Purpose

To request delegated authority to use seven properties that were decanted at Windmill Court as part of the New Cuoncil Homes Programme (NCHP) for Temporary Accommodation.

Decision

That the Corporate Director Resident Services:

i)             Approves the use of seven homes at Windmill Court for Temporary Accommodation whilst the development is paused for 12 months.

Reasons for the decision

In January 2023, the Council took the decision to pause development at Windmill Court due to the scheme being unviable at the time. Prior to this decision, leaseholder properties were purchased to facilitate the decant of low-rise flats due for demolition as part of the development plans, which included 4 leasehold properties that were purchased by the Council and 3 tenanted properties.

As the development has been paused, those homes remain empty and have not been demolished. Residents have reported the homes being targeted by squatters and the Housing Officer has worked closely with the police to prevent regular unauthorised access to the homes. To deter squatters, the service secured the properties and explored options to utilise them.

There is growing pressure on the Housing Needs Service, specifically for self-contained Temporary Accommodation. As the Council has placed a pause on the development at Windmill Court, the homes sit empty and can be used as Temporary Accommodation. The homes currently sit within the Housing Revenue Account but the Council was granted approval from the Secretary of State to remove them in anticipation of the demolition and development. The proposal will use the homes for 12 months whilst a review of the development viability takes place.

Management of the homes as Temporary Accommodation would be carried out by Brent Housing Management on behalf of the General Fund. Brent Housing Management already has an established team responsible for managing Council owned Temporary Accommodation and the same model would be adopted for these seven homes. Rent would be set at Local Housing Allowance levels in keeping with other Temporary Accommodation owned by the Council.

Alternative options considered

Alternative options for the properties were considered, specifically re-letting them to households on the Social Housing Waiting List or selling them to First Wave Housing. Due to the uncertainty around the development and the development plans being on pause, it was deemed these options were not suitable as the Council needs to retain flexibility to restart development if market conditions change. The Council would need to embark on a second decant programme and compensate households that had been placed there.

Additionally, when assessing the options for the use of the homes, the Council must consider where assets can have the greatest impact. Due to the pressures being experienced by the Housing Needs service to find suitable Temporary Accommodation, the use of these homes for Temporary Accommodation will mitigate both legal and financial risks to the Council, such as failing to meet its statutory duty for homelessness and excessive spend on Temporary Accommodation.