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ANGUS COUNCIL
MINUTE of MEETING of the HOUSING COMMITTEE held in the Town and County Hall, Forfar on Tuesday 28 September 1999 at 4.15 pm.
Present: Councillors ALISTAIR GRAY, BILL CROWE, DAVID LUMGAIR, GLENNIS MIDDLETON, ROBERT MYLES, PETER NIELD, GEORGE NORRIE, BILL ROBERTON and SHEENA WELSH.
Apologies: Apologies for absence were intimated on behalf of Councillors FRANK ELLIS, IAN ANGUS, STEWART McGLYNN and JOY MOWATT.
Councillor GRAY, Vice Convener, in the Chair.
1. MINUTES
(a) Previous Meeting
The minute of meeting of this Committee of 10 August 1999 was approved as a correct record and signed by the Convener.
(b) Executive Sub-Committee
The minute of meeting of the Housing Executive Sub-Committee of 8 September 1999, a copy of which is appended hereto, was submitted and noted. (APPENDIX)
2. ANGUS COUNCIL HOMELESSNESS POLICY AND PROCEDURES
There was submitted Report No 928/99 by the Director of Housing advising the Committee of the draft homelessness policy and associated procedures for staff.
The Report advised that the policy and procedures would be complemented by a five year strategy focusing on preventing homelessness and reducing current levels. Within the context of the strategy, a bid for Challenge Funding for the Rough Sleepers Initiative would be submitted to the Scottish Office in due course.
The main focus of the policy was on the prevention of homelessness and the promotion of social inclusion. It emphasised the importance of dealing fairly and sensitively with homelessness and went beyond the local authority’s duties to statutory homelessness by encouraging an integrated approach to achieve effective and lasting solutions.
The Committee agreed:-
(i) to approve the Homelessness Policy and Procedures;
(ii) to instruct the Director of Housing to publish the policy document for public distribution; and
(iii) to note the development of a strategy to tackle homelessness and a bid for Challenge Funding for the Rough Sleepers Initiative.
3. ANGUS COMMUNITY CARE HOUSING STRATEGY 1998-2001
There was submitted Joint Report No 922/99 by the Director of Housing and the Director of Social Work providing the Committee with the final draft of the Angus Community Care Housing Strategy 1998-2001.
The Report pointed out that the first Angus Community Housing Strategy had been published as part of the Joint Community Care Plan 1997-2000. The 1998 review of the Joint Community Care Plan included an update of developments in relation to community care housing within each of the care group sections. However, due to the extension of the planning cycle to 2001, in line with Government guidelines, it was felt that a separate publication "Angus Community Care Housing Strategy 1998-2001" should be produced. The Strategy would be reviewed on an annual basis and reported within future annual reviews of the joint Community Care Plan.
Consultation on a first draft of the Strategy had taken place with a wide range of organisations and individuals with written comments considered and the plan amended as appropriate.
The Committee agreed:-
(i) to approve the draft of the Angus Community Care Housing Strategy 1998-2001; and
(ii) to instruct the Director of Housing and the Director of Social Work to proceed with the printing of the Strategy for distribution to interested parties.
4. HOUSING CAPITAL PROGRAMME - HRA BLOCK - 1999/2000
With reference to Article 6 of the minute of meeting of this Committee of 10 August 1999, there was submitted Report No 920/99 by the Director of Finance regarding the Housing Capital Programme - HRA Block 1999/2000 detailing the latest estimate for the year and the spend figures to the end of August 1999. Expenditure was generally on track to achieve the programme and performance would continue to be carefully monitored.
The Committee agreed:-
(i) to note the figures presented for the Housing Capital Programme - HRA Block for 1999/2000; and
(ii) to note that the total programme had been adjusted to £6.108m due to the additional costs in respect of gas maintenance.
5. THREE YEAR STOCK IMPROVEMENT PROGRAMME
With reference to Article 8 of the minute of meeting of this Committee of 10 November 1998, there was submitted Report No 841/99 by the Director of Housing together with the actual programme of improvements for the 1999/2000 financial year and the proposed major improvements for the following two years based on current financial assumptions.
The Report advised that the three year stock improvement programme would provide tenants and members with better advance notice of the proposals for improving the Council’s housing stock, and allow better monitoring and control of the targets for improvement which had been agreed with relevant departments.
The Committee noted the contents of the programmes, which formed the majority of improvement works proposed to the Council’s housing stock.
6. FORMAL COMPLAINTS PROCEDURE - PROGRESS REPORT
With reference to Article 14 of the minute of meeting of this Committee of 26 May 1998, there was submitted Report No 918/99 by the Director of Housing relating to statistics gathered since the adoption of a formal complaints procedure in February 1999 and highlighting the number of and varying categories of complaints recorded.
The Report advised that the Housing Department formal complaints procedure contained concise "step by step" details, should tenants and customers wish to complain about any aspect of the Housing service and its delivery. An explanatory "Housefacts" leaflet had been prepared for tenants and customers and was available from Housing Headquarters, Area Housing Offices and the Access Office, Monifieth.
Despite initial problems with the procedure, it had been reviewed monthly since implementation in February 1999. The procedure was an invaluable way of monitoring service delivery and performance as the Council worked towards achievement of Best Value and it allowed the Housing Department an opportunity to involve and consult tenant associations and groups in the design, layout and improvement of the complaints procedure, as part of the department’s programme of continuous improvement.
The Committee agreed to note the contents of the Report.
7. SCOTTISH CONSUMER COUNCIL’S REPORT "IN A FIX"
There was submitted Report No 919/99 by the Director of Housing outlining the content of the Scottish Consumer Council’s Report entitled "In a Fix" and advising the Committee of the current procedures relating to owner/occupiers of former Council houses in Angus.
The Scottish Consumer Council (SCC) was an organisation based in Glasgow that acted for consumers in Scotland over many issues. Their latest Report entitled "In a Fix", published in the summer, outlined problems which the SCC had found to exist over mutual property repairs and improvements in tenements and flats where former tenants of Councils had bought their houses under the Right to Buy legislation.
The Report advised that a response from Angus Council had been sent to the SCC welcoming their report for highlighting the difficulties, but commenting that the Council had procedures to allow owner/occupiers to be involved in both repairs and improvements and pointing out that all repairs and improvements were competitively tendered. The Report concluded that the situation of shared ownership of flatted and tenement properties was of increasing concern as the Right to Buy continued to erode the Council’s housing stock.
The Committee agreed to note the terms of the Report.
8. ANNUAL COUNCIL HOUSE GARDEN COMPETITION
With reference to Article 7 of the minute of meeting of this Committee of 6 April 1999, there was submitted Report No 930/99 by the Director of Housing advising the Committee of the results of the annual Council house garden competition for 1999.
The Committee agreed:-
(i) to note the list of prize winners set out in Appendix 1 to the Report and that the award ceremony had already taken place; and
(ii) to thank the proprietors of Silverwells Plant Nursery and Garden Centre, Arbroath, for sponsoring the competition.
9. EXCLUSION OF PUBLIC AND PRESS
The Committee resolved in terms of Standing Order 27(2), that the public and press be excluded from the meeting during consideration of the following items so as to avoid the disclosure of information which was exempt in terms of Part 1 of Schedule 7A to the Local Government (Scotland) Act 1973, paragraphs 2, 4, 6, 8 and 9.
10. IMPROVEMENT GRANT APPLICATIONS APPROVED UNDER DELEGATED AUTHORITY
With reference to Article 17 of the minute of meeting of this Committee of 10 August 1999, there was submitted and noted Report No 1005/99 by the Director of Planning and Transport detailing the applications for Improvement Grants totalling £41,635 which had been approved under delegated authority
11. REPAIR GRANT APPLICATIONS APPROVED UNDER DELEGATED AUTHORITY
With reference to Article 18 of the minute of meeting of this Committee of 10 August 1999, there was submitted and noted Report No 1006/99 by the Director of Planning and Transport detailing the applications for Repair Grants totalling £5,482, which had been approved under delegated authority.
12. DISPOSAL OF GROUND
(a) Burnside Street, Carnoustie
There was submitted Report No 921/99 by the Director of Housing regarding the disposal of an area of ground at Burnside Street, Carnoustie as outlined in the plan attached to the Report.
The Committee agreed that the two interested parties be invited to submit bids for the area of ground in question and that the ground be sold to the party offering the highest price.
(b) Strathairlie, Arbroath
There was submitted Report No 923/99 by the Director of Housing regarding the disposal of a site extending to 0.82 hectare or thereby in Strathairlie, Arbroath to a private developer for the provision of low cost home ownership.
The Committee agreed that subject to obtaining consent from the Secretary of State in terms of Section 12(7) of the Housing (Scotland) Act 1987, the site in question be disposed of to R B Farquhar (Homes) Ltd on the terms and conditions detailed in the Report, subject to Scottish Homes issuing an offer of grant to the company for acquisition and development of the site for low cost home ownership.
13 TENDERS
(a) Environmental Improvements, Barracks Area, Montrose - Phase 1
With reference to Article 2(a) of the minute of meeting of the Housing Executive Sub-Committee of 8 September 1999, there was submitted Report 1004/99 by the Director of Property Services on tenders received for Phase 1 of an environmental improvement programme concerned with the area enclosed by Provost Reid’s Road (2-14), Annat Road (2-16) and Garrison Road (25-63) which included a lock up site and children’s play area.
The Committee agreed:-
(i) to authorise the acceptance of the lowest tender for the several works, that of J & G Construction Ltd, Dundee, in the amount of £89,239.50; and
(ii) to note that allowance for this project had been made in the approved HRA Planned Maintenance Programme 1999/2000.
(b) Roofing at Milton Park, Monifieth
There was submitted Report No 931/99 by the Director of Property Services reporting on tenders received for the re-roofing of 28 houses in Milton Park, Monifieth, of which 15 had been sold and the costs of these would be met by the owners.
The Committee agreed:-
(i) to authorise the acceptance of the lowest tender for the several works, that of Amber Roofing Ltd, Cowdenbeath in the amount of £81,040.02;
(ii) to approve the estimated total cost of £85,151 (at outturn prices) of which £39,928 was attributable to the Council and £45,223 was attributable to other owners; and
(iii) to note that allowance for this project had been made in the approved HRA Planned Maintenance Programme 1999/2000.
(c) Heating Installations, Contract 4, Lethnot Road, Fairport Road, Mayfield Road, Largo Street and Great Michael Road, Arbroath
There was submitted Report No 932/99 by the Director of Property Services reporting on tenders received for the removal of existing partial heating and the installation of new gas fired or electric central heating systems and sundry upgrading works to electrical installations, together with all associated builder and painter work, to 29 houses in Arbroath.
The Committee agreed:-
(i) to authorise the acceptance of the lowest tender for heating installations, that of James Lammond & Son, Brechin in the amount of £118,010.42;
(ii) to approve the estimated total cost of £134,531 (at outturn prices);
(iii) to note that allowance for this project had been made in the Final Revenue and Capital Budgets 1999/2000; and
(iv) to note that the additional revenue expenditure arising from this project (first full year 2000/2001) was £13,400 per annum in respect of loan charges calculated over 20 years.
(d) Heating Installations, Contract 3, Ness Drive, Arbroath
There was submitted Report No 933/99 by the Director of Property Services reporting on tenders received for the removal of existing partial heating and the installation of new gas fired or electric central heating systems and sundry upgrading works to electrical installations, together with all associated builder and painter work, to 26 houses in Ness Drive, Arbroath.
The Committee agreed:-
(i) to authorise the acceptance of the lowest tender for the heating installations, that of WRB Gas (Contracts) Ltd, Dundee in the amount of £106,239;
(ii) to approve the estimated total cost of £121,112 (at outturn prices);
(iii) to note that allowance for this project had been made in the Final Revenue and Capital Budgets 1999/2000; and
(iv) to note that the additional revenue expenditure arising from this project (first full year 2000/2001) was £12,100 per annum in respect of loan charges calculated over 20 years.
(e) Heating Installations, Contract 5, Wards Road, Brechin
There was submitted Report No 934/99 by the Director of Property Services reporting on tenders received for the removal of existing partial heating systems and the installations of new gas fired or electric central heating systems and sundry upgrading works to electrical installations, together with all associated builder and painter work, to 22 houses in Wards Road, Brechin.
The Committee agreed:-
(i) to authorise the acceptance of the lowest tender for heating installations, that of James Lammond & Son, Brechin in the amount of £95,551.31;
(ii) to approve the estimated total cost of £108.929 (at outturn prices);
(iii) to note that allowance for this project had been made in the Final Revenue and Capital Budgets 1999/2000; and
(iv) to note that the additional revenue expenditure arising from this project (first full year 2000/2001) was £10,900 per annum in respect of loan charges calculated over 20 years.
(f) Modernisation of Property at Dalziel Place, Inveraldie
The Committee agreed to defer consideration of this matter.
14. SERIOUS ARREARS CASES
There was submitted Report No 956/99 by the Director of Housing regarding serious arrears of rent in respect of five Council house tenants as detailed in the Appendix to the Report.
The Director of Housing reported on the up-to-date situation on each case, following which the Committee agreed:-
(i) that cases 1, 2, 3, and 4 be monitored but that approval be given to evict if regular payments to reduce the arrears were not received; and
(ii) to note that no payment had been made to reduce the arrears in case 5 and that approval be given to evict.
The following matter was, on the determination of the Vice Convener, dealt with as a matter of urgency, to allow the issue of a repair notice without delay.
15. REPAIRS NOTICE - 16/18 BEACON TERRACE, FERRYDEN, MONTROSE
There was submitted Report No 978/99 by the Director of Environmental and Consumer Protection advising the Committee of a failure by the owner of a house to respond to officers of the Council in respect of the investigation of disrepair. Permission was requested to issue a Repairs Notice and, if unheeded, for authority for the Council to undertake work in default.
The Committee agreed:-
(i) that a Repairs Notice be issued in terms of Section 108(7) of the Housing (Scotland) Act 1987 in respect of 16/18 Beacon Terrace, Ferryden;
(ii) that, in the event of no action being taken on the Repairs Notice, (a) to authorise application to the Sheriff for authorisation to carry out any remedial works; and (b) to instruct officers of the Council to seek to recover any expenses incurred by the Council in accordance with the provisions of the above Act.