Agenda and draft minutes

The Minutes of the meeting held on 18 April were approved as a correct record, subject to the following amendments:

            Attendance: Simon Sellick was not present

33.       The Case for Retention: amend first sentence to “…Peter Maguire on behalf of members of the Tenants’ and Leaseholders’ Panel.”

To receive a presentation from Officers in response to the case for retention presented at the meeting on 18 April.

At the previous meeting of the Steering Group, held on 18 April, Peter Maguire had presented two submissions on behalf of the Tenants’ and Leaseholders’ Panel setting out concerns and reservations about transferring the Borough Council’s housing stock to a housing association.  The Steering Group had invited officers to prepare a response to the points raised to enable them to be discussed at this meeting.

Tom Hogan gave a presentation (copy of slides attached) providing an officer response to each of the points raised in Peter Maguire’s presentation. 

The Steering Group discussed the information presented and further questions were put to officers.  The following key points arose from the discussion:

·         The difference that transfer would make to the supply of social housing in Bracknell Forest is that it would provide the Council with a capital receipt (appraised by HACAS in 2003 at £34.2m net).  The bulk of this receipt would be used to build hundreds of new affordable homes, in partnership with existing housing associations.  (The new transfer association would not be involved in developing new homes – established housing associations would do this).  Some of the capital receipt would also be used by the Council to develop new community facilities and infrastructure to benefit local residents.

·         The new local housing association would focus on bringing the properties up to the decent homes standard and then to meet the Bracknell Forest standard of maintenance.  All rents paid to the housing association would be used to pay for the local housing service and improvements to the housing stock.  That would include servicing the loan debt but unlike the Council, a new housing association would not have to pay half the rental income to the Government (because the rent subsidy rules only applied to councils).  This meant that the housing association would have £9m more every year than the council had to invest in even better housing maintenance, environmental improvements and housing services.

·         Although it might be several years before the new housing association was in a position to consider developing new homes itself, the Council would work with existing associations immediately to build new affordable homes.

·         If tenants voted for transfer in a ballot, the Council would still be responsible for Housing Strategy in the Borough.  The current strategy involved a range of measures to increase the supply of affordable housing, including working with neighbouring authorities on a joint Choice-Based Lettings scheme and ensuring that affordable homes were included in new developments.  There would be around 300 affordable units as part of the Peacock Lane development, where work had recently commenced; the new Town Centre scheme would provide between 150 and 300 affordable units; and the Council was making land assets available where possible for housing associations to build totally affordable sites.

·         The Borough Council was lead authority on a new sub-regional strategy looking at all aspects of housing infrastructure and how to meet the demand for  affordable/social rented and key-worker housing.  This was also a feature of the Local  ...  view the full minutes text for item 37.

To receive details of the recent survey of tenants and leaseholders (summary report attached).

Private Discussion

Following the meeting there will be a private briefing discussion for Members of the Steering Group, with officers, regarding the Council’s Executive meeting.

Ilona Cowe presented the findings of the recent survey of tenants and leaseholders.  The survey had received a 27.7% response rate (which was higher than in the Test of Opinion in 2005).  Responses to the survey questions had been analysed by external consultants, NWA, and their summary findings had been circulated with the agenda. 

The results clearly indicated that the proportion of tenants favouring transfer to a local housing association was higher among those who had received more information, either through home visits, participation in the Sounding Board, or attending roadshows.  Just over a third of people had said they needed more information before they could decide which was the best option.

Some members of the public present questioned the validity of the findings, challenging the lack of information on the profile of the respondents (whether tenants or leaseholders, pensioners or young people etc).  It was also suggested that in telephone surveys and home visits, questions had been put in such a way as to elicit desired responses.  One member of the public stated that the officer visiting his home had said the decision to proceed to transfer had already been made.  The Leader of the Council categorically refuted this point and the Steering Group was reminded that the decision as to whether or not to transfer would be in the control of the tenants, if and when the Council decided to hold a ballot on the question.

Ilona Cowe was thanked for her helpful presentation

The Chairman then closed the public part of the meeting.

Private Discussion

Following the close of the public part of the meeting, the Steering Group discussed whether it should form a recommendation to assist the Council’s Executive with its decision making on the way forward for the housing stock. 

It was agreed to RECOMMEND to the Executive:

1                    That the Executive commit the Borough Council to a process leading to a ballot of tenants on the transfer of their homes to a new local housing association;

2                    That in making this commitment the Executive should:

(a)   commit resources to ensure a thorough consultation process is conducted over a sufficiently long period to enable all tenants to receive all the information they need before the ballot;

(b)   ensure that appropriate assurances are given to all staff affected by the transfer regarding protection of employment rights and that formal industrial relations processes are in place to enable staff and unions to negotiate with the Shadow Board, once established;

(c)   ensure that the Offer Document uses straightforward language to answer the concerns raised by tenants during the initial consultation;

(d)   take advantage of offers of advice and support from the housing associations visited by the Housing Steering Group.

(e)   ensure that appropriate training and support is provided for people appointed to the Shadow Board and the Tenants & Leaseholders Panel

3          That the Housing Steering Group should continue to meet as a consultative body through the next stage of the consultation, at least until the Shadow  ...  view the full minutes text for item 38.