accommodation.
Question asked about the Housing Asset and Investment listed in Appendix 1 and why there is a saving there. Jim explained that Alan Young’s team work with mixed tenure blocks and cost being absorbed into HRA.
Also question about why cost of Mitchell Way being moved to HRA as per Appendix 4 and Jim confirmed that no other services using it apart from Housing. John confirmed that is too big now that Police no longer using it so are looking for an alternative office space but one not been identified yet and Church Street can’t accommodate.
Individual debts over £5000 need approval from committee to be written off and paper sets out the process followed and the criteria for writing off. The accounts submitted for write off are for former tenants and fall into category of unreasonable to pursue.
No issues raised.
The next Pre- HACC Forum will be on Monday 19 August with the Housing Convenor and officers who have written the committee papers.
The papers are available the week before and electronic copies will be sent to all TRA Secretaries, WDTRO members and via TP Facebook page.
Paper copies will also be made available as are usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you.
Cllr Gurpreet Johal (Housing Convenor) - chaired meeting
John Kerr (Housing Development & Homelessness Manager)
June Todd (WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO),
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Mary Paton (Willox Park TA)
Harry McCormack (Tullichewan TRA + WDTRO)
Jane Mack (Snr Housing Development Officer-Tenant Participation)
Jim McCarron ( HRA Business Partner)
Frances McGonagle (Littleholm TRA + WDTRO
Ana Deevy (Housing Development Officer-Tenant Participation)
Cllr David McBride
Cllr Hazel Sorrell (Vice Housing Convener)
Councillor Johal welcomed everyone to the meeting and advised that Councillor David McBride would be joining via zoom for the item on Willox Park.
Cllr Johal advised that the Police now list all crimes from a single incident, so all figures are up.
No issues raised.
John Kerr gave a summary of the ongoing new build programme. Bonhill gap site now been removed from the programme as it’s not economical – need for smaller and larger properties so are looking at a different configuration for the site so is still an option for a future development.
Paper sets out plans for creating 2 subsidiary organisations. Previously Local Authorities could only access financial support to build new homes for social rent but recent changes to the grant system mean can now get grants for mid-market homes, though at a lower rate. Mid-market can still be affordable new homes that are badly needed so worth investigating. For a mid-market rentals need a subsidiary to be able to issue a specific ownership/tenure agreement so these 2 subsidiary companies would enable the Council to do that. Proposal is to help give more options in addressing current housing shortage.
Question was asked if new housing developments always need to have affordable housing and John confirmed that they don’t – some private builders give Local Authorities a set amount but WDC not got an agreement in place. Social housing built does need to meet Design Standard and Housing Associations have a nomination agreement with WD so a percentage get let from the Council’s waiting list.
Jane asked for clarification on the number of properties planned for Queens Quay as table on page 25 says 100 but on page 28 it’s 20. John confirmed that currently projected as 20 but if can successfully acquire an adjacent site will go up to 100 which will make the site more viable.
Question asked about Queens Quay and John confirmed that the whole site has been decontaminated.
John advised that the Buy Back policy had been reviewed and updated to strengthen governance. Regular reports will be presented to the HACC and also have a dedicated officer working on the scheme. All properties that are bought back have to be empty so that they can be re-let and assist in reducing the housing waiting list. Will prioritise properties that are already energy efficient and so help the Council meet net zero targets.
No questions raised.
Councillor David McBride joined via zoom for this item.
John advised that this was a good example of working with tenants to get to this stage. Questions had been raised about the buildings fitness for purpose and meeting future housing standards. From surveys of the buildings and discussions with tenants, 4 possible options were consulted on and Option 3 got the most interest – of those who voted, 57% voted for option 3. Option 3 sets out to redevelop the site by replacing existing cottages with new energy efficient homes. Housing staff would also carry out personalised plans for each tenant and they can choose to stay on the site or be rehoused elsewhere if they wished. They will also be entitled to Homeless and disturbance payments. 17 new homes also being built on site of the old Willox care home.
Issue was raised that there were 24 remaining tenants but only 17 included in the new build at the care home site. John confirmed that are hopeful that everyone who wants to stay on site will be able to – some people have already expressed interest in moving elsewhere and John confirmed that personalised housing plans will mean that tenants have more choice.
Mary advised that some tenants are concerned about having neighbours above them as are used to being in single storey, but plans are for flats. John advised that building standards are high and that shouldn’t be a problem but in phase 2 of the development, they might be able to address that and see if single storey buildings could be included.
John clarified too that all tenant views were pursued and also sought views of family members if tenant wasn’t able. All tenant feedback been used to create this paper and the proposals included.
Councillor McBride also thanked all tenants for their input and for helping Housing get to this stage.
Jim McCarron outlined that there is a projected adverse revenue shortfall of £3.37m but will be offset by reducing the contribution from revenue to capital and using HRA reserves. Capital plan includes reprofiling of £66.48m and an overspend of £4.65m – the main overspent budgets being capitalised minor works, heating improvements, voids and environmental work.
Question was asked about the EESH compliance reduction on page 70 and what impact this will have on tenants. Jim advised that when work can’t get mobilised gets pushed into the next year. He confirmed that the money is not lost but gets pushed on – up to Building services to manage the work.
Paper sets out the budget position of all the service areas that come under the Housing & Communities committee and is a small overspend (£284k).
No issues raised.
The next Pre- HACC Forum will be on Monday 29 April with the Housing Convenor and officers who have written the committee papers.
The papers are available the week before and electronic copies will be sent to all TRA Secretaries, WDTRO members and via TP Facebook page.
Paper copies will also be made available as are usually a lengthy document to read on a small screen- please contact Tenant Participation if you want a paper copy delivered to you.