Minutes:
The Housing Strategy &
Quality Manager introduced the report and stated this was a review
of the approach to homelessness in the borough. He elaborated that
this was a statutory duty that the council had to undertake every
five years, and the current strategy was coming to the end of its
life. He stated that this was compounded by new government
legislation which would affect the borough. He discussed how the
strategy was divided into two sections, the first being a strategic
analysis in the context of Thurrock, and the second being the
consultation phase with key partners and stakeholders, such as
Youth Cabinet, and Members. He stated that the first stage analysis
would begin in February 2019 and run until April 2019, with the
second consultation phase running from May 2019 until August
2019.
Councillor Redsell began the debate by stating she felt
homelessness was a problem across Essex, such as in Southend,
Basildon and Brentwood. She asked which stakeholders would be
consulted with at the consultation phase. The Corporate Director
replied that although homelessness was a problem, the number of
street homeless had been declining in Thurrock, and there were
currently only 140-150 people living in temporary accommodation
across the borough. He added that people staying in bed and
breakfasts were only there for a short time, and compared this to
other boroughs, which had significant numbers of people in bed and
breakfasts and temporary accommodation. He then commented that
people placed out of borough had also been decreasing. He felt that
there was more work to be done to tackle the issue, but that the
council had a robust policy and could implement it well. He finally
stated that the team would be consulting with key stakeholders, and
people who work with the homeless on a day to day basis.
Councillor Liddiard felt that there had been a change in the past
four to five years in the reasons for homelessness, as it used to
be primarily divorce, loss of employment or health issues; but felt
now homelessness was often due to tenants being evicted by
landlords and given a Section 21 notice. He mentioned that he had
also heard that London borough councils were offering landlords
significant reward to take their tenants, and wanted the council to
find out from London boroughs why this was happening and how many
people from outside Thurrock were being housed. He then gave the
personal example in his Tilbury ward of a block of flats which was
being used to house Newham residents. The Assistant Director
Housing replied that as the cost of renting was increasing and
benefits were decreasing, more landlords were giving out Section 21
notices. She stated that the council were working with landlords
and tenants to solve problems, and added that there was a dedicated
financial inclusion officer in the housing team who specifically
helped those residents. She clarified that some London boroughs did
offer rewards to landlords to house their tenants, but this was
happening in all boroughs which bordered London. She then commented
that Newham Council had roughly 5000 people living in temporary
accommodation compared to only 140-150 in Thurrock. The Assistant
Director Housing summarised and stated that the Leaders of every
council in Essex had written to all London boroughs to raise this
issue and try to solve the problem.
Councillor Liddiard questioned whether Thurrock Council could
negotiate directly with developers to purchase houses and flats.
The Assistant Director Housing replied that developers did not want
to sell to the council, and the council did not want to buy, as the
houses built could be of poor quality due to the fact they were
built to rent. She added that if the council brought these
properties there would be a high maintenance cost due to their poor
construction. She commented that the council could rent them and
were talking to developers to be able to do this. Councillor
Redsell added that the housing team and planning team should
consider more linked-up working to be able to solve this issue. The
Corporate Director commented that the council were open to
conversations and had been in contact with developers, although
most flats and houses were outside of the council’s price
range. He clarified that Essex Leaders had written to the London
Councils and GLA, although there were no statutory powers in place
to stop London boroughs placing their tenants in neighbouring
boroughs. Councillor Redsell added that placing Newham residents in
Thurrock had a knock-on effect for Thurrock residents as it
increased rent prices and therefore increased the number of
homeless people.
Councillor Pothecary thanked the team for their report and felt it
was a positive strategy with some good ideas. She asked if the
council were going to contact Shelter during the consultation
phase, as they were an important frontline service. She also asked
if the council could approach developers to ask for the 35% social
housing which they were required to build, as then more residents
could be housed through the council. She then drew the
Committee’s attention to point 3.21 and stated she felt
private rent was too high, so more houses needed to be built and
the council could take control of social housing. The Corporate
Director replied that the council were looking for permanent
accommodation solutions and were open to conversations with
developers regarding increasing stock, although the council did not
have large capital resources to be able to buy. He added that the
team were also looking into currently vacant houses to use as
temporary accommodation and social housing.
Councillor Liddiard began a discussion around benefits and rent,
during which the Assistant Director Housing stated that due to
welfare reforms there was a limit to the amount of benefits a
person could get to use on housing. It was also clarified that
people who were single and under 35 would be on the average
house-share rate, even if they had children or family who stayed
with them. The Housing Tenant Representative stated that in her
personal experience of running a food bank, it was often used more
during school holidays, and asked if this was because people on
benefits had to look after their children returning from
university. The Assistant Director Housing responded that this was
mainly due to families not receiving school meals for their
children during the holidays.
RESOLVED: That:
1. The Committee noted the contents of the report, and commented on
the proposal to develop a new homelessness strategy. In particular,
commented on the consultation proposals set out in section
5.
Supporting documents: