Erratum Notice and REVISED Item 11 and Item 12
West Dunbartonshire Council · 20 November 2024
Back to Housing & Communities Committee — 20 November 2024 and its agenda
Text extracted from the council's PDF. Layout and reading order may differ from the original.
Page 1
Erratum Notice Housing and Communities Committee Date: Wednesday, 20, November 2024 Time: 10:00 Format: Hybrid meeting Contact: Email: Nicola.moorcroft@west-dunbarton.gov.uk committee.admin@west-dunbarton.gov.uk Dear Member I refer to the papers for the above meeting which were issued on 7 November 2024 and enclose a revised versions of the reports relating to Item 11 – West Dunbartonshire – Empty Homes Strategy and Item 12 Housing Emergency Action Plan. This supersedes pages 111 – 115 (Item 11) and pages 143 -175 (Item 12) of the original papers issued for the meeting. The formatting within the reports has been amended. Please accept my apologies for any inconvenience caused. Yours faithfully PETER HESSETT Chief Executive
Page 2
Distribution:- Provost Karen Murray Conaghan Councillor Ian Dickson Councillor Gurpreet Singh Johal (Chair) Councillor David McBride Councillor John Millar Councillor Lawrence O’Neill Councillor Lauren Oxley Councillor Chris Pollock Councillor Martin Rooney Councillor Hazel Sorrell (Vice Chair) Councillor Sophie Traynor All other Councillors for information Chief Executive Chief Officer – Regulatory and Regeneration Chief Officer – Roads and Neighbourhood Chief Officer – Resources Date of issue: 8 November 2024
Page 3
WEST DUNBARTONSHIRE COUNCIL Report by the Chief Officer, Housing and Employability Housing and Communities Committee: 20 November 2024 ___________________________________________________________________ Subject: West Dunbartonshire –Empty Homes Strategy 2024-2029 1. Purpose 1.1 The purpose of this report is to seek approval of the new Empty Homes Strategy 2024 -2029. 2. Recommendations 2.1 It is recommended that the Housing and Communities Committee: (i) Approve the revised Empty Homes Strategy 2024 -2029; and (ii) Approve the target to return 125 homes back into use over the period of the strategy. 3. Background 3.1 West Dunbartonshire Council employs an Empty Homes Officer to provide advice and assistance to owners of long term empty private homes; that is properties that have been empty longer than six months. 3.2 The Scottish Government has recognised and prioritised the issue of empty properties by asking Local Authorities to demonstrate in their Local Housing Strategies how the issue of empty homes is being addressed. 3.3 According to Scottish Government figures, in September 2023, there were 46,217 long term empty homes across Scotland. West Dunbartonshire Council has 494 long term empty homes. 3.4 The Scottish Government has a vision of a Scotland where every home is occupied, and no homes are left empty for significant periods of time without good reason. There is a clear ambition to see empty homes services operating in every area of Scotland and for existing services to be enhanced where possible. 3.5 The Scottish Government’s ‘Housing to 2040’ has an ambition to deliver 100,000 homes over the period to 2032 and sets priorities that empty homes can help to deliver. 3.6 West Dunbartonshire had 1095 homeless presentations in the year 2023/24. and for the same period there were 5995 people on the waiting list. ITEM 11 (REVISED) Page 111
Page 4
3.7 Returning empty homes to use can help provide additional housing in the private sector and for social housing. It can help the authority deliver on the Local Housing Strategy’s priorities and objectives. • Housing Need and Demand - by making more properties available to be lived in • Promoting Quality Homes - those properties below tolerable standard are likely to be renovated to at least the repairing standard. • Homelessness and Housing Options - empty homes returned to use can help to alleviate some of the demand for social housing and provide more choice. • Place and Community - Places and communities are vitally important to both our resident’s health and well-being, and returning empty homes to use can remove the blight on a local community and help to create sustainable communities. 3.8 West Dunbartonshire’s housing stock is predominately split between home ownership at 56% and Registered Social Landlords and Local Authority housing stock at 37%. The private rented sector only accounts for 6% of the housing stock. Less than 1% of the housing stock is a second home. 3.9 The previous Empty Homes Strategy 2021-2024 aimed to return 75 empty homes back into use. During the period of the strategy, eighty-three properties of varying type, size and location have been brought back into use to provide the communities of West Dunbartonshire with more available housing. 4. Main Issues 4.1 The main reason for a property being empty in West Dunbartonshire is due to deceased owners. These properties can be difficult to bring back into use particularly where the person has died intestate. 4.2 West Dunbartonshire Council does also have long term empty private homes where owners cannot be traced, others have refused to engage and address the impact the empty property has on the neighbourhood and maintenance concerns have also been ignored. 4.3 Empty homes present challenges to those living in the vicinity of the empty property where they can experience increased vandalism, anti-social behaviour and impacts on emergency services, i.e. Police and Fire Service. 4.4 The Empty Homes Officer works closely with the Lead Buy Back Officer to help identify long term empty homes that meet the needs and demands for housing in West Dunbartonshire. 4.5 The only enforcement action available to assist Empty Homes Officers to return properties back into use is Compulsory Purchase Orders. However, these are time consuming and costly for local authorities. The Scottish Page 112
Page 5
Government has committed to reviewing Compulsory Purchase Orders and has set up Compulsory Purchase Reform group to oversee the review. 4.6 The Scottish Government had intended to legislate to introduce a Compulsory Sale Order power for vacant land and buildings. This would allow local authorities to force long term empty homes onto the open market. This would give the Empty Homes Officer an additional tool in those instances where all other means of engaging with the owner have been exhausted. The intended legislation that would introduce these powers had been delayed because of BREXIT and then further delayed because of the COVID-19 pandemic. The Scottish Government is still considering this option; however, it is not included in the current Housing Bill. 4.7 The Empty Homes Officer collaborates closely with colleagues in Corporate Debt, Environmental Health, Planning, Building Standards, Regeneration, and Criminal Justice to try and overcome any obstacles preventing a home being returned to use. 4.8 On 1 May 2024, the Housing and Communities Committee declared a housing emergency in West Dunbartonshire, becoming the fifth local authority to do so by that date. On 15 May 2024 the Scottish Government too declared a housing emergency, formally recognising the scale of the problem. 4.9 Case studies 1 and 2 in the strategy document (appendix 1) show the wider financial advantages of the Empty Homes Officer work in bringing homes back into use. These cases resulted in Council Tax debt of £43,835.65 and £71,815.72 in care home costs being collected. This sum totals £115,651.37 being collected at the point of sale that would otherwise have remained outstanding without the intervention of the Empty Homes Officer. 5. People Implications 5.1 There are no direct people implications because of this report. The Council continues to fund the Empty Homes Officers from the Housing Revenue Account. 6. Financial and Procurement Implications 6.1 There are no direct procurement implications in relation to this report. 6.2 There are financial benefits to returning empty homes back into use with the case studies resulting in £115,651.37 being collected when the house sales concluded. For those properties purchased as a buy back this will also provide additional rent in perpetuity. 6.3 As at the end of June, the total outstanding council tax debt to West Dunbartonshire Council attributed to empty homes in the private sector was £874k, with an average debt per property of around £1.8k. Page 113
Page 6
7. Risk Analysis 7.1 There is no significant identifiable risk associated with the approval and implementation of the revised Empty Homes Strategy. 8 Environmental Sustainability 8.1 The delivery of our housing investment programme is within the approved More Homes zero carbon approach. Our current and future approach to strategic housing asset management will continue to prioritise a ‘zero carbon’ approach to decision making and deliverability and this will be done the aims of the Housing Asset Management Strategy and the Council’s Climate Change Strategy. 9. Equalities Impact Assessment 9.1 An Equality, Health and Human Rights Impact Assessment has been carried out on the draft Empty Homes Strategy and found positive Impact for a range of protected groups. The updated Empty Homes Strategy focus is to return as many empty private homes back into use as possible. This will provide additional availability of housing throughout the authority that would have remained empty without intervention. A copy of the assessment is included as appendix 3 to this report. 10. Consultation 10.1 A key element in the development of the revised Empty Homes Strategy was seeking the views of the West Dunbartonshire Tenants and Residents Organisation, the Scottish Empty Homes Partnership, and internal stakeholders. 10.2 The consultation gathered views on the draft strategy and the feedback was used to update the strategy. 11. Strategic Assessment 11.1 Having considered the Council's strategic priorities, this report contributes significantly to all five strategic priorities and specifically to improve local housing and bring empty properties back into use. Peter Barry Chief Officer, Housing & Employability Date: 7 November 2024 ___________________________________________________________________ Page 114
Page 7
Person to Contact: John Kerr – Housing Development and Homelessness Manager, Housing Development and Homelessness Team, Housing and Employability, telephone: 07793717981, email: john.kerr@west-dunbarton.gov.uk Karen Rae, Empty Homes Officer, Housing Development and Homelessness Team, Housing and Employability, telephone: 07793717981, email: karen.rae@west- dunbarton.gov.uk Appendices: 1. Draft Empty Homes Strategy 2024 -2029 2. Equalities Impact Assessment, November 2024 Background Papers: 1. Local Housing Strategy 2022-2027 Wards Affected: All Page 115
Page 8
WEST DUNBARTONSHIRE COUNCIL Report by the Chief Officer, Housing and Employability Housing and Communities Committee: 20 November 2024 ___________________________________________________________________ Subject: West Dunbartonshire Housing Emergency Declaration Action Plan 1. Purpose 1.1 The purpose of this report is to provide members with an update on the Housing Emergency Action Plan (HEDAP) which was formulated to address the emergency following the Council’s housing emergency declaration on 1st May 2024. 2. Recommendations 2.1 It is recommended that the Housing and Communities Committee: (i) Note the progress to date and the implementation of the key actions of the Housing Emergency Declaration Action Plan as summarised in section 4.1 – 4.6 of this report and in the action plan update within Appendix 1 of this report; (ii) Note the intention to hold a Housing Summit in early 2025 and that the Chief Officer, Housing and Employability will continue to bring an update report to future Housing and Communities committee meetings regarding the housing emergency declaration. 3. Background 3.1 On 1 May 2024 Housing and Communities Committee unanimously agreed to declare a Housing Emergency in West Dunbartonshire Council (WDC). The reasons behind the motion being raised was due to the extreme pressures facing housing and homelessness service in WDC. 3.2 This was despite positive achievements of the service to help manage the acute housing need in West Dunbartonshire including the following: • 262 households prevented from experiencing homelessness, • Significant progress in reducing the number of empty homes (council voids) • The construction of new council homes at the following development sites Clydebank East, Mount Pleasant, Pappert and Gilmour Avenue. 3.3 Despite this, housing demand has increased rather the expected reduction and therefore and the following metrics highlight the pressures on the housing and homelessness systems within West Dunbartonshire. • Over five thousand on the Council’s housing waiting lists, ITEM 12 (REVISED) Page 143
Page 9
• 274 households in temporary accommodation awaiting an offer of permanent housing, of those households eighty-nine have children within them, and • the anticipation of more than 1100 new homeless assessments to be made during the 2024/25 reporting period. 3.4 As reported previously to committee the Council has been unable to fulfil all our statutory duties under homelessness legislation and has incurred 68 breaches of the Unsuitable Accommodation Order (UAO) following 274 households being placed in Bed & Breakfast Accommodation during 2023/24. 3.5 The increased supply of new social homes is the key element to help address the demand pressures, The funding cut to the wider Affordable Housing Supply Programme funding of around 24%, significantly contributed to the Housing Emergency Declaration. 3.6 West Dunbartonshire Council were the fifth local authority to declare a housing emergency following declarations made in Argyll and Bute, Edinburgh, Glasgow, and Fife. Since the West Dunbartonshire declaration, a further seven local authorities have followed suit and made a housing emergency declaration (South Lanarkshire, West Lothian, Angus, Scottish Borders, Dumfries and Galloway, Aberdeen and East Renfrewshire). Therefore 12 of 32 Scottish local authorities have declared housing emergencies, including four of the six housing stock transfer authorities. 3.6 Significantly on the 15th of May 2024, the Scottish Government declared a National Housing Emergency in the Scottish Parliament although the implications of this are not known at the time of writing. 4. Main Issues 4.1 The action plan has four main themes they are as follows: • Theme 1 – Deliver and maintain More Homes - West Dunbartonshire approach to the delivery of affordable housing. • Theme 2 – Make Best use of existing stock. • Theme 3 - Enhancing Housing Access and the prevention of homelessness. • Theme 4 - Strengthen the Financial viability and capacity of the Housing Revenue Account and associated Housing and Homelessness budgets. Page 144
Page 10
4.2 There have been three Project Board meetings in total since the declaration. Some progress to date includes key performance indicators being agreed to help monitor the end to the emergency. To date there has been progress on all the 61 actions as follows. Completed 4 In progress/on track 57 Missed target date 0 The project board has agreed further progress will be made via existing governance arrangements and reported to the Housing Emergency Project Board. A full progress report is attached as Appendix 1 of this report and some highlights are summarised in the sections below: - Deliver and maintain More Homes - West Dunbartonshire approach to the delivery of affordable housing. 4.3 Key actions include the Housing Convenor having written to the Housing Minister to reinstate the funding cut to the Affordable Housing Supply Programme funding and to express disappointment to the Scottish Government regarding our funding allocation of the £40 million acquisition funding (£309k (0.77%)) and temporary accommodation funding of £2million (£15k (0.75%)) and our concerns over the distribution formula used which favoured council areas with higher population levels rather than the homelessness pressures. The homelessness statistics bulletin published in September highlighted that West Dunbartonshire continues to have the highest rate of homelessness in Scotland at a rate of 235 homelessness presentation per 10,000 people considerably higher than the national average figure of 131. The Council’s new Strategic Housing Investment Plan has also been developed and will be presented to the Housing and Communities Committee in November 2024. Excellent progress has also been made with respect our More Homes approach and the first handovers have been achieved at the Clydebank East development site. Make Best Use of Existing Stock 4.4 Progress includes the action to work in partnership with others to address delays caused with energy suppliers and the introduction a pre letting process for transfer applicants. Both have made significant progress and are near completion. A new Empty Homes Strategy has also been developed and will be submitted to the Housing and Communities Committee in November. Enhancing Housing Access and the prevention of homelessness 4.5 Progress has included the establishment of the Access to Housing have been which will be used to drive forward these actions within this theme. The transfer Page 145
Page 11
led approach for new builds has been established and is being rolled out therefore is now complete. The online common housing application form has made significant progress and nearing completion once formal approval is given by our Registered Social Landlords (RSL) partners. Strengthen the Financial viability and capacity of the Housing Revenue Account (HRA) and associated Housing and Homelessness budgets. 4.6 These actions are being discussed and taken forward via the HRA Value for Money group with the key aim of strengthening the Housing Revenue Account to help deliver housing and regeneration priorities. 4.7 To further help tackle the housing emergency we plan to host a housing emergency summit in early 2025. The aim is to gather key stakeholders in a local and national context to strengthen partnership working and to find further solutions in the short and long term. 4.8 It has also been agreed for our RSL partner involvement their contribution will come through the Strategic Housing Provider Forum and as a result the frequency of these meetings have been increased to ensure accelerated progress. 4.9 In addition to the actions that have formulated the Housing Emergency Declaration Action Plan a number of key performance indicators have also been introduced and will be reported to the Housing Emergency Project Board on a quarterly basis. These KPIs are designed to help signify the ambition to exit the current housing emergency status within West Dunbartonshire. 5. People Implications 5.1 Initial analysis of the action plan do not indicate any people implications. However, many of the actions involved are additional tasks not within current remits therefore may lead to additional staffing resources which we would seek for approval at futures committees if required. 6. Financial and Procurement Implications 6.1 The Housing Emergency Declaration Action Plan (HEDAP) will need to be considered within the context existing resources available to West Dunbartonshire Council across both the General Fund and Housing Revenue Account (HRA). There is currently no additional Grant or Subsidy funding available to Councils because of declaring a Housing Emergency. 6.2 The Housing Emergency Project Board will consider how existing resources can be utilised to ensure delivery of the HEDAP. This will include a review of Core Budgets and any Temporary Funding Sources which may be utilised. 6.3 If we are unable to increase supply and reduce demand will lead to continued pressures on temporary accommodation and ultimately Bed & breakfast use which has financial implications. Any funding reviews and subsequent implications would be brought to future committees. Page 146
Page 12
6.4 There are no procurement implications to note. 7. Risk Analysis 7.1 Regular breaches of statutory homelessness duties partly triggered the declaration of the Housing Emergency, and it is highly probable these will continue without focussed, cross Council and Partnership action led through the Housing Emergency Project Board. 7.2 The Council is also likely to experience significant legal, regulatory, and reputational risk due to shortages of housing supply and related services. Mitigation of these risks are included within the HEDAP, and these will be managed through the Housing Emergency Project Board. 8 Environmental Sustainability 8.1 The delivery of new homes is within the approved More Homes zero carbon approach. Our current and future approach to strategic housing asset management will continue to prioritise a ‘zero carbon’ approach to decision making and deliverability and this will be done the aims of the Housing Asset Management Strategy and the Council’s Climate Change Strategy. 9. Equalities Impact Assessment (EIA) 9.1 An EIA has been carried out and there are no negative equalities impacts due to this update. A separate EIA screening will be conducted for any policy changes because of the implementation of the HEDAP. 10. Consultation 10.1 The draft Housing Emergency Declaration Action Plan (HEDAP) was consulted with a range of key stakeholders including the West Dunbartonshire Tenants and Residents Organisation. The implementation of the HEDAP is predicated on a consultative and collaborative focus and several key stakeholders are represented on the Housing Emergency Project Board. 11. Strategic Assessment 11.1 Having considered the Council's strategic priorities, this report contributes significantly to all strategic priorities. Peter Barry Chief Officer, Housing and Employability Date: 6th November 2024 ___________________________________________________________________ Person/s to Contact: John Kerr – Housing Development and Homelessness Manager, Housing Development and Homelessness Team, Housing and Employability, telephone: 07793717981, email: john.kerr@west-dunbarton.gov.uk Page 147
Page 13
Claire McKay – Housing Development Co-ordinator, Housing Development and Homelessness Team, Housing and Employability, email: Claire.Mckay@west- dunbarton.gov.uk Appendices: 1. Housing Emergency Action Plan, October 2024 Background Papers: Housing Emergency Declaration, Housing and Communities Committee, May 2024 Report to Housing and Communities Committee; Housing Emergency Action Plan Homelessness Statistics Bulletin, Scottish Government, September 2024 Wards Affected: All Page 148
Page 14
Housing Emergency Declaration action plan Generated on: 06 November 2024 Report Layout: Housing Scorecard with Action and PI codes. Icon Name 1 - Deliver and maintain More Homes - West Dunbartonshire approach to the delivery of affordable housing. Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 001 Continue to lobby SG for increase in AHSP funding in partnership with COSLA/SOLACE/ ALACHO 31-Mar- 2025 Issue letter to the Housing Minister highlight the Housing Emergency declaration and requesting that the full AHSP is restored. 30-Aug- 2024 Yes Letter issued to minister - covering Acquisition funding and the new temp accommodation funding and concerns over the formula used to distribute signed off by Convener John Kerr Highlight within SHIP and Programming Process the impacts of cuts to the AHSP 31-Oct- 2024 Yes Draft SHIP submitted to Scottish Government Participate in a number of Member and Officer groups and influence agenda to maximise AHSP budget settlement 31-Mar- 2025 No Review impact of discussions with Scottish Government 31-Mar- 2025 No H/HEDAP/2024/ 002 Refresh Strategic Housing Investment Plan to ensure the delivery of new homes to meet acute housing 29-Nov- 2024 Presentation to West Dunbartonshire Strategic Housing Providers Forum 30-Aug- 2024 Yes Complete and call for sites requested John Kerr Carry out prioritisation exercise 21-Oct- 2024 Yes Completed milestone and included within SHIP Draft SHIP approved by More Homes Project Board 31-Oct- 2024 Yes Draft SHIP approved by More Homes Board ITEM 12 - APPENDIX 1 (REVISED) Page 149
Page 15
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To need in West Dunbartonshire (October), submitted to Scottish Government pending formal Housing and Communities Committee Approval H/HEDAP/2024/ 003 Deliver new Strategic Housing Investment Plan 31-Oct- 2024 Draft submitted to SG. Report seeking approval going to HACC on 20 November 2024. Jamie Dockery H/HEDAP/2024/ 004 Deliver the Council's approved new build programme for 24/25 helping meet the identified housing need. 01-Mar- 2025 New build programme remains on track with sites in operation at Clydebank East, Mount Pleasant, Pappert, and Gilmour Avenue Dawn Conner H/HEDAP/2024/ 005 Examine ways to accelerate new build delivery considering housing emergency declaration 31-Dec- 2024 SHIP to be prepared and draft submitted to the Scottish Government by October 31 31-Oct- 2024 Yes Milestone achieved, SHIP expected to receive formal approval from Housing and Communities Committee in November John Kerr Develop and acquire More Homes Project Board approval for proposal to ensure the acceleration and prioritisation of new home delivery. 31-Dec- 2024 No More Homes Project Board approved the acceleration of the Queen Mary Avenue development (October 2024). Assessments being made in terms of other approved and committed projects. Develop revised Strategic Local Programme in partnership with Scottish Government Yes Programme in place and shadow programme identified and will be confirmed Page 150
Page 16
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To within forthcoming SHIP H/HEDAP/2024/ 006 Scale up and extend the Buy Back Scheme to meet the key housing demand factors including the provision of temporary accommodation 31-Oct- 2024 The buyback scheme has been scaled up through £10m of additional funding over the next 5 years in addition for 2024/25 we have been awarded an additional £309k to secure buyback acquisitions that directly take households out of temporary accommodation, our stated priority is families with children. 17 buy backs completed so far, this financial year. (11 Larger properties 3 bed + & 6 non larger 1 & 2 beds) We have a further 8 under offer awaiting completion. (2 Larger properties 3 bed + & 6 non larger 1 & 2 beds) Laura Hanna H/HEDAP/2024/ 007 Explore innovative housing investment and partnership models to maximise housing investment approaches 31-Dec- 2024 Participate in Housing Investment task force discussions 25-Sep- 2024 Yes Announcement of £100m funding to support delivery of MMR which will allow £500m investment across Scotland. Proposals being developed in West Dunbartonshire which will allow any opportunities to be realised John Kerr Continue to develop own proposals in partnership with external agencies and potential investors 30-Nov- 2024 No Discussions ongoing Proposal paper to More Homes Project Board in December to define policy 31-Dec- 2024 No This action may slip into January depending on the Scottish Government budget announcements Page 151
Page 17
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 008 In partnership with the Scottish Government review the planning and consenting system considering the national housing emergency to increase the scale and pace of development across all tenures 31-Dec- 2024 Action being progressed within a wider national context Peter Barry; Alan Douglas H/HEDAP/2024/ 009 Review HRA resource allocation across the Council to help facilitate/deliver new build programme 31-Dec- 2024 This is an ongoing key activity within the More Homes Project Board and Service Manager will provide an update report to the Board in December 2024 Detail development priorities within SHIP 31-Oct- 2024 Yes Prioritisation exercise carried out as part of SHIP process John Kerr Housing Develop service design to be completed 31-Dec- 2024 No H/HEDAP/2024/ 010 Explore an approach to develop modular and other forms of innovative housing by working in partnership with other housing providers 31-Dec- 2024 Approval for Gilmour Avenue modular development 25-Sep- 2024 Yes Scottish Government approval September 2024 and homes now in development John Kerr Develop revised approach based on review and share with development partners 31-Dec- 2024 No Review Gilmour development 31-Dec- 2024 No H/HEDAP/2024/ 011 Examine the capacity of the HRA to deliver agreed housing 31-Jan- 2025 Action being progressed and will meet target Peter Barry Page 152
Page 18
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To ambitions H/HEDAP/2024/ 012 Engage with public and private sector landowners to increase the HRA landbank and support development in line with the refreshed Strategic Housing Investment Plan 31-Mar- 2025 Discussions ongoing with one housing developer re potential for them to landbank housing opportunities, model to be explored further. Participation in Scottish Government trawl process 30-Sep- 2024 Yes Participation confirmed John Kerr Special More Homes Board scheduled for November to look at the opportunities with other service departments. 29-Nov- 2024 No Plan agreed at More Homes Board to inform delivery plans from 2025/26 31-Mar- 2025 No H/HEDAP/2024/ 013 Review Affordable Housing Design Standard 31-Mar- 2025 Action planned to commence in early 2025 and will conclude within target John Kerr H/HEDAP/2024/ 014 Increase provision of Mid- Market Rent properties as a viable housing option for homeless and housing applicants 30-Apr- 2026 Proposal is being taken forward following May committee approval; however, we now await clarity following the Programme for Government announcements John Kerr Icon Name 2 - Make Best Use of Existing Stock Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 015 Continue to Improve our approach to 31-Dec- 2024 Ongoing action being taking forward within wider improvement plan. Martin Feeney Page 153
Page 19
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To empty council homes with a strengthened focus on reducing void time and letting longer term empty homes and negating any use of unsuitable accommodation. H/HEDAP/2024/ 016 Consider a fixed term moratorium on non-essential housing repairs to focus activity around bring empty homes back into use 20-Dec- 2024 Action on track for completion by extended target date. New measure implemented to improve the throughput of unnecessary non- urgent repairs, improved management of the work carried in a void property and improved performance and productivity has provided necessary evidence to confirm it is not necessary to consider a fixed term moratorium on non- essential repairs at this time. Monitoring will continue and consideration of the introduction of this measure will be taken prior to the end of quarter three. Implement and monitor measures to improve the control and generation of non-essential repairs. 30-Aug- 2024 Yes Milestone complete with on-going monitoring in place. Whilst training and briefings have reduced the throughput of unjustified repairs; monitoring is carried out and reviewed at weekly team meetings. Martin Feeney Based on performance and progress made on reducing the number of empty homes agree to continue to monitor and postpone any decision on a fixed term moratorium. 27-Sep- 2024 Yes Milestone complete. Progress made on reducing the number of empty homes to end of September without over reliance on the use of sub- contractors and overtime informed the decision to postpone any decision on a fixed term moratorium to not carryout non- essential repairs. A further review will be completed before the end of quarter three to consider if this action should be Page 154
Page 20
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To implemented. Continue to implement improvement actions in the void management improvement plan including increasing productivity and reducing the average cost to bring an empty home back to the Councils' relet standard. 29-Nov- 2024 No Review evidence to make final decision on a 3-month (last quarter of 2024/2025) moratorium on non-essential housing repairs to focus resources on the repair of the Councils' housing properties. 13-Dec- 2024 No H/HEDAP/2024/ 017 Develop a process including exploring potential partnering arrangements to address lengthy delays by energy suppliers in the reletting process. 31-Dec- 2025 Complete review of referral/communication processes between void team and Helptomove 30-Sep- 2024 Yes Review of existing referral process completed Nicola Pettigrew Engage with Consumer Scotland to discuss problems encountered and provide case studies to support national focus on holding energy companies accountable to resolve meter issues more efficiently 30-Sep- 2024 Yes Completed, session held with Consumer Scotland with Housing Operations and Building Services Reps. Case studies of longer-term meter void problems shared to support national discussions on the matter to find resolve Introduce new report from help the move to identify move ins with no end date meter readings to enable more accurate billing information 30-Sep- 2024 Yes Completed - helpthemove now send weekly reports for ‘move ins’ with no end meter reads. Introduce weekly monitoring report for support worker to 30-Sep- 2024 Yes Completed and in place. Weekly Page 155
Page 21
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To track progress of complex meter issues and update to teams spreadsheet introduced which tracks/updates on progress. Shared as part of weekly liaison void meetings Review liaison arrangements with Helpthemove ensuring appropriate representation to input to operational challenges 30-Sep- 2024 Yes Action complete - representation reviewed and new void reps added to liaison meetings, this now includes HB, WDC Support Worker and void maintenance officers. Meetings focus on operational challenges and complex meter problems to ensure what help the move are advising/assisting us with the support worker & HTM are doing as quickly as possible. Develop escalation process with helpthemove on more problematic meter problems 30-Nov- 2024 No Helpthemove have identified senior officer in Scottish Power to assist, OVO/SSE covered under Helpthemove contract. Discussions underway and complaints submitted with escalation to Ofgem being progressed. Process map to be developed to reflect Review wider billing arrangements process 30-Nov- 2024 No Discussions to be progressed with Building Services colleagues to establish Page 156
Page 22
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To current process and any issues, thereafter, discuss with helptomove Explore other providers to establish if can provide additional support to helpthemove arrangements Yes Enquiries completed with GEC, who confirmed would arrange for meter installs on projects subject to cost. No additional service to helpthemove provided H/HEDAP/2024/ 018 Accelerate the reduction of private sector empty homes by delivering a new Long Term Empty Homes Strategy 30-Nov- 2024 Seek HACC approval of new strategy - aim to bring twenty-five properties per year back into use 30-Nov- 2024 No Consultation ended 30/9/24. Draft strategy being updated for HACC in November 2024 Karen Rae H/HEDAP/2024/ 019 Deliver with tenant representatives a new repairs policy 30-Nov- 2024 Carry put early consultation with tenants to inform revised Repairs Policy and ensure tenant priorities are delivered. 30-Jun- 2024 Yes Complete - early consultation complete, over one thousand responses received, and tenant feedback will help inform development of revised policy. Stefan Kristmanns HRA Value for Money Group to develop revised Repairs Policy which will meets tenant priorities and reflects input from key stakeholders. 31-Aug- 2024 Yes Complete - draft Repairs Policy agreed and following further period of consultation approval for policy to be sought from Housing and Communities Committee in November 2024. Seek approval for revised Repairs Policy from Housing 20-Nov- 2024 No On track - report prepared and will be Page 157
Page 23
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To and Communities Committee November 2024. considered by Committee 20 Nov 2024. H/HEDAP/2024/ 020 Ensure new repairs policy achieves key objectives 30-Nov- 2024 Implementation plan developed and will be delivered following Committee approval Martin Feeney H/HEDAP/2024/ 021 Review and promote Allocations Policy flexibilities and enhanced Transfer Incentive Scheme linked to the review of the Housing Allocations approach 31-Dec- 2024 Review and agree the new 70% allocation to transfer applicants for all new builds 30-Aug- 2024 Yes new protocol written and agreed between Housing operations and Homeless services. ongoing allocations discussion to complete Claire McKay Review current transfer incentive scheme 30-Nov- 2024 No new media/drive for downsizing etc 31-Dec- 2024 No H/HEDAP/2024/ 022 Actively introduce a pre letting process initially linked to the transfer led allocation process for new build social housing 31-Dec- 2024 Introduce notification to Repair and Maintenance Manager on voids properties due for return on back of transfer move in advance of sign-up 30-Sep- 2024 Yes Completed - introduced as part of Clydebank East new build development. This model will be used for all future new build sites Nicola Pettigrew Introduce robust pre- allocation house assessments process which embeds ongoing discussions with Building Services to highlight condition of voids and recharges as required 30-Sep- 2024 Yes Complete - Process revised as part of Clydebank East development, this model/approach will be used for all future new build sites Introduced homeless liaison meetings in advance handover dates to identify existing WDC tenants with open homeless case 30-Sep- 2024 Yes Completed and in place - implemented for Clydebank East development, phase 1 underway with other phases to follow. This Page 158
Page 24
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To model/approach will be used for all future sites. Prepare lettings initiative action plan 30-Sep- 2024 Yes Complete - action plan shared and consulted internally for Clydebank East. Same model will be used for future sites Identify properties for each quota and engage with relevant teams to finalise 31-Oct- 2024 Yes Completed - Clydebank East new build, model/approach will be same for future sites Review house assessment form to ensure capturing relevant information via HO mobile app 31-Dec- 2024 No Mobile app working group established, initial area of NTV in place with other service areas to follow. Next phase is PTV and SM has discussed house assessment being incorporated into this action H/HEDAP/2024/ 023 Deliver the recommendation s from the Supported Housing Review 31-Dec- 2025 Action progressing as planned, key initial milestone on track. Project board to agree options for HACC following all feasibility studies and financial reviews. Linked to action H/RRTP/19- 24/064 30-Nov- 2024 No Claire McKay HACC approval on options 28-Feb- 2025 No Carry out procurement exercise to meet new needs and options agreed 31-May- 2025 No H/HEDAP/2024/ 024 Carry out a comprehensive assessment of 28-Feb- 2025 Action has its own project plan which remains on track to deliver by February Jackie McRory Page 159
Page 25
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To our housing stock to ensure it can deliver the key priorities within the Local Housing Strategy 2025 H/HEDAP/2024/ 025 Continue to roll out our approach to address condensation, dampness, and mould within our homes through the use of smart technology that strengthens housing management 31-Mar- 2025 We have almost installed environmental sensors in one thousand homes and four new BSOs have been recruited to start proactively responding to dashboard. One thousand Homes 31-Oct- 2024 Yes Achieved within target Emily Dorrian Two thousand homes 31-Mar- 2025 No H/HEDAP/2024/ 026 Deliver new proactive approach to ensure our housing stock continues to meet all statutory compliance requirements 31-Mar- 2025 Proposal developed and shared within senior housing team/Better Homes Board Initial Proposal developed 30-Nov- 2024 No John Kerr H/HEDAP/2024/ 027 Maximise use of Home Swapper to meet rehousing need of transfer applicants 31-Mar- 2025 Obtain baseline data to support VFM in promoting mutual exchange options with applicants 30-Sep- 2024 Yes Completed - BF has obtained basic metrics and saving would be £2400 on MX Nicola Pettigrew Review functionality and best practice with Home Swapper 30-Sep- 2024 Yes Completed Introduce quarterly marketing information via social media, tenants’ news 29-Nov- 2024 No BF to progress and share content with Home Swapper Page 160
Page 26
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To to maximise awareness working group Add opt our option to housing application form 29-Nov- 2024 No Online application form in progress to be implemented, include option as part of revised form Complete marketing awareness campaign to increase use of home swapper 31-Mar- 2025 Yes Completed - text/social media information, increase in sign up by 39%. Prepare paper to outline required additional resource needing to support increased capacity of home swapper 31-Mar- 2025 No To be progressed via home swapper working group Review VFM annual costing of home swapper and consider if in-house platform could be developed (similar to rent insights approach) 31-Mar- 2025 No NP has initially discussed with BF, to be discussed further at next home swapper working group to scope out feasibility H/HEDAP/2024/ 028 Review of all current lease agreements within context of housing emergency (e.g., Safe as Houses scatter flats and impact on generating homelessness) 31-Mar- 2025 Action on track and information gathering exercise will complete by end of November to allow the key element of the action to be delivered Gather all information on all leases for an overview 30-Nov- 2024 No John Kerr Review all leases and decide whether best use of housing stock 31-Mar- 2025 No H/HEDAP/2024/ 029 Deliver housing Capital Investment Programme to ensure all 31-Mar- 2025 Work is progressing well with 24-25 Capital investment Programme work streams that contribute to SHQS. Alan Young Page 161
Page 27
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To homes meet the Scottish Housing Quality Standard Mid-year SHQS position is meeting target. H/HEDAP/2024/ 030 Maximise the use of existing housing systems to support effective stock management 31-Mar- 2025 Action remains on track, lead officer identified to work closely with the systems team in developing asset management module on QL Housing Management System Graham Watters Icon Name 3: Enhancing housing access & prevention of homelessness Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 031 Develop and implement transfer led approach to new build housing allocations 31-Aug- 2024 Action has been achieved but will be monitored and a report will follow initially to the More Homes Project Board recommending any refinements following a review of Clydebank East detailing we are making allocations based on housing need and there is visibility that it is tackling homelessness. Committee Approval in place and ensure ongoing tenant support 30-Aug- 2024 Yes Completed John Kerr H/HEDAP/2024/ 032 Strengthen strategic leadership approach with HSCP regarding 31-Dec- 2024 HSCP represented on the Housing Emergency Project Board. 29-Nov- 2024 No Peter Barry; Margaret-Jane Cardno Page 162
Page 28
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To housing emergency H/HEDAP/2024/ 033 Establish a Task Force approach to engage public bodies to promote prevention measures linked to the Housing (Scotland) Bill 31-Mar- 2024 Task Force established to coordinate the response to the elements of the Housing Bill. It was agreed that a subgroup work in meeting this key action John Kerr H/HEDAP/2024/ 034 Develop a new refreshed strategic approach to the prevention of homelessness through the delivery of a Housing Solutions Strategy 01-Apr- 2025 Action remains on track, and it is anticipated the new Housing Solutions Strategy will be presented to the Housing and Communities Committee in February 2025. Finalise draft of strategy following consultation (Aug until Dec) 31-Dec- 2024 No Claire McKay Seek HACC approval of new strategy 28-Feb- 2025 No Embed and deliver new strategy 01-Apr- 2025 No H/HEDAP/2024/ 035 In partnership with Violence Against Women Partnership deliver a refreshed focus on preventing negative housing situations as a result of domestic abuse. 31-Dec- 2024 Action on track VAWG partnership supportive of action H/HEDAP/2024/038 but will be carrying out a self-assessment of the group where Prevention will be a key element 30-Nov- 2024 No Claire McKay deliver action H/HEDAP/2024/038 31-Dec- 2024 No H/HEDAP/2024/ 035a Full 31-Dec- 2024 Good progress being made in delivering the Joanne Sutherland Page 163
Page 29
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To implement the introduction of the Housing Solutions Service following on from the Homelessness Service redesign service restructure implementation plan. We await the outcome of the job evaluation assessments for a number of posts before moving on to the final stage of the restructure. H/HEDAP/2024/ 036 In partnership with local RSLs develop and implement a common application form for all social housing providers in West Dunbartonshire as part of the development of a Common Housing Register 31-Dec- 2024 Agree in principle online form and tweak to ensure all aspects covered 30-Sep- 2024 Yes meeting 26/09 - all partners agreed to form following last amendments and will look for formal agreement from management committees Claire McKay RSL to seek Committee approval on form before being finalised 30-Nov- 2024 No Agree data sharing agreement and Information to be used on the website for all involved and link 15-Dec- 2024 No Agree Launch online form 31-Dec- 2024 No H/HEDAP/2024/ 037 Introduce a comprehensive housing options interviews at application stage to manage demand and options 31-Jan- 2025 Action on track and linked to 035a/41/42/46/47/48 of this action plan Joanne Sutherland H/HEDAP/2024/ 038 Review remit of Housing Allocations Panel to reflect a 31-Jan- 2025 Decision paper for Housing Improvement Board to agree the extent of the review 31-Aug- 2024 Yes paper presented and agreed on 26/08 Claire McKay meeting of Co-ordinators to agree the remit 30-Sep- 2024 Yes Co-ordinators meet on 02/09 - agreed remit. Page 164
Page 30
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To homelessness prevention perspective (domestic, at risk, others that would otherwise present) draft updated remit and process to be agreed on 24/09 new paper to HIB agreeing new proposals of the remit 31-Oct- 2024 Yes Oct HIB as September will not go ahead update guidance and relevant policies on agreed remit 31-Dec- 2024 No communicate and update new remit to all staff 31-Jan- 2025 No H/HEDAP/2024/ 039 Deliver a refreshed process which will ensure that time in minimised for children in all forms of temporary accommodation 31-Jan- 2025 Action on track and key milestones will be delivered through sprint completion process. Joint meeting between Homelessness and Housing operations focusing cases who do not have an offer 06-Dec- 2024 No Claire McKay Review current open Homeless cases with children 06-Dec- 2024 No to identify those in temporary accommodation, those on offer and still waiting. identify actions for those who are no on offer Using additional Temporary accommodation funds to focus on acquisitions for those households in temp with children waiting on offers 31-Dec- 2024 No following on identify any new processes to be implemented and rolled out to help continually reduce times children spend in temporary accommodation 31-Jan- 2025 No H/HEDAP/2024/ 040 Design and deliver a dynamic public awareness 31-Jan- 2025 Action on track with awareness plan due to launch in early 2025 Carry out recent research around stigma and homeless. with view to creating further actions to take forward 15-Dec- 2024 No Donna Kirkwood Liaise with WDC comms 31-Dec- No Page 165
Page 31
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To campaign focused on the realities of homelessness and housing need team on appropriate campaign actions 2024 H/HEDAP/2024/ 041 Review of Pathway 1 cases (i.e., those homeless but not in temporary accommodation) over 6 months to assess if in stable accommodation (and close if this is confirmed) 31-Mar- 2025 Ongoing process and completed for both Q1 and Q2 and reported to Housing Improvement Board Joanne Sutherland H/HEDAP/2024/ 042 Introduce a consistent assessment of housing and support needs regardless of if a tenant or presenting as homeless 31-Mar- 2025 Action on track – the review of support processes has informed new housing solutions service and once complete the principles behind this action will be enacted 31-Jan- 2025 No Claire McKay; Joanne Sutherland H/HEDAP/2024/ 043 Develop and implement a new approach to resettlement and humanitarian schemes 31-Mar- 2025 Action on track and will be led by Resettlement and Support Co-ordinator once in post Claire McKay H/HEDAP/2024/ 044 Minimise and eradicate the use of 31-Mar- 2025 Action on track performance in Q1 and Q2 has seen a reduction in breaches Joanne Sutherland Page 166
Page 32
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To unsuitable accommodation for homeless households of the unsuitable accommodation order. H/HEDAP/2024/ 045 Deliver the outcomes of the Rapid Rehousing Transition Plan 30-Apr- 2025 Action on track – positive progress has been made and was reported to the August meeting of the Housing and Communities Committee Objective 1 - whole system approach 01-Apr- 2025 No Claire McKay Objective 2 - rapid rehousing (16 weeks) 01-Apr- 2025 No Objective 3 - interim housing options 01-Apr- 2025 No Objective 4 - housing first 01-Apr- 2025 No H/HEDAP/2024/ 046 Explore expanding a homelessness prevention approach and better managed demand for temporary accommodation 30-Apr- 2025 Action on track – increased focus on homelessness prevention is the cornerstone of the new Housing Solutions service. Joanne Sutherland H/HEDAP/2024/ 047 Introduce a "Mediation First" approach to housing applications for 16–19-year-olds (as a homelessness prevention approach) 31-Dec- 2024 Action on track and will be delivered within refreshed Housing Solutions service. Joanne Sutherland H/HEDAP/2024/ 048 Implement a ‘One Door’ preventative housing access system under one service to 31-Dec- 2024 Action on track – linked to Housing Solutions service redesign John Kerr Page 167
Page 33
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To prepare for new prevention duties. H/HEDAP/2024/ 049 Upscale the Housing First programme through collaborative commissioning 31-Mar- 2025 Action on track and additional resource capability has been commissioned to support the delivery of Housing First across West Dunbartonshire Claire McKay H/HEDAP/2024/ 050 Deliver and implement in partnership with RSL a Common Housing Register for West Dunbartonshire 31-Mar- 2026 Action on track – Good progress being made with key housing association partners Claire McKay Icon Name 4: Strengthen the Financial viability and capacity of the Housing Revenue Account and associated Housing and Homelessness budgets Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 051 Complete the review of Building Services Repairs and Maintenance service costs to deliver immediate efficiencies to the HRA 01-Dec- 2024 Action on track and some outputs already achieving necessary impact. Martin Feeney H/HEDAP/2024/ 052 Explore innovative housing investment and 31-Jan- 2025 Action on track and progress being monitored through Better/More Homes Project Boards John Kerr Page 168
Page 34
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To partnership models to maximise housing investment approaches H/HEDAP/2024/ 053 Carry out review of HRA contributions to other non- housing Council service areas 31-Dec- 2024 Action on track Peter Barry H/HEDAP/2024/ 054 Examine the capacity of the HRA and the Council's General Fund to deliver agreed housing ambitions 31-Jan- 2025 Action on track Peter Barry; Laurence Slavin H/HEDAP/2024/ 055 Develop a 3-year rental strategy in partnership with tenants to ensure tenant priorities and strategic housing ambitions can be delivered 28-Feb- 2025 Action on track and will be subject to forthcoming rent consultation exercise Stefan Kristmanns H/HEDAP/2024/ 056 Review Building Services structures and external contractors to 31-Mar- 2025 Action on track – Good progress being made Peter Barry Page 169
Page 35
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To ensure best value H/HEDAP/2024/ 057 Working with other local authority partner re- examine housing finance position in Scotland to promote the delivery of new social housing including the treatment of historic HRA Capital Debt 31-Mar- 2025 Action on track – ALACH) (Association of Local Authority Chief Officers) has tabled this through the Housing Investment taskforce agenda and a response is awaited form the Scottish Government Claire McKay H/HEDAP/2024/ 058 Review homelessness services funding with aim of being able to reduce level of temporary accommodation and free up staff resource 31-Mar- 2025 Action on track John Kerr H/HEDAP/2024/ 059 Develop a refreshed funding delivery model for the delivery of new housing in light of increased borrowing levels exploring increased grant benchmark levels 31-Mar- 2025 Action on track – New grant benchmark rates are now in place which will assist ongoing affordability John Kerr Page 170
Page 36
Code & Title Status Progress Due Date Comment Milestone Due Date Done Comment Assigned To H/HEDAP/2024/ 060 Directly lobby the Scottish Government to ensure the cost of achieving net zero in social housing is met with national funding to ensure rental income can be utilised for improving current and developing new social housing. 31-Mar- 2025 Action on track and our view has been presented at a number of sector forums. We await the publication of the Social Housing net zero standard to assess any future implications Claire McKay Action Status Cancelled Overdue; Neglected Unassigned; Check Progress Not Started; In Progress; Assigned Completed PI Status Alert Warning OK Long Term Trends Improving No Change Getting Worse Short Term Trends Improving No Change Getting Worse Page 171
Page 37
Unknown Data Only Risk Status Alert High Risk Warning OK Unknown Page 172