Agenda item

An update from the Head of Community and Customer Services

The Head of Community and Customer Services provided a late report setting out information about the Housing Service and how it was moving forwards.  He also provided statistics on various factors covered by the service.

Households in temporary accommodation

The Head of Community and Customer Services informed the Scrutiny Committee that the number of people in temporary accommodation was higher than any other time he could remember.  The first chart showed the different types of accommodation the Council used to house those in temporary accommodation.  He advised that due to the increase in the number of homeless people presenting themselves to the Council, it was necessary to use a variety of accommodation.  He added that those accommodated in bed and breakfast accommodation did not receive breakfast.  Due to the increase it had become necessary to place people outside of Watford.  These locations were preferably close to a main transport route.

In response to a question from Councillor Bell, the Head of Community and Customer Services responded that the latest information showed approximately 12 households had been placed outside Watford.  Locations could include Borehamwood, Luton or Dunstable. 

Following a question from Councillor Taylor about increasing the Council’s temporary accommodation stock, the Head of Community and Customer Services referred Members to paragraph 3.2 of the report.  He explained that work had been commissioned to look at the current arrangements and would make recommendations for future requirements.

Councillor Johnson, Portfolio Holder responsible for Housing, added that he had concerns about the quality of some of the current stock.  The Council would need to consider whether to refurbish the stock or source accommodation from else where.

The Head of Community and Customer Services commented that the Council would look at the business cases for different options.  If the Council opted to release some of its current accommodation this could release funds to purchase other property.

Councillor Dhindsa noted that in the past few years several hotels had been built in Watford.  He asked officers to try to place more people locally rather than outside the area.  The relocation away from Watford could impact people’s lives, for example travelling to work.

In response the Head of Community and Customer Services stated that the Council had a good relationship with the groups it worked with; the availability of bed and breakfast accommodation was dependent on events within Watford and the surrounding area, and that the Council always tried to place people in Watford whenever possible. 

The Portfolio Holder noted that some people were happy to go further as standards were sometimes better than accommodation they may have already experienced in Watford.

Councillor Bell requested details of the temporary accommodation sites within Watford.  The Portfolio Holder advised that these sites were managed by Watford Community Housing Trust on behalf of the Council.  It was agreed the list would be provided.

Number of rough sleepers in Watford

The Head of Community and Customer Services informed the Scrutiny Committee that the Council was required once a year to report to the Government the number of rough sleepers in the area.  Some of the increase evident in the statistics was due to the way the number of rough sleepers was recorded.  The New Hope Trust worked extremely hard in the local area; the organisation tried to help people into a programme.  The New Hope Trust would be undertaking some further research into the background of the current rough sleepers.  The statistics showed a worsening picture for Watford, but this was reflected across Hertfordshire and the South-East.  After the monthly Anti-Social Behaviour Action Group meeting, various organisations would meet and discuss the situation and work out the partners who were able to help the rough sleepers. 

Councillor Aron suggested that part of the problem in Watford might be that people were attracted here because of the available resources.

The Portfolio Holder advised that of the current number known in Watford, 19 had strong Watford connections.  New Hope Trust were unsure that people were attracted to Watford due to its resources. 

The Head of Community and Customer Services added that urban areas tended to have a higher number of rough sleepers than rural areas.  It could be due to the fact that there were likely to be more opportunities to find food and warmth.

New build homes in Watford

The Head of Community and Customer Services reported that the Council had a positive approach towards building new homes.  It exceeded its target.  The Local Plan Part 2 was currently out for consultation.  The provision of new affordable housing was covered within the Plan.  Chart 3 in the Appendix showed a reduction in the number of affordable homes built during 2013/14.  He advised Members that only those developments proposing 10 or more units were required to provide affordable housing.  Occasionally developers built the affordable housing within the second phase of developments.  He added that affordable rent could be up to 80% of the local market rent.  Finally he commented that there were a number of current schemes that would introduce a significant number of affordable units.  These sites included Watford Health Campus. 

Councillor Dhindsa said that he was concerned that Watford was becoming a commuting town rather than a community town.  The price of accommodation in Watford was quite high.  Many of the large businesses, for example Rolls Royce, Benskins, various printers had gone.  Many people commuted to London for work.

The Head of Community and Customer Services responded that the Economic Development Manager would be able to speak to the Scrutiny Committee about the balance it was necessary to try to achieve.  A balance had to be made to ensure the town remained as a community and it did not become a dormitory town.

Councillor Taylor noted that in the performance report on the agenda, the target had been 71 which had been achieved.  He asked whether officers felt this was ambitious enough.

The Head of Community and Customer Services explained that the level was set based on the developments that were being developed in the near future.  The sites would usually already have received planning permission.

The Portfolio Holder reminded Members that empty commercial buildings no longer needed to provide affordable housing if they were converted to accommodation.

Councillor Martins stressed that it was important that the Council reviewed its Housing Strategy and worked with planning on increasing the number of affordable housing units being created.  He considered the challenge for the Portfolio Holder was to take up this matter and put pressure on the Government.

Number of households accessing private rented sector through the Rent Deposit / HomeLet scheme

The Head of Community and Customer Services advised that there had been a decline in the number of private sector units the Council had been able to access.  The service realised that the private sector was key to the future support of the Council’s service.  The aim was to ensure that the new Section Head had experience of working with the private sector. 

The Chair referred to Housing Benefits and how it was paid direct to the tenant and not the landlord.  She wondered whether this had an impact on landlords coming forward to participate in HomeLet and other schemes.  She asked whether officers felt it was possible to put pressure on the Government regarding the matter of benefit payments to tenants.

The Head of Community and Customer Services suggested that the only way would be to lobby the Government.  He explained that it was possible to put a specific request that payment was made direct to the landlord, but this did require the tenant’s permission.  He acknowledged this may be one of the reasons landlords were reluctant to come forward, but there were also several other reasons.

The Portfolio Holder added that it was important the Council produced the correct package to encourage landlords, but this needed to be within budget. 

The Chair thanked the Head of Community and Customer Services and Portfolio Holder for their report and explanations.