The Housing, Planning and Development Scrutiny Panel of Haringey Council met on Wednesday, 13th March 2024, to discuss several key issues including the council's progress on its voluntary undertaking with the Regulator of Social Housing, preparedness for new consumer standards, the Community Infrastructure Levy, and strategies for addressing under-occupation in council housing. The meeting confirmed that significant progress has been made in addressing regulatory requirements, with plans in place to meet new consumer standards and ongoing efforts to optimise the use of council housing stock.

Voluntary Undertaking to the Regulator of Social Housing

The Panel received an update on the council's progress following its self-referral to the Regulator of Social Housing (RSH) due to breaches of the Home Standard, specifically concerning the Decent Homes Standard and the identification of over one hundred Category 1 hazards. Jahedur Rahman, Operational Director of Housing Services and Building Safety, presented the report, highlighting that nine out of ten short-term actions agreed with the RSH have been completed. Discussions focused on the meaning of handed back properties, which relate to cases without valid safety certificates requiring legal action, and the definition of the big six compliance indicators used by the regulator. The Panel commended the work done to address outstanding actions, noting that while the council had identified approximately 5,000 homes not meeting the decent homes standard and around 100 properties with Category 1 defects, targets for improvement are being managed through an updated stock condition programme. The Panel requested further data on Category 1 hazards, excluding overcrowding cases. It was confirmed that external auditors would validate the completed actions before the council applies to the RSH to have the notice removed. The Panel also suggested a lessons-learnt exercise regarding the council's position when Homes for Haringey came back in-house, with the Director assuring that Pennington Choices had undertaken follow-up work and that sufficient lessons had been learned across the service.

Preparedness for New Social Housing Consumer Standards

The Panel was updated on the council's readiness for the Regulator of Social Housing's new Consumer Standards, with presentations from Jahedur Rahman and Nimisha Patel, Assistant Director for Housing Management. The new standards, expected to come into effect from April 2024, place a greater emphasis on understanding the condition of housing stock and the diverse needs of residents. The Panel queried the weighting and repercussions of non-compliance, with officers expressing confidence in meeting the safety and quality standards due to recent work, though acknowledging further progress is needed in other areas. Concerns were raised about the enforcement of poor-quality housing, with discussions on using powers beyond CPNs, such as injunctions, and the need for stronger liaison with the police to tackle anti-social behaviour (ASB), particularly in drug-related cases. The council is reviewing its ASB Service Level Agreement (SLA) with the Stronger & Safer Communities team to ensure value for money and quality service delivery. The Safer Estates programme, which uses CCTV and other measures to deter crime and ASB, was also discussed, with a capital budget allocated for improving CCTV on estates. The Panel noted that most tenants may not know their housing manager's name, but the council is moving towards a single mailbox system for better efficiency, while still encouraging direct contact for specific interactions like estate walkabouts. The report also highlighted the growing trend of increasingly vulnerable people being placed in general needs housing due to a shortage, and the council's efforts to improve support mechanisms. A future update on the revised recharging model/SLA between housing and housing enforcement was requested.

Community Infrastructure Levy

Bryce Tudball, Interim Head of Planning Policy, Transport and Infrastructure, provided an update on the Haringey Community Infrastructure Levy (CIL). The Panel questioned the differing CIL rates across the borough, with officers explaining these are based on viability evidence, with higher rates in the west and central areas reflecting greater development viability. The legislation allows 15% of CIL receipts to be allocated to neighbourhood infrastructure, increasing to 25% in areas with an adopted Neighbourhood Plan. Discussions covered the generation and spending of CIL, with officers stating that the majority of CIL revenue comes from the east and centre of the borough, and it is fair that spending is concentrated there. The Panel sought clarification on School Streets and confirmed that Strategic CIL can be spent anywhere in the borough on projects like walking and cycling initiatives. The proposed Crouch End Neighbourhood Plan received funding in 2022, and it is hoped this will be allocated soon. The Panel also noted that Camden and other neighbouring boroughs have higher CIL rates due to greater viability, and that Haringey's rates are broadly in line with its statistical neighbours. The report also mentioned a Peer Challenge of the Planning Service, with a recommendation to consider how CIL spending can support community engagement in the planning process.

Under-occupation in Council Housing

Robbie Erbmann, Assistant Director of Housing, and Denise Gandy, Assistant Director of Housing Demand, presented findings on under-occupation in council housing. The Panel noted that 46% of four-bed and 61% of five-bed council properties are under-occupied, indicating that better use of the housing stock could alleviate demand pressures. The effectiveness of current incentives, such as £1,000 per bedroom given up, was questioned, with the Cabinet Member acknowledging that a robust offer is crucial and that directing additional staffing resources to this area is envisaged. The Panel inquired about best practices from other local authorities, with examples including transferable discount schemes for shared ownership and seaside and country home schemes. The possibility of different tiers of incentives was discussed, though the Cabinet Member noted that differential rates could lead to legal challenges. The report clarified that only properties with empty rooms are considered under-occupied, not those with adult children living at home. The council is exploring split tenancies and has had success with the Neighbourhood Moves Scheme, which prioritises existing council tenants for new local developments. A future update on the Neighbourhood Moves scheme was requested. The Panel also requested a further update on under-occupation and increasing staff resources for this initiative.