This meeting was scheduled to receive an update on the Housing Revenue Account budget for 2025/26, an update on the Housing Transformation programme and an update on the progress of the CCTV programme.

The District Management Committee were also scheduled to be asked to approve bids from Tenants and Residents Associations for funding from the Kentish Town DMC Budget, and to receive an update from the Cabinet Member for Better Homes.

It is important to note that this article is a summary of what was scheduled to be discussed in the meeting, based on the documents provided to attendees. It does not describe what was actually said at the meeting, nor does it describe any decisions that were made.

Regis Road Redevelopment

The Committee was scheduled to receive an update on the progress of the Regis Road redevelopment.

The Regis Road industrial area was designated a Growth Area in the Camden Local Plan in 2017. The area is owned by multiple parties, and in 2022 Camden Council entered into a conditional land sale agreement¹ with Yoo Capital to redevelop the Council's landholdings in the area in exchange for new Council facilities and 25 new Council homes.

Yoo Capital submitted its masterplan vision for the site, called the 'Camden Film Quarter' in September 2024. Public consultation on the masterplan is scheduled to run for six weeks from early November 2024. If the Council decides to adopt the masterplan it will become a material consideration in the determination of future planning applications for the area.

The masterplan includes film studios, workspace for the creative industries and film/screen related educational facilities. The agreement with Yoo Capital states that they will provide new premises for the Council's existing facilities on Holmes Road, and that they will provide 25 new Council homes to replace the existing ones on the site.

Housing Revenue Account (HRA) Budget 2025/26

The Committee was scheduled to be provided with an update on the Housing Revenue Account budget setting progress for 2025/26.

The report scheduled to be discussed predicts an overspend in the HRA of £3.5m for 2024/25. The main pressures relate to:

• Repairs, including compensation and legal fees relating to disrepair cases.
• Insurance these costs have been increasing over the past few years beyond budgeted levels.
• Higher depreciation cost² for HRA assets, this means that a higher contribution must be made to the Major Repairs Reserve and used for capital investment in the stock.
• High interest rates (variable average 4.9%) which affects the borrowing budget. It is projected that interest rates should fall in 25/26 so this should not be a pressure next year.

The report describes the funding system for social housing in the UK as fundamentally broken. It notes that the HRA has lost £168m of rental income since 2016 vs what it would have received if the policy had been kept consistent at CPI + 1% and that this is all money that could have been reinvested into the HRA stock and services.

In particular the report highlights the way that the cost of a number of new regulatory pressures, like the Fire Safety Act 2021, the Building Safety Act 2022 and the Social Housing (Regulation) Act 2023, has had to be absorbed by the HRA, despite the fact that these new regulations impact Capital budgets as well.

The report notes that the government has announced it is launching a consultation about another 5 year Rent Standard of CPI + 1%, with a possibility to set a 10 year agreement. It states that the Council will be drafting a reply and will reiterate the wider financial support that the HRA requires as part of the response.

The report states that under the current rent standard the Council can increase rents up to a maximum of CPI +1%, and that this would generate £3.7m in income for the HRA. It also notes that average rents for Camden would still be c.£12 per week lower than they would be if they had just increased by CPI since 2015/16.

The report notes that the budget is currently out of balance for 2025/26 and that new savings options are being reviewed with directors.

The Committee were scheduled to be asked for their views on proposals to increase rents and service charges from April 2025 at the joint DMC meeting in January 2025.

Housing Transformation

The Committee were scheduled to receive an update on the Housing Transformation programme.

The report describes the programme as the vehicle for delivering a “generationally significant transformation of Camden Council’s housing and repair model”. It notes that Camden Council has spent £207m of its own resources on fire and building safety capital works since 2017.

The report states that the level of investment needed to fully achieve compliance with the Decent Homes Standard³ is far in excess of the available budgets. It also says that demand for temporary accommodation has increased by 61% since 2022.

The report lists the following as recent achievements of the programme:

• The streamlining of housing service areas (from eight to four services), with new heads of services in place and delivering local improvements.
• The increase in rent arrears has slowed (from a 24% increase in 2023 to 1% in 2024), and a new digital system, RentSense, has been implemented to support officers in the prevention and recovery of rent arrears.
• The completion of the discovery of business requirements for Data and Digital Service projects across Housing and Property services, setting the programme team up to deliver on changes to systems over the coming years.
• Creation of a Domestic Violence and Abuse Policy and Procedure for Housing and improvements to the front door for victims fleeing DVA, helping the Council to achieve Domestic Abuse Housing Accreditation next year.
• Various Residents’ Panels established, recruited to and successfully helping to analyse the Council’s service delivery, performance and complaints.
• Developed a Council-wide approach to tackling ASB across the borough, including the creation of an ASB taskforce, recruitment of five ASB officers dedicated to tackling ASB on housing estates and training for NHOs based on a new cross-council ASB Policy and Procedure.
• Successful delivery of the Resident Action Day, attended by over 100 tenant and leaseholders who participated in several workshops and provided feedback on their experience as tenants.
• Completion of recent external and communal stock condition survey and the commencement of 100% internal surveys to inform the development of an asset management strategy and programmes of work

The report lists the following as current priorities for the programme:

• Ensuring Regulatory Compliance
• Transforming the Housing ‘Front Door’
• Asset Management Strategy
• Relational Practice Model
• Housing & Property Digital Change Programme
• Improving Data Services
• Neighbourhoods Programme
• Tenant Participation Model
• Voids Service Improvement

CCTV Programme

The committee were scheduled to receive a discussion report on the CCTV programme.

The report notes that District Management Committee Chairs have asked about how estates without CCTV might be added to the network, and that this report sets out the considerations.

Of the 55 estates that were initially identified for upgrade, 23 (42%) have been completed. The report states that it is expected that 700 cameras will be installed in total, 88 more than were initially planned. The extra cameras have been added in response to requests for better coverage in some areas, or due to additional requirements that were identified after the project began.

The report describes the council's overall approach to CCTV:

The Council operates CCTV surveillance for the purpose of detecting and deterring crime, public disorder, anti-social behaviour and ensuring the safety and security of employees, members of the public, buildings and assets.

The report says that, for estates that do not currently have CCTV, the following questions are asked when considering new installations:

• Are there other effective, less intrusive methods available or could appropriate safeguards be put in place if no other option is available
• Would its use be proportionate and justifiable
• Is it technically and logistically possible to install cameras in the locations requested
• Would the installation of the cameras deliver the specific priorities (pressing need) of the Camden Community Safety Partnership
• Is there community support for the installation – have the relevant consents been taken in relation to the processing of sensitive/personal data which might be captured by the proposed CCTV

The report says that the cost of installing CCTV on estates not already in the network would need to be forward-funded by the Council, and that, if this was possible, residents would need to be consulted on the service charge that would be levied.

Kentish Town DMC Budget

The Committee were scheduled to be asked to note a report on the Kentish Town DMC budget.

The report notes that the Minor & Major Revenue Works Budget⁴ for 2024/2025 is £154,680 and that of this £137,371.74 has been allocated. It states that there is £17,308.26 remaining. It encourages Tenants and Residents Associations (TRAs) to commit their in-year budgets by the December meeting, as unspent budget cannot be carried forward from one year to the next.

The report lists the bids that have been approved so far this year. These include:

• £50,000 to Peckwater Estate TRA for replacement astroturf, additional fencing and new lighting to the Multi Use Games Area (MUGA) on the estate.
• £19,171 to Spencer Rise & Churchill Road TRA to replace MUGA netting with taller fencing.
• £2,000 to St Pancras Way TRA for a 'Monday Club for Women'.
• £1,800 to St Pancras Way TRA for 'Summer Activities'.
• £1,700 to St Pancras Way TRA for a 'Community Kitchen'.
• £12,420 to Bernard Shaw Court TRA for the replacement of play equipment in the playground.
• £2,750 to Camden Square TRA for the Camden Newtown Community Festival.
• £1,346.74 to Camden Square TRA for a professional A3 scanner for an archive project.
• £945 to residents of 91 Highgate Road for a gardening project.
• £4,950 to Whittington TRA for a gardening project.
• £2,500 to KTDMC for borough wide resident events.
• £875 for the installation of a 'Gerda Lock' at 14 Leighton Crescent.
• £875 for the installation of a 'Gerda Lock' at 16 Raydon Street.
• £31,049 to Maiden Lane Estate TRA for the installation of Metrobin storage.
• £4,900 to Maiden Lane Estate TRA.
• £1,643 to Ingestre Road TRA for a garden maintenance project.
• £4,995 to Brookfield Estate TRA for a Christmas Festive Event.

The report also notes that bids from Denyer House TRA, Ingestre TRA and Carol and Sanderson TRA were not approved.

The report provides an update on the St Pancras Way Estate Community Hub. It says that plans to build a Community Hub on the estate cannot progress due to not having sufficient funding available to deliver a scheme of this size, and that the Housing Manager has met with the TRA to discuss what alternative improvements could be made to help deter ASB and drug use in this part of the estate.

The TRA has said that they would like to install an outdoor gym and additional parking deterrents. The report asks the Committee for consent to spend the £100,000 that was previously allocated for the Community Hub on an outdoor gym and parking deterrents. It notes that the use of unallocated reserves cannot be guaranteed and may be dependent on the scale of any predicted overspends in the HRA position.

Update from the Cabinet Member for Better Homes

The Committee were scheduled to receive an update from Councillor Sagal Abdi-Wali, Cabinet Member for Better Homes.

The report highlights the difficult financial situation that social housing providers in London are in. It notes that, as of November 2024, London boroughs face a cumulative £700m deficit within Housing Revenue Accounts and that Camden has used reserves to manage annual shortfalls for five consecutive years. It recommends that the council expand lobbying efforts, aligning with London Councils to advocate for a 10-year rent settlement and an overhaul of HRA financing.

The report states that, despite additional resource allocation, process refinement and staff training, repairs and maintenance remains challenging, and that resident satisfaction in the service remains steady at 85%. It notes that Camden introduced proactive SMS updates to inform residents about lift, heating, or hot water repairs, which has been well received.

The report says that over 94% of tenanted homes are now equipped with smoke detectors, 99.3% of properties have a valid gas safety certificate, 100% of homes that require them have a carbon monoxide detector and most high-risk fire assessment actions have been completed.

The report says that Camden houses 968 families in temporary accommodation, a sharp increase from 681 in September 2023, and that this is largely due to high rental costs in the borough.

The report notes that Camden’s ASB policy, in operation since late 2023, takes a victim-centred approach and that a new ASB taskforce collaborates with local law enforcement and community groups. It also states that Camden is on track to purchase 280 family-sized homes over five years as part of its family-friendly acquisition programme.

The report says that Contact Camden has reduced call waiting times by over 30%, due to operational restructuring and that 101 residents attended the Council's day of action in September 2024.

The report states that Camden’s 12 Mould Marshalls have reduced new requests significantly, with fewer than 325 active cases currently open, a decrease of 175 cases since the last report, and that Camden provides multilingual options for tenants to report damp and mould concerns.

The report describes the private rented sector (PRS) in Camden as home to a significant portion of the borough's population, serving over 45,000 households. It notes that the average rent for a one-bedroom property in Camden reached £1,815 monthly, while a two-bedroom property costs approximately £2,400 per month, and that only 8% of Camden’s rental properties are affordable for those receiving the Local Housing Allowance.

The report also says that over 20% of inspected PRS properties contain category 1 hazards⁵ and that Camden’s housing enforcement service received over 800 PRS tenant complaints in 2023. It notes a 34% increase in overcrowding complaints within PRS households.

The report says that Camden has implemented a number of measures to improve standards in the sector, including:

• Selective and Additional Licensing Schemes
• Housing Enforcement for Hazard Remediation
• Camden Renters’ Rights Hub
• Tenant Advocacy and Community Partnerships

The report goes on to describe Camden’s advocacy work for renters' rights, including:

• Rent Stabilisation Measures
• Advocacy for Section 21 Eviction Ban
• National Landlord Registry
• Collaborative Regional and National Lobbying

The report concludes by saying:

Looking ahead, Camden plans to expand its PRS outreach initiatives, enforce additional licensing requirements, and work closely with community organisations to provide comprehensive tenant support. Camden’s commitment to high standards in the PRS, coupled with its proactive policy advocacy, underlines the council’s dedication to achieving a secure, fair, and affordable rental market for all residents.

Update on Performance Management

The committee were scheduled to receive an update on the work to implement the Housing Service's KPIs.

The report states that Housing and Property services are moving toward a data and insight driven approach, but that this will require a number of challenges to be met, including:

• siloed reporting
• lack of consistency and strategic approach
• manual data entry
• lack of confidence in our data

The report lists the following opportunities:

• moving to a relational practice model
• the DDS strategy
• channel shift
• the broader Housing and Property transformation programme

The report notes that the current KPIs and LPIs are not sufficiently outcome-focused and that an outcome-focused approach involves setting and achieving meaningful results while giving teams the flexibility to determine their own paths to success. It proposes:

• Creating a well-defined performance framework
• A cultural shift towards measurement for learning
• A framework of processes and practices to support this approach
• A dynamic set of quantitative and qualitative data measures

The report says that:

We are in the process of developing a comprehensive digital infrastructure aimed at enhancing data quality and streamlining both reporting and analysis. This involves creating a system or systems that serve as a single source of truth, ensuring that all data is accurate, consistent, and easily accessible.

Property Services and Housing Management - Repairing and Letting Our Properties

The Committee were scheduled to receive an information report on void properties.

The report explains that, as of the date of the report, Camden has 429 empty properties that are ready to be let, and a further 167 that are empty, but cannot be let for various reasons, such as being earmarked for demolition or major works.

The report says that the data was presented at the joint DMC meeting on 28th October 2024, and that at that meeting there was also an explanation and discussion regarding the properties which are detailed in the table.

The report lists a number of mitigations that have been put in place to improve the Council's performance on voids, including:

• Additional resources have been brought in to carry out the repairs in empty homes to prepare them for letting.
• Advertising properties for letting as soon as they have been surveyed and are confirmed as needing only minor or routine works.
• Recruitment is underway to the new ‘Lettings Teams’ which is part of the wider Housing Management restructure.
• Advertising, shortlisting and viewings will be taking place during the repairs period when it is safe to visit the property.
• All teams involved in the end-to-end process meet twice a week to review performance, plan workloads and to unblock any difficulties that there may be with works or in the letting process.
• A ‘lettable standard’ has been agreed so that everyone involved in the process, (contractors, lettings officers and applicants), are fully aware of what works will be carried out and to what standard.
• Visiting council tenants before they move home to provide moving home advice regarding utilities and packing as well as informing them that they must leave their home clear of any belongings when they return the keys.
• Three months after moving in we carry out a ‘new tenant survey’. Feedback regarding the bidding, viewing and moving process is being used to help shape our new service.
• We are reviewing the cost of works to homes when they are empty to bring them up to the lettable standard.

The report also includes a table that shows a breakdown of the empty properties by size and DMC area.

Holmes Road Report

The Committee were scheduled to receive an information report on the Holmes Road depot.

It notes that the future of Holmes Road was a topic of discussion at the September round of DMC meetings, and that this report provides the requested update.

The report states that the presumption is that the services and households would move once, from existing to new premises in the immediate area. It says that the Council's in house repairs team will need to be accommodated in the new depot and that the repairs service is directly involved, along with other service areas – on the size and layout of the space that is re-provided.

The report says that the Council has gathered details of housing preferences and need from residents in the 25 households at 76 and 78 Holmes Road and that this feedback will guide Yoo Capital’s strategy for housing redevelopment. It states that residents and leaseholders will be fully consulted on the rehousing offer.

The report goes on to say that the re-provision programme is unlikely to deliver replacement facilities before 2028/29, and that the Holmes Road depot will continue to operate as it is now until then.