Agenda item

The Committee received a report of the Corporate Director of Regeneration Economy and Growth and presentation which provided an overview of the consultation on the Housing Strategy Principles and Priorities Paper and set out the content of the draft County Durham Housing Strategy (for copy of report, draft County Durham Housing Strategy and presentation slides, see file of minutes).

The Committee were provided with a detailed presentation that focused on:-

·        An introduction which included detail of the consultation undertaken, the preparation of a feedback report  for the consultation and confirmation that the feedback from the consultation had informed the development of the draft strategy;

·        Overview and Scrutiny Workshop comments and responses;

·        Housing Strategy Vision;

·        Housing Strategy Principles;

·        Housing Strategy Priorities;

·        Next Steps which included confirmation of the consultation period and the production of a delivery plan.

Graeme Smith, Housing Development Manager provided Members with the background to the County Durham Housing Strategy and explained the two-stage consultation process confirming that the first stage of consultation had been undertaken from the 26 June to the 18 August 2023 and focused on the Principles and Priorities Paper, the first stage in the preparation of the housing strategy. This was presented as the ‘Housing Conversation’ with engagement taking place with residents and stakeholders to get their views. Included within this first stage of consultation was a workshop for all Overview and Scrutiny members. He continued that this stage of consultation had included: presentations to AAPs, the County Durham Association of Local Councils and the County Durham Partnership Groups; a rural housing event; various online consultation events; social media campaign and various group surveys. He confirmed that the comments made during this consultation stage had been set out in a separate feedback report which had been provided to members for this meeting and where possible have been used to inform the draft housing strategy.

He referred to the Overview and Scrutiny Workshop on the 10 July 2023 and the comments made by members and confirmed that those comments made by members had mirrored many of the comments from the wider Housing Conversation and highlighted how interesting and useful the comments had been particularly when developing the draft strategy. The Housing Development Manager then took members through several slides in the presentation detailing the comments made by members during the Overview and Scrutiny workshop and how they have been responded to within the strategy.

In relation to the Housing Strategy Vision, the Housing Development Manager confirmed that the consultation had determined that there was overwhelming support for the vision and highlighted the links within the vision to economic growth, health and wellbeing.

Concerning the Principles within the draft strategy it was highlighted that they have evolved through the consultation process and that they are still subject to consultation at this stage. The Housing Development Manager explained that the draft strategy contains seven principles that establish the foundation and rationale underpinning decisions and actions to deliver the vision.

In relation to the Priorities within the draft strategy, the Housing Development Manager commented that the purpose of the strategy is to set the context as to how the Council and partners will meet various housing challenges in the county and that the draft strategy includes five priorities for action, the key areas of intent.

In relation to next step, Graeme highlighted that consultation on the draft strategy is currently underway and that it closed on the 18 December and that following the consultation a second modified draft strategy will be produced reflecting the comments received during the consultation process from residents and stakeholders.  In relation to the preparation of the delivery plan and monitoring he confirmed that the service will be including in the second draft of the strategy an element of delivery, showing how they will intend to deliver for a limited period of six months to a year. It was noted that the strategy would be adopted spring/summer 2024.

Mrs R Morris raised concerns with regards to the delivery plan and asked for clarity as to how actions within the strategy would be delivered. She commented that some of the issues identified within the strategy were more prevalent in some areas of the County and highlighted the need for the delivery plan to clearly identify performance in relation to the individual actions. The Housing Development Manager confirmed that the delivery plan would be structured around the priorities for intervention and actions would sit within the priorities identified, however there were other ongoing activities not related to the priorities that would also sit within the delivery plan. He confirmed that the strategy was a non-spatial document and provided an example of tackling empty homes across the County. However, in relation to certain priorities there would be a spatial element and made reference to second homes which was an issue in rural parts of the County. He added that performance in relation to the actions identified in the delivery plan would be monitored and reported on an annual basis.

Councillor K Shaw referred to homes for the elderly and disabled and commented on the 10% benchmark for this type of development, which was only a starting point and highlighted that this percentage was not being delivered. The demand for housing for the elderly and disabled would continue to grow, with the current and future demand so great that the actions identified within the strategy and the delivery plan would not meet the need for this type of housing across the County.  He commented that the Housing Strategy needs to identify a higher percentage figure to match the need for this type of housing.

He was concerned that registered providers were building new market cost housing, using land which had been transferred from local authority control as part of the LSVTs which had been identified to be used for the development of social housing and as a result this was reducing the number of affordable homes available within the County.

Councillor K Shaw also had concerns with the number of family homes within Durham City that were being transferred into Homes of Multiple Occupation (HMOs) for use as student accommodation which reduced the ability for local residents to access family housing. There was a need to establish future demand for student accommodation within Durham City and to monitor the impact on the mix of housing available within the City by working closely with the University, particularly identifying the potential for bespoke student accommodation developments on land in the University’s ownership.

He concluded by highlighting the need to restrict and monitor the increase in charities purchasing multiple properties within a particular area for use by clients with complex needs and support requirements as this had a significant impact on the local community in relation to house prices and the ability for homeowners to sell their properties.

The Housing Development Manager responded that the 10% figure for the development of homes for the elderly was revolutionary when it was incorporated within the County Durham Plan and explained the struggle with regards to implementation with developers. It was anticipated that once mainstream developers see the demand in communities, more bungalows would be developed on sites within the County. It was noted that the 2019 strategy had been absorbed into the mindset of the wider housing delivery context. He added that registered providers were delivering bungalows through affordable homes schemes which was a positive step and were also adapting existing stock based on the future needs for 2035 through the County Durham Plan.

In relation to affordable homes, The Housing Development Manager confirmed that where it was specified that affordable homes had to be delivered, registered providers had to deliver affordable homes. In relation to the concerns regarding the use of land transferred to registered providers for social housing as part of the LSVT, being used to build new market cost housing, he would liaise with colleagues in Corporate Property and Land and query whether there were any restrictions placed on the use of the land when it was transferred.

Responding to the comment regarding HMO’s, the Housing Development Manager advised that there were allocations in the County Durham Plan with new numbers being directed towards university estates with new HMO’s restricted on the basis of concentrations. In relation to the issue of charities buying up properties in particular areas of the county, this was not identified as an issue when the County Durham Plan was developed, however, he confirmed that the Service Grouping would look at the strategy and the delivery plan to see what could be done to tackle the issue.

Councillor K Shaw praised the work of the team in relation to housing delivery across the County. He raised concerns that there was no longer DCC Members representation on the Boards of Registered Housing Providers operating within the County, which was a major issue in terms of accountability and highlighted that the issue needed to be addressed going forward.

The Chair made reference to the point raised by Councillor K Shaw regarding Registered Social Housing Providers building new market cost housing on land which had been transferred from local authority control as part of LSVTs, with the land intended to be used for social housing. He asked that the Vice-Chair and himself have a copy of the response provided by the Service Grouping. In relation to the lack of Members representation on Housing Providers Boards, he commented that there was a need to monitor and audit the level of service that Housing Providers were delivering. 

Councillor P Heaviside queried the measures that would be taken to improve energy efficiency in new homes and existing homes within the County. The Housing Development Manager advised that Government had introduced a range of energy efficiency measures for developers in relation to new builds and the requirements were now included within building regulations. He highlighted that such measures in relation to new developments included the removal from gas usage to alternative energy sources such as Air Source Heat Pumps. He added that Registered Providers in the County were looking to decarbonise their existing stock, however incentives would need to be available to encourage both private landlords and private owners to introduce these measures.

The Chair commented that when he had received the report and draft strategy that he had raised concerns with regards to the lack of delivery within the draft strategy. He understood that that the strategy was planned to go to cabinet in June 2024 and that the delivery plan would follow six months later, therefore there would be a delay in relation to the delivery of the priorities identified within the strategy. He was concerned that some of the priorities within the strategy would not be achieved. He added that the strategy needed to be a Council Housing Strategy and for there to be clear accountability in relation to the delivery of priorities. He referenced the need for all homes to be accessible and highlighted that homes needed to be brought back into use and timescales, enforcement and accountability needed to be identified. He referred to the delivery of 500 council homes and commented that there is a need to identify how this will be delivered and continued that in relation to the number of homes to be delivered annually. He queried if there was the required number of sites within the county. He commented on the need for empathy within the strategy and highlighted the need for appropriate processes to be in place when issues were not handled correctly. He asked that a second draft of the strategy come back to the Economy and Enterprise Overview and Scrutiny Committee together with the draft delivery plan, prior to both being considered by Cabinet in June.

The Housing Development Manager advised that the approach to the development of the strategy had been outlined in the presentation and that the strategy would be developed and agreed, with the delivery plan subsequently developed. However, following comments from Members the Service Grouping would provide an element of delivery in the second draft of the strategy. He highlighted that it would not be a full delivery plan at this stage and that the plan would need to be flexible to respond to change and commented that the delivery plan would be reviewed throughout the life of the strategy. He confirmedthat the strategy was a DCC strategy and the delivery plan, once developed would identify accountability. It was intended that Registered Social Housing Providers and stakeholders would work with DCC to deliver the priorities within the strategy. Hereferred to principle five and accountability for bringing empty homes back into use and advised that he would look at the wording to make it stronger and add outputdetail. With reference to the number of homes to be delivered within the county, he confirmed that the County Durham Plan had identified 25,000 homes to be delivered up to 2035 and confirmed that land was allocated within the County Durham Plan for the development of homes with no barriers to those sites. He added that he would liaise with Overview and Scrutiny Officers with regards to the timeline for the second draft of the strategy to be brought back to the Committee for consideration.

Councillor A Surtees was aware of areas of land held by DCC and highlighted the need for DCC to review land that they hold that could be released for development if there was local demand for housing in a particular area and encouraged partnership working and development collaboration to address local community’s needs. She continued by highlighting the need for the Council New Homes Building Programme to include the delivery of bungalows.

Councillor C Lines welcomed the opportunity to see the second draft of the strategy which would include an element of delivery and appreciated that the strategy had to be developed first. He added that he would like to see the strategy and the resulting delivery plan highlight digital connectivity as a requirement and target hard to reach and rural areas within the County as this was a fundamental issue which needs to be tackled. The Housing Development Manager confirmed that he would look to broaden the technology aspect to include digital connectivity in rural areas and energy efficiency within the strategy.

Councillor R Crute suggested that an additional recommendation needed to be included to ensure that the revised draft County Durham Housing Strategy including the delivery plan will be considered by Members of the Economy and Enterprise Overview and Scrutiny Committee prior to being considered by Cabinet in June 2024.

Resolved:

(i)           That the content of the report and presentation be noted.

(ii)          That the revised draft County Durham Housing Strategy and Delivery Plan be considered by the Economy and Enterprise Overview and Scrutiny Committee prior to being considered by Cabinet in June 2024.