Verbal Update
Minutes:
The Panel undertook a verbal Q&A session with the Cabinet Member for Housing and Planning (Deputy Leader), Sarah Williams on matters arising in her portfolio. The following arose as part the discussion:
a. A member of Panel commented that he attended an event during the day and that at the event he had a conversation with people from another London borough, who had raised concerns about the level of technological advancement in new build properties, compared to existing housing stock. Of particular concern was the heating systems and the fact that the repairs staff didn’t know how to work them. In response, the Cabinet Member acknowledged that councils hadn’t built any new homes in a generation and that this resulted in a lack of organisational memory. The Cabinet Member suggested that Haringey would be able to build up the skills in its workforce quite quickly. The Council has undertaken a separate contract of repairs for new builds, which was time limited and included a provision for our existing repairs staff to be trained up on mechanical heating and ventilation systems. The Panel was also advised that new build properties would have more wrap around care from tenancy managers for thinks like using air source heat pumps. In regards to landscaping, the Panel were advised that there was a two-year contract in place to manage landscaping on new builds, which should provide enough time to build in a programme of ongoing maintenance from existing staff.
b. The Panel requested a summary of survey feedback that was collected from tenants who had moved into new build properties. In response, the Cabinet Member acknowledged that this was collected as an annual report and that she would circulate the Annual Council House Building report to the Panel. (Action: Cllr Williams).
c. The Panel raised concerns about delays to works at Kenneth Robbins House and Stellar House. The Panel sought clarification if residents had been advised that reason for the delays was because of legislative changes brought in by the government. In response, the Cabinet Member commented that she shared the Panel’s frustrations. It was clarified that any works being undertaken to a building above a certain height now had to be cleared by the building safety regulator. The regulator had a two year backlog for approvals. The Cabinet Member advised that residents of both blocks had been advised of the reasons for the delays. The Director of Housing advised that the Council was as keen as residents to get the works underway. The contract had been awarded and the contractor was ready to start in March last year, but the works needed to be signed off by the regulator before they could start. The Panel was advised that the works could start from December 2025 onwards based on the current backlog.
d. In response to a follow-up question, officers advised that the delays would not invalidate the original contract but that it was possible there could be additional costs arising from the delay.
e. The Panel raised concerns about severe overcrowding and a perceived delay to estate repairs being done. A member of the Panel raised concerns about delays to works at Turner Avenue. In response, the Cabinet Member acknowledged that overcrowding was a serious issue and that, in part, it reflected the wider housing crisis. The Cabinet Member contended that building new Council homes at scale was vitally important, and that having larger new housing units coming online was already having an impact on severe overcrowding. It was commented that the impact on severe overcrowding would get better as more new housing was completed. In relation to Turner Avenue, officers advised that the contractor had gone into bankruptcy and that the Council was in the process of re-procuring the incomplete works. This was due to be agreed by Cabinet in September.
f. The Panel commented on the sheer number of policies covering the Housing portfolio and in that context sought assurances that all of the policies were delivering on the administration’s goals. In response, the Cabinet Member noted that some policies were more important to the delivery of the administrations key goals that others. It was commented that there were a number of policies that had to be updated to reflect a changing regulatory framework and other were important in terms of delivering on the Haringey Deal, such as resident engagement. The Cabinet Member advised that dealing with every outstanding action set out in the regulator’s judgment, as part of the Housing Improvement Plan was a key priority.
g. The Panel queried how many people who were under-occupying their home had agreed to downsize. In response, the Cabinet Member advised that there had been people moving as part of the Neighbourhood Moves scheme, but it was acknowledged that the numbers were not enough. It was suggested that the Ashley Road site might be somewhere that tenants wanted to move into and that the Council was prioritising downsizers and older people for these properties. Officers added that in 2024/25 31 larger homes had been freed up through under-occupation moves. This represented a 5 fold increase from the previous year.
h. The Panel enquired about a scheme to house a certain number of ex-service personnel and whether this had been dropped. In response, the Cabinet Member noted that it was called the Armed Forces Covenant. The Cabinet Member set out that that there were a number of groups of people who were recognised in the Lettings Plan for being a priority group, including ex-service personnel and care leavers. The extent to which they would be prioritised would depend on their individual circumstances and many may also have a housing need priority based on other factors like vulnerability.
i. The Chair enquired about the Affordable Energy Strategy and whether there were any plans to renew this when it expired. In response, officers advised that this came under Environment & Resident Experience and a written response would be provided. (Action: Philip).
j. The Panel queried whether the timescales for the Community infrastructure levy were still on target. The Panel also noted concerns with the process in relation to Highgate receiving more funding than wards in Tottenham. In response, the Cabinet Member advised that the timescales were broadly on track and that it was expected to be in the Autumn.
k. The Panel enquired about the nature of the subletting policy. In response, officers advised that when leaseholders sublet their property, they had a requirement to notify Housing Management and to provide their forwarding address. Similarly, council tenants are required to notify their housing officer if they have a guest staying with them for more than three months.
l. The Chair commented that people being able to sublet a room in their home may act as a disincentive towards them downsizing and requested a written response on the number of residents who sublet a room. (Action: Jahedur).
RESOLVED
Noted.