Agenda and minutes

·         Cllr Slater noted that he is a member of the board of Phoenix Community Housing, not Lewisham Homes.

Resolved: the Committee agreed the minutes as an accurate record of the meeting held on 12 April 2016.

The following non-prejudicial interests were declared:

Councillor Slater is a member of the board of Phoenix Community Housing.

Councillor Reid is a member of the board of Lewisham Homes.

To follow.

Genevieve Macklin (Head of Strategic Housing) introduced the report. The following key points were noted:

·         The proposal to allow the Council to discharge its homeless duty with an offer of suitable accommodation in the private rented sector (PRS) was approved by Mayor and Cabinet in March 2015.

·         Council officers have now developed the draft policy on how this might work. It is due to be considered by Mayor and Cabinet on 29 June 2016. Subject to approval, there will be a consultation and a final policy will be brought back to the Committee in September.

·         There are significant housing problems in Lewisham and across London – from the mismatch between supply and demand, the availability of affordable housing, and the rising number of people in need of temporary accommodation.

·         The Council’s proposed policy on discharging its homeless duty with an offer of accommodation in the private rented sector is just one way the Council are trying to manage the difficult housing situation.   

·         Lewisham has exceeded its target of building new homes, and around a third of these are affordable. But house prices in Lewisham are still among the fastest growing in London – up by around 20% last year.

·         It’s more difficult for people to get mortgages nowadays, so the private rented sector is growing. But rent levels often make it difficult to save for a deposit – particularly those on low incomes.

·         The large majority of people who are in need of temporary accommodation have come from the private rented sector or from living with family and friends. 75% of the UK’s homeless are in London.

·         It’s getting more difficult for the Council to find homes at the local housing allowance rate and the use and cost of nightly paid accommodation is increasing. The Council spent over £3m on nightly paid accommodation in 2014/15.

·         The Council are trying to prevent homelessness in the first place. They’re restructuring teams, introducing a new culture and giving staff the tools to negotiate with landlords before eviction happens. Homeless preventions increased by 40% in the last year.

·         The Council are also increasing the supply of temporary accommodation – buying new properties and converting existing ones. They’ve also come to a London-wide agreement on maximum prices to be paid for nightly paid accommodation. But there is still a need for longer-term solutions.

·         The Council have only placed a small number of people outside of the borough so far – but may need to do more in the future. Many people in temporary accommodation will be used to the private rented sector.

·         The Council is looking at what’s in the best interests of people in the long-term. Temporary accommodation is uncertain and disruptive – and families may have to wait several years for social housing.

·         The Council will still be required to find accommodation as close to the borough as possible. But it will only be in exceptional circumstances that someone will be considered to have a high-priority to stay in the borough.

Genevieve Macklin  ...  view the full minutes text for item 3.

Jeff Endean (Housing Strategy and Programmes Manager) introduced the report. The following key points were noted:

·         The Council is making good progress against the four parts of strategy. To help residents in urgent housing need, they’ve taken action to increasing the supply of temporary accommodation. As part of building the homes our resident needs, they’re on track to meet the target for new homes, including new council homes. In the private rented sector, they’ve taken action on rogue landlords and are proposing a pilot “build to rent” project. And, as part of improving housing conditions, they’re on track to achieve the decent homes standard in 100% of council housing stock.

Jeff Endean (Housing Strategy and Programmes Manager) answered questions from the Committee. The following key points were noted: 

·         The partners for the Beeson Street “build to rent” pilot will hopefully be decided by the autumn. Priority for housing on the project will be given to people with a connection to Lewisham.

·         The design process for the project at Eliot Bank is ongoing, but officers are aiming to hold event by July this year.

·         Officers accepted that the PLACE/Ladywell project has taken slightly longer than anticipated when it started, but stressed that is was a completely new project and that future projects should be quicker. The development is due to be completed and handed over by June.

Resolved: the Committee noted the update.

Jeff Endean (Housing Strategy and Programmes Manager) introduced the report. The following key points were noted:

·         A deal on the Church Grove self-build project was signed with Rural Urban Synthesis Society (RUSS) last month. 100% of properties will be affordable, including five for social rent. Priority will be given to people with a connection to Lewisham.

Jeff Endean (Housing Strategy and Programmes Manager) answered questions from the Committee. The following key points were noted: 

·         The full impact of the Housing and Planning Act 2016 can’t be assessed until the regulations are published, but the Council will do all it can to mitigate the impact and support people.

·         Officers are looking at impact of Jones v London Borough of Southwark for Lewisham. There are potentially big implications across London

·         Officers accepted that the Church Grove self-build project only includes a small number of homes for social rent, but stressed that this was a new project and it is something they will look to increase in the future.

The Committee made a number of comments. The following key points were noted:

·         The Committee said it would be good to know how many people in Lewisham have made use of the government’s Help to Buy scheme

Resolved: the Committee noted the update. Officers also agreed to provide figures on Help to Buy in Lewisham.

John Bardens (Scrutiny Manager) introduced the report. The following key points were noted:

·         The Committee agreed to move the item on housing action zones to the September meeting.

·         The Committee agreed to hold an in-depth review into mental health and housing. The Committee consequently agreed to change to housing and health item in the work programme to an item on housing and older people.

·         The Committee also agreed to keep the Committee start time at 7.30pm.

Resolved: the Committee agreed the changes to the work programme.  

There were none.