Agenda item

Members will consider the draft Buckinghamshire Housing Strategy 2024-2029.

The strategy is out for consultation from 8 November 2023 until 18 December 2023. This consultation can be accessed from the website.

Contributors:

Cllr Mark Winn, Cabinet Member for Homelessness and Regulatory Services

Lisa Michelson, Service Director, Housing & Regulatory Services

Duncan Smith, Head of Housing Assets & Development

The Chairman welcomed Councillor Mark Winn, Cabinet Member for Homelessness and Regulatory Services, Lisa Michelson, Service Director, Housing & Regulatory Services and Duncan Smith, Head of Housing Assets & Development to the meeting.

The following points were highlighted from the presentation.

·         There were critical success factors for the listed priorities in the Housing Strategy. For priority 1, following adoption of the Housing Strategy, a Housing Needs Assessment would commence and this would feed into the Local Plan process. A new allocations policy, tenancy strategy and 100% compliance with the Councils nomination rights with registered providers would deliver fair, consistent and effective allocations of tenancies for affordable housing. Temporary accommodation costs and homelessness would be addressed within the strategy through effective maximisation and “move on” options.

·         As part of Priority 2, the Council would look to ensure Private Landlords and Registered Providers actively maintain the quality of the properties provided. Effective remediation of housing issues as well as enforcement of HMO licensing would take place through intelligence led cooperation with partners. Accessibility in new and existing homes would be improved through the Disability Facilities Grants Programme Delivery.

·         The Housing Strategy committed Buckinghamshire Council to support and enable registered providers in delivering new affordable homes, including for those with special needs. As part of this, the use of local authority assets and resources would be considered for delivery new housing. The creation of an affordable housing framework will allocate additional financial resources (S106 contributions) which would be used to bring forward sites for new affordable housing development for completion over the Housing Strategy horizon.

·         It was noted that there was a large gap between need for one-bedroom residences and those currently provided. By examining gaps in current provision, the best approach to future housing provision could be determined.

During discussion, comments and questions raised by the Committee included.

·        Reference was made to a historic council motion, regarding the evaluation of whether the council or a Local Housing Company, should be involved in the direct delivery of affordable housing. It was acknowledged that this piece of work was to be undertaken both to respond to the motion and as a commitment in the Housing Strategy. The aspects of risk and reward of this direct delivery model were to be evaluated, but it was acknowledged that there would be a requirement for significant land and resources to be available. The work to evaluate the opportunity would be provided in due course.

·        Steps taken to brief Members on the Housing Strategy, as well as the attendance of the Cabinet Member to present the strategy to the Growth, Infrastructure & Housing Select Scrutiny prior to approval at Cabinet was praised for transparency and allowance for proper scrutiny.

·        A variety of members challenged whether the 500 new affordable homes (per annum) was a sufficiently aspirational target. It was stated that the target was derived by speaking to the Registered Providers who will be delivering the homes. There is pressure placed on their business plans to fund the new ‘decent homes’ programme, net zero carbon targets and building safety. As a result, it was suggested that 500 per annum is an achievable target, but the council would be seeking to encourage and enable Registered Providers to deliver additional homes to this target and if a higher one were set, this may not be achievable. This target would be kept under review as part of the strategy horizon.

·        Lack of house building was a national issue that the Council could only partly address. National solutions would need to be put forward by the government to help solve the problem. There was no obligation for Registered Providers to build affordable homes, and building new homes would be part of their individual business plans. Buckinghamshire Council works in partnership to encourage homebuilding schemes with registered providers through, for example, assistance in applying for grant funding from government.

·        It was noted that if a scheme for housing development was submitted without affordable housing included, the starting point for the planning team would be to ensure its policy compliant. Where there are economic viability justifications, these are vigorously tested by the planning department to ensure accuracy, and not taken at face value.

·        It was noted that the second table on page 75 of the agenda pack was mislabelled and should be titled ‘Households whose homelessness was relieved – reasons for homelessness’. This would be corrected on the version available on the consultation page, as well as another minor typographical error highlighted by Members.

·        Affordability was raised as an issue within Buckinghamshire. ‘Affordable’ housing/rent was set at 80% of the commercial level, which would still be too expensive within the county for many residents. The social rent level of 50% was more affordable, however this was difficult to achieve due to viability constraints.