Agenda item

DWelsh provided an overview of the report, noting that this is the strategic and financial plan and comes against a context of the government putting new regulatory arrangements in place for social landlords. The plan is a medium and long-term plan and there is a detailed financial model behind it, and the document sets out DBC's strategic priorities in managing its housing stock. There are 4 main priorities regarding improving the existing council homes, building new council homes and increasing the supply of affordable housing stock locally, improving services for residents, and decarbonising the housing stock.

A total investment of £263m will be made into existing council homes to improve them over the next 10 years and £106m will be invested in building new council homes. The 3-year plan has been updated to an annual refresh to mirror the budget process and there are new priorities, including managing issues connected to damp and mould, and it notes the process to recommission the repairs contracts. The Tenants and Leaseholders Committee have been briefed on the document and it has been brought to the H&C OSC to gain comments and raise visibility of the plan as it will have implications for the Work Programme. The plan will also be taken to Cabinet for their approval before being taken to full Council for adoption.

Cllr Mahmood commended the plan and the intention to refresh it each year. On damp and mould, Cllr Mahmood asked if each property is inspected or if they rely on tenants to report issues. DWelsh advised that they take both a proactive and reactive approach. MPinnell added that they rely on residents to report damp and mould, though they also conduct proactive stock condition surveys every year with 3,000 completed and 2,000 surveys booked in for next year. Of the 3,000 surveyed so far 16 have been classed as higher risk, and these have been modelled to give an approximate 200+ homes to visit. MPinnell noted the investments being made and confirmed that this work isn't being outsourced, meaning there is a personalised and proactive service, though there will also be a reliance on tenants reporting issues. There is a tracker in place to ensure that cases are followed up with high-priority cases visited within 2 days, otherwise 2 weeks, and all properties will be visited.

Cllr Mahmood commented that damp and mould tend to come from poor ventilation or construction and asked how they are educating tenants. MPinnell confirmed that there is signposting on the website regarding the control of condensation, though the biggest challenge is linked to the cost of living crisis with residents turning off extractor fans, or air bricks are being sealed up to prevent bringing cold air into properties. There is a focus on education as well as being realistic on what can be achieved, and condensation data will be revised as well as a move away from blame culture, though this has to be balanced with educating residents.

Cllr Hollinghurst referred to a previous issue with damp and mould, noting that it was related to defects in the construction of the houses and asked if the properties are being checked for this. MPinnell confirmed that there are some construction defects and that checks will depend on the severity of the damp and the building pathology. Once damp meter readings have been taken and thermal imaging has been assessed, samples of concrete floors will be taken if rising damp is suspected, and more severe cases will require external support for investigations and may lead to decants in more extreme cases. There are a number of supporting organisations that will assist with this and the work is being done incrementally.

Cllr Adeleke referred to appendix 1 and suggested that the new build programme will be positive. On the interest rate borrowing. Cllr Adeleke asked if a range of 4-6% should be stated given the current volatility rather than just 4%. DWelsh advised that the assumptions were modelled by the finance team and are based on advise taken and comparable plans. Assumptions have been stress tested and they will remain under regular review as assumptions put into the plan will determine their capacity in terms of the amount of investment they have. A prudent approach has been taken though they have been stress tested over a broader range.

Cllr Adeleke noted the positive plan of new builds, which will be based on borrowing, and asked if rising interest rates will reduce their ability to build as much as they want. DWelsh confirmed that it will reduce if interest rates change, though their assumptions are based on the public works loans board rates, which are stable. There is a challenge on how to expand the new build programme going forward given that finances are within a certain envelope and that they therefore need to look at how they can build new properties whilst also supporting investment into their housing stock.

Cllr Harden referred to item 8.1 on page 35 and asked if the business plan funding is ready with an additional bid to secure funding or if the bid to secure funding is already in place with an outcome of £3m. DWelsh advised that the funding referred to is council funding and this money is available within the housing business plan and any external funding would be over and above this. The £1m and £3m is being put in from the Council's own resources.

DWelsh provided an overview of his role to the Committee and urged members to contact him if they wish to discuss the services he covers.