Agenda item

Councillor Diarmaid Ward, Executive Member Housing and Maxine Holdsworth, Corporate Director of Housing, were present for discussion of this item

Residents of Braithwaite and Councillor Graham were also present to discuss the Communal Heating issues at Braithwaite House

During discussion the following main points were made –

·         It was noted that the Quarter 4 performance figures were before the outbreak of COVID 19, and therefore this would affect the next Performance information

·         There were 24 affordable new homes completed this quarter

·         The end of year new build target is slightly behind schedule, due to delays with sub-contractors and COVID

·         No new planning permissions were granted for new Council housing, and this is slightly behind target

·         The net growth of Council housing this quarter was 14, and this is below target

·         33 severely over-crowded households were assisted to relieve over-crowding, giving an end year total of 144, an improvement on last year

·         152 under-occupying households have been supported to downsize, slightly below target

·         Repairs performance has continued to improve from 87.4% to 87.7%

·         Partners repairs – these tend to be more complex major repairs and at present 17% of major works have been open for more than three months. Partners PFI 2 were to come back ‘in house’ from April 2022

·         Rent Income Collection – Rent arrears have continued to increase from 3.6% at end December 2019 to 3.9% at the end of March. This is likely to increase further as a result of COVID 19

·         Welcomed that the Parkhurst Road site would now be 50% genuinely affordable housing on site

·         Reduce homelessness – the number of households accepted as homeless is better than the profiled target, and at 348 is above the equivalent position last year. Increase in numbers of households in temporary accommodation, however those in nightly-booked accommodation has reduced. The Council had purchased additional accommodation, and pursuing the transition into permanent accommodation

·         Residents of Braithwaite House and Councillor Graham outlined the unacceptable position with regard to the Communal Heating and other problems with hot water, thermostat for central heating, closing of windows, means of escape etc. many of which had first been raised in 2015, and still no action had been taken and that this was unacceptable. It was noted that a petition had been presented outlining the problems to the Council, and that it was unacceptable that there had been no heating on the estate and the Council had been slowing in responding to complaints. In addition, residents had requested a referendum takes place with regard to the heating situation, however it should be noted that this could result in increased costs if heating is left on for longer periods. The Director of Housing undertook to get accurate heating charging information for residents in time for such consultation in order that an informed decision can be made

·         Councillor Ward expressed his deep regret to residents at the situation, and stated that he would undertake to ensure that the problems were resolved. Councillor Ward stated that he would also ensure a referendum of residents takes place as soon as possible on heating, however there were a number of other issues on the estate which would require other energy efficiency measures, and the Energy Doctor may be able to assist residents in this

·         In relation to the other issues such as water pressure, thermostat for central heating etc. it was stated that the Director of Housing would discuss these with residents, and ensure remedial action is taken as soon as possible

·         Councillor Gallagher stated that he would be willing to act as a ‘conduit’ for discussions between residents, Councillor Ward and the Director of Housing in relation to the referendum, and other issues on the estate

·         Reference was made to the issue of communal boilers, and the efficiency of these. It was stated that tenants were paying £20 a week in some cases for heating, whereas other tenants were only paying £5, and this was unacceptable. The Director of Housing stated that over 4500 homes in the borough were heated through communal heating, and whilst when there were problems a large number of tenants were affected, such heating tends to be cheaper than individual boilers

·         In response to a question as to when the Housing dashboard would be ready, it was stated that this had unfortunately been delayed by COVID 19, however an update would be provided to Members thereon

·         Discussion took place as to the fact that L.B.Haringey had rehoused homeless people in a Premier Inn at Finsbury Park, and that this had increased problems with drugs in the area

·         Members stated that they would wish to congratulate the Homeless Task Force for the work carried out during the pandemic, and that this had been a great success story, which the Council should publicise

RESOLVED:

(a) That a referendum be held on the heating and other problems in Braithwaite House, and that the Director of Housing be requested to provide details for the timetable for this to Councillors Ward and Gallagher as soon as possible, in order that residents of Braithwaite House can be informed

(b) That the Director of Housing be requested to provide information on heating costs, as referred to above, to residents prior to the referendum in order that they can make an informed choice as to the options

(c)  That information on the latest position on the Housing Dashboard be circulated to Member

(d) That the other issues referred to above on thermostats, water pressure, windows etc. be investigated and remedied as soon as possible and Councillors Gallagher and Ward be kept informed on progress to ensure residents are kept informed

The Chair thanked Councillor Ward for his presentation and Councillor Graham and residents of Braithwaite House for attending