This meeting was scheduled to discuss a range of issues relating to the housing services provided by Camden Council in the Gospel Oak District. This included the budget that the council is preparing to spend on those services, progress being made on its 'Housing Transformation' programme, and an update on the Regis Road Regeneration Scheme.

Housing Revenue Account (HRA) budget

The meeting considered the Housing Revenue Account budget for 2025/26. The meeting pack contains an update on the budget setting process, and seeks feedback from the District Management Committee on a number of proposals on which the Council intends to consult. These included a proposed rent increase for Council tenants of 2.7%, which is the maximum permitted under the Government's rent standard. The standard limits annual rent increases for social housing to the rate of inflation, as measured by the Consumer Price Index (CPI) plus 1%. It also included details of increases in the service charges paid by tenants for services like caretaking, CCTV and grounds maintenance, which are expected to rise by between 5 and 12%, depending on the service.

The report explains the reasons for the council's financial situation:

The overwhelming financial pressures, caused by the previous government’s austerity-driven policies, has jeopardised the funding of social housing across the country.

It describes the challenges facing the council in balancing the budget against a backdrop of rising costs and increasing demand for council services:

The 2025/26 budget must focus on the financial sustainability of the HRA, eradicating overspends, delivering on MTFS (medium term financial strategy) savings and replenishing the reserves. In absence of any external funding interventions, for the Housing Revenue Account to remain financially stable the Council will need to continue to take difficult decisions.

Housing Transformation Programme

The meeting received a progress report on the council's 'Housing Transformation' programme, which is described in the report as:

a generationally significant transformation of Camden Council’s housing and repair model

The report lists a number of achievements of the programme, including the creation of new 'Resident Panels':

Various Residents’ Panels established, recruited to and successfully helping to analyse the Council’s service delivery, performance and complaints.

It also explains the rationale behind a proposed restructure of Housing Services:

Across London there are high levels of turnover and sickness in the Housing sector, due to increasingly tougher demands and working environment, and higher workloads. One of the key drivers of the restructure and the wider transformation is improving the ‘The Way We Work in Housing’ to better support staff to keep them in posts, reduce long term sickness to ensure more consistent service delivery to residents.

Gospel Oak District Management Committee (DMC) Budget

The meeting considered the Gospel Oak DMC budget. A report prepared for the meeting explained the process by which Tenant and Resident Associations (TRAs) can bid for funding from the budget. There was £109,493.00 remaining in the budget for 2024/2025, with two bids for consideration.

• Forge, Mutton & Castle Road TRA requested £14,194.44 for phase 2 of a scheme to improve external lighting on its estate. This was the second of three phases.
• Ingestre TRA requested £16,166.73 for phase 3 of a scheme to improve external lighting on its estate. This was the final phase of the scheme.

Cabinet Member for Better Homes update

Councillor Sagal Abdi-Wali, the Cabinet Member for Better Homes was scheduled to provide an update on housing issues. A report prepared for the meeting by the Cabinet Member included a section on the challenges facing the Private Rented Sector (PRS), which it characterises as follows:

Yet, the sector faces notable challenges due to high rental costs, substandard property conditions, and an acute shortage of affordable rental options.

The report highlights the impact of this on Camden's PRS tenants:

Recent data highlights the financial strain facing Camden’s PRS tenants: 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.

It describes Camden's efforts to improve safety and standards in the PRS:

To improve PRS housing standards, Camden has established a robust approach through selective licensing, regulatory oversight, and direct tenant support.

It describes Camden's work as part of London Councils to lobby national government for improvements to the PRS:

Camden recognises that borough-level efforts alone cannot address all challenges in the PRS. The council has therefore taken an active role in lobbying for national policy reforms, prioritising sustainable rent control measures, tenant protections, and landlord accountability.

Property Services and Housing Management

The meeting received an information report from the Director of Property Management about the work being done to improve the process by which council properties are prepared for new tenants.

It explains the purpose of the 'Void Improvement Programme':

Camden closely monitors our empty homes to prepare them to be allocated to those on our waiting lists.

The report explains the difficulties the council is facing:

There are a further 167 properties which are empty and not in the letting process as they are being used for particular projects

The report describes the steps the council is taking to improve the situation:

Additional resources have been brought in to carry out the repairs in empty homes to prepare them for letting. We have seen a significant increase in works orders specifically in the Hampstead area where there had also been an increase in the number of empty homes in that area.

Update on Performance Management

The meeting considered a report on the use of Key Performance Indicators (KPIs) and Local Performance Indicators (LPIs) to monitor the performance of the Housing service. The report notes that following a mock inspection of the service:

ARK identified that our current KPIs and LPIs which are reported monthly need to be more “outcome-focused.”

The report goes on to describe the steps being taken to address this.

CCTV programme

The meeting received an information report on the progress of the CCTV programme. It explains that:

DMC Chairs have asked about how estates without CCTV might be added to the network over time. This paper sets out the considerations.

It explains the council's policy on the use of 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.

It explains how estates can request the installation of CCTV:

DMCs are asked to note the report. TRAs who would like to explore CCTV installation should raise this at their DMC meetings so that Community Safety colleagues can first consider the questions as set out above, ahead of any financial analysis.

Progress report on the Regeneration Strategy for Regis Road

The meeting received an update on the progress of the Regis Road Regeneration Scheme. The report explained the background to the scheme:

In 2017, the Regis Road industrial area was designated a Growth Area in the Camden Local Plan (2017), creating a significant opportunity to deliver higher density employment provision as part of a comprehensive redevelopment scheme that will also deliver substantial increase in homes and jobs, as well as reconnecting local communities.

It explains that the council had entered into an agreement with a developer:

Following a decision by the Cabinet Member for New Homes, Jobs and Community Investment in March 2023 the Council entered into a conditional land sale agreement (CLSA) with Yoo Capital to dispose of the two Council sites. This is conditional on Yoo Capital achieving planning permission and seamlessly re-providing the Council’s existing Holmes Road and Regis Road facilities, including the 25 homes attached to the Depot, with no break in service.

The report describes the plans being made for the redevelopment of the site:

Yoo Capital (YC) has prepared a masterplan vision for the Growth Area which will support comprehensive regeneration of the Regis Road Growth Area. YC hosted three rounds of public engagement in 2023/24 on the development of the masterplan with public drop-in sessions held in the Greenwood Centre on Hampstead Road and online engagement via their commonplace website.

It explains the next stage in the process:

YC will soon commence detailed planning discussions with Camden’s Planning Authority. As a vital part of this process, they will engage extensively with local communities, stakeholders, and residents to shape the development and the rehousing offer. Officers will ensure that Yoo Capital notifies the DMCs directly before their engagement events.

It concludes by providing a timeline for the project:

In the event that Yoo Capital secure planning permission, the re-provision programme is unlikely to deliver replacement facilities before 2028/29, and so Holmes Road Depot is expected to operate as it is now until that time.