York lags behind in house building recovery

Despite the economic recovery, York lagged behind the rest of the country in the number of new homes completed last year.

A report published after a “behind closed doors” meeting held last week revealed that only 50 affordable homes were built in the City last year.

This is down from the 282 built during the last year of the Liberal Democrat led Council administration in 2010/2011.

It compares to the annual target of 790 new homes adopted by Labour Councillors following a “strategic market assessment”.

On average, 150 affordable homes had been built annually during the pervious 5 years.

Alarmingly the number of new affordable homes being added by the Council is now less than the number of Council houses being sold under “Right to Buy” legislation

Year	RTB Applications	RTB Sales
11/12	20	6
12/13	88	23
13/14	77	53

The Council has failed to invest the income from RTB sales effectively

The Council has also failed to use its substantial £12.86 million housing surplus to buy empty homes on the open market, and resolutely refuses to use the “New Homes Bonus” (money provided by the government to recognise house building success) on affordable homes.

Small wonder that Labour did not want these figures to be debated in public.

The only crumb of comfort was that – in line with the rest of the country – the total number of planning applications for new homes rose from 370 units in 2012 to 1578 last year, although a significant proportion of these were for specialist student flats.

Tenant satisfaction with Council estates in York tumbles

Dog fouling, lack of parking, rubbish and litter top concerns

Most York Council tenants continue to be satisfied with the quality of their home and the repairs and maintenance service.

Estates increasingly neglected

However many remain dissatisfied with the opportunities available to influence management decisions.

And only 44% were satisfied with the final outcome of complaints that they had made.

However, the most significant result to be revealed, by the Councils annual survey of tenant’s views, comes on satisfaction levels with conditions on local estates.

The satisfaction level is down by 5%.

This comes as little surprise with many estates beginning to look neglected.

Weed growth, potholed bitmac, damaged verges and neglected communal areas all add up to an increasingly depressing environment.

The report on the survey results was taken to another behind closed doors meeting last week.

The report candidly admits,

“Customers have delivered a clear message that their estate services require attention. As well as a decrease in those very satisfied or fairly satisfied, there has a 5% increase in those very dissatisfied or fairly dissatisfied (10% 2012: 15% 2013)”.

The Labour Councillor with responsibility for Housing (Simpson Laing) failed to order any action which might stop the decline.

Tenant satisfaction results click to enlarge

Council U turn on housing policy sees them set to buy new Council homes on open market

It looks like the York Council will finally take our advice and buy flats on the open market to increase the availability of Council homes in the City.

We have long advocated using the substantial surplus that the Council holds on its revenue account to buy empty properties on the open market. Labour has resisted this over the last 3 years but finally seem to have some to their senses.

They paln to buy eight two-bedroomed and six one-bedroomed flats which are being constructed on Lindsay Avenue. The flats will have easy access to shops, bus routes, GPs and a Post Office. The Council says that the homes will be offered as downsizing opportunities for tenants aged over 55.

However over 50% of the people on the housing waiting list are single people seeking one bedroomed accommodation.

The Council should buy existing empty properties on the open market to help these residents (many of whom live in larger social housing properties which would be freed up for families).

Under the last Labour Government Council house building reached a, post second world war, low.

Other downsizing schemes with housing association partners include those in Tang Hall, Huntington and Acomb, plus a further scheme completing in June 2014 at Water Lane, Clifton. This is in addition to a new council house building programme, of which sites at Beckfield Lane, Chaloners Road, Fenwick Street and Newbury Avenue are proposing apartments for people downsizing.

This new site on the corner of Lindsey Avenue and Sowerby Road has been marketed since summer 2012 as a development opportunity. With no interest expressed in running the former public house as a business, or the site as a commercial development opportunity, the site was auctioned in September 2013 and was purchased by York-based RHW Developments which has experience in delivering affordable housing.

The planning application was submitted in late March 2014, the outcome is expected in June 2014 with building work to start this summer with the completed homes ready in the summer 2015. If approved, the acquisition price would be paid in stages during construction.

The Council has declined to reveal how much it is paying for each property.

639 York Council tenants affected by removal of spare room subsidy

639, of York’s 7803 Council tenants, were affected last year when the “spare room subsidy” was removed.

New figures reveal that 267 of them now have new rent arrears.

None have been issued with eviction notices.

To deal with hardship cases, the Council has a budget of £300,000 for the current financial year.

Only £207,272 (72.4%) had been allocated by the end of January.

The Council had previously said that it had 1347 people on its housing list waiting for one bedroomed accommodation. Many of these are currently occupying larger properties which would be released for families if under-occupation could be eliminated.

Despite there being numerous one bedroomed properties available on the open market in York, the Council has so far declined to use its £13 million housing surplus to purchase some of them.

A one bedroomed flat on Green Lane in Acomb has a guide price of £80,000

The policy is likely to be challenged at a Council meeting taking place at the end of the month.

York Council house rents up 5% despite record surplus

Despite having a record high £13 million surplus on the housing account, Labour plan to increase rent levels by 5%.in April.

The Council have stubbornly refused to use the surplus to buy additional homes on the open market.

Meanwhile new figures released by the Council confirm that most of the 2333 people registered on the housing waiting list are single and are seeking one bedroomed accommodation.

856 of these are aged under 30.

Council tenants unhappy with York Council as performance slips

Tenant satisfaction with the way that the Council runs its housing operation has fallen over the last year.

A report, produced by the newly-formed “Tenant Scrutiny Panel”, looks at how the council has performed in the previous 12 months.

click to enlarge

On most measures the Councils performance has declined.

• The number of tenants satisfied with repairs and maintenance fell from 85% to 82% while satisfaction with “the general condition of their home” fell from 83% to 81%.

• Only 55% of tenant adaptations were completed on time compared to 85% the previous year.

• Tenants satisfied with the standard of their new homes fell from 66% to 60%.

• There was an improvement in the time taken to relet empty properties although at 25 days this was worse than is achieved by several other Councils.

• Tenants satisfied with ”involvement in management & decisions” fell from 53% to 51%

• Tenants satisfied with” the outcome of their complaint” was only 34% compared to a target of 70%

• It took longer to remove graffiti.

• Nine out of 10 tenants responding to the Tenant Satisfaction Survey were satisfied with their neighbourhood as a place to live.

The results mirror the growing dissatisfaction levels revealed by the Councils more general “big survey” the results of which were revealed last month.

To view the full report click here