Agenda item

[Mila Simpson, Section Leader –Housing Strategy, and Pauline Evans, Voids and Lettings Manager, Wolverhampton Homes,  to present report on the removal and amendment of age designations on flats for pre-decision scrutiny prior to the report being considered by Cabinet]

Mila Simpson, Section Leader, Housing Strategy, introduced the report and gave a brief overview of the key elements of the proposal to review age designations for allocating Council flats. Section Leader explained that the report was being presented to the panel for pre-decision scrutiny. The report will be presented to Cabinet on 23.3.16 for their consideration and approval

Section Leader explained that a review of the age designation policy that sits within the Council’s housing allocations policy had identified a number of issues with properties that have an age designation applied to them. For example, the current policy had a detrimental impact on families with children, particularly single parent households, who are unable to access age designated flats because they did not meet the criteria.

Section Leader also explained that the age designation policy did not apply to leaseholders living in blocks and they could choose to sell the property to anyone, thereby undermining the policy.

Section Leader explained that age designations of Council flats made it difficult to let some properties due to lower demand and as a consequence properties had been allocated to applicants with a lower housing priority. Section Leader commented that the proposed policy change was intended to make best use of the Council’s housing stock.

The panel queried the potential increase in the number of Anti-Social Behaviour (ASB) cases arising from intergenerational living. Section Leader outlined a series of activities aimed at minimising the likelihood of this happening. This includes the tenancy checks done to prevent future difficulties when allocating properties to new tenants. In addition, pre-tenancy work is done with successful applicants to explain their responsibilities and the action that can be taken in response in complaints about their behaviour. Section Leader added that housing managers will also monitor tenancy issues in designated flats and deal with them accordingly.

The panel accepted the need to make the best use of limited housing stock in order to meet demand for affordable housing. The panel did express concern about the proposal to mix older and younger tenants in the same block of flats, which could lead to nuisance complaints. Section Leader explained that in addition to other options, there is a mediation service available to deal with issues that may arise.

The panel discussed the current age profile of tenants currently living in age designated properties and how this would be affected by the proposed changes to minimum age. Section Leader explained that the majority of blocks where it is recommended that age designations are removed are currently restricted to people aged 30 or over.

Former sheltered blocks are currently restricted to people aged 50. The vast majority of these would retain an age designation of over 50 years if the proposal was approved by Cabinet.

The panel commented that they understood the need to make more flexible use of current housing stock. The panel commented that the plans were likely to raise concerns among the public and it was important that the community likely to be affected understood the reasons behind the proposed changes.

The panel commented on the importance of having an effective communication strategy to explain the plans and continually reassure existing tenants.

The panel discussed the impact of leasehold properties in age designated blocks on the policy and the creation of mixed communities.

The panel queried the small numbers of the people who responded to the consultation – 23 responses were received to letters sent to 2295 households affected by proposed change. Section Leader commented on the work done to encourage tenants to provide feedback on the proposals. The panel queried what work has been done to communicate the message about the proposals. Service Lead explained the work done to keep residents informed about the changes.

The panel discussed the need to provide residents with regular information about the progress of the plans, particularly for people who are not comfortable using online sources. The panel commented that a communication plan should be prepared and shared with Councillors who would be affected by the proposed changes.

Mark Henderson, Director of Housing, Wolverhampton Homes explained that a citywide ASB service managed by Wolverhampton Homes has increased the effectiveness of responding to such complaints.

Director of Housing responded to comments about the issue of ASB. Director of Housing supported the comments of the Section Leader in relation to pre tenancy work. Director of Housing commented on the ability of the service to develop plans following the formation of a single cross tenure ASB Team based around electoral wards. Director of Housing explained that the ASB team can deal with a mixed population in the future.

Section Leader commented on work done to respond to concerns about ASB and the use of mediation officer to intervene where needed.

Service Lead commented that the review had been undertaken to address the housing needs of an ageing population in the future. Service Lead explained the range of work being done to address these needs.

Cllr Steve Evans, Cabinet Member for City Environment, commented that public confidence in the ASB team was a key part of efforts to reassure the public who may have concerns about the proposal.

Cabinet Member for City Environment commented on the changes made following a review to the previous structure which led to the creation of a single team and number to deal with ASB queries. Cabinet Member for City Environment commented that many people already live in mixed communities with people of different ages, and this has not led to the problems highlighted as concerns by Councillors.

Section Leader agreed to further look at comments received from the public to the proposals.

Resolved:

The panel agreed to receive details of interim public communication plan to tenants covering the period from publication to the date it will be considered by Cabinet. The panel comments on the report to be included as an appendix to the report presented to Cabinet.

The majority of the panel accepted the recommendations.

Cllrs Haynes and Wynne wanted it recorded that they rejected the proposal to remove age discrimination across those properties affected.