To be moved by Councillor Debbie Davies

Seconded by Councillor Mike Pollard

Council notes that:

• Bradford Council chose to develop its own land for housing on the former Ferniehurst School site in Baildon, rather than sell it to a private developer.

• The proposals put to the public and the Regulatory and Appeals Committee were for “mixed tenure” - 72 houses of which 20 were to be for social housing, managed by Incommunities (planning application 15/01549/MAF).

• There was considerable opposition to the planning application, though there was also support from people believing that private housing might lift this area of Baildon which had problems with low level anti social behaviour and problems with some Incommunities tenants.

• Some problem tenants were housed on the development which meant the area began to have a poor reputation before all the houses had even been built and due to the high price of the houses only a handful of private buyers were found.  Vacant properties then attracted vandalism and antisocial behaviour.

• We now have just 11 privately owned houses and 59 for social housing, many of which are not yet occupied due to a delay in the Council handing over responsibility to Incommunities and due to changes during the planning process creating more 2 and 4 bedroom homes rather than more popular 3 bedroom homes.

• Ward councillors were not informed of the change in the number of social and private housing and it was only after asking questions the information was released. The reason given for this was that “increasing the numbers of affordable housing units does not require any amendment to the original planning application”.

• There are ongoing problems with antisocial behaviour (one family has eventually been evicted), some good considerate social housing tenants want to move and home owners are worried about the value of their properties and feel misled by the Council’s handling of this development.

Council resolves to:

• learn vital lessons from this example before taking on the role of housing developer when there are experts in this role who could have done the job much better. 

• note that if a private developer had been found the capital receipt would have been benefitting the district already and CIL would have been payable, helping the immediate local area.

• keep ward councillors informed when the number of social housing units goes up as well as down as a simple matter of courtesy and transparency.

• clarify the finances relating to this development especially given we were told at the time that private sales were needed to pay for the development and that a profit wouldn’t be realised until year 21.

·         work closely with Incommunities to ensure only well established social housing tenants are offered these houses in order to try and improve the reputation of the area for the benefit of both established and new residents.

Resolved –

Council notes that:

·         The former Ferniehurst School site in Baildon was developed as part of Bradford Council’s Affordable Housing programme.

·         The Affordable Housing programme has delivered more affordable housing for the people of this district than would have been the case if the Council had handed it over to a private developer for delivery.

·         Bradford Council choosing to develop its own land for housing on the former Ferniehurst School site in Baildon, rather than selling it to a private developer, meant that the Council was able to help unlock overall funding of £1,929,000 from Homes England to help deliver affordable housing.

·         The Ferniehurst School site proposals put to the public and the Regulatory and Appeals Committee were for “mixed tenure” - 72 houses.  Of these 20 were to be for social housing with day to day management delegated to a social housing provider (planning application 15/01549/MAF).

·         An experienced private sector housing estate agent was engaged to value and market the properties but despite initial interest insufficient numbers were sold, in part due to a general slowdown in the housing market.

·         Therefore additional funding was secured from Homes England to convert some of the properties to rental, all of which are now occupied. This funding provided greater certainty to the scheme and secured a higher grant rate, and delivered immediate rental income.

·         The Council has an agreed Allocations Policy which is administered by the housing management agent (currently Incommunities) in consultation with Housing Options and based on housing need. Working with Incommunities the properties in Baildon were let in accordance with the Council’s allocations policy and those with highest housing need were allocated the properties. The allocations system takes into account the applicant’s preferences and it is likely that many of the tenants will have had a prior connection to the Baildon area.

·         The Council arranged regular security patrols to minimise the impact of vandalism on vacant units while they were being switched to affordable rent.

·         A lessons learned exercise on the Affordable Housing programme, which includes this site, was conducted in 2018 with input and advice from Local Partnerships, a joint venture owned by HM Treasury and the Local Government Association to help share best practice between all levels of government. This has been referenced in Scrutiny reports.

 Council resolves to:

• Ensure local councillors are kept up to date on the progress of housing schemes with Council involvement being delivered in their wards.

·         Continue with our ambition to deliver affordable housing on brownfield sites in line with our recently adopted Housing Strategy, ‘A Place to Call Home, A Place to Thrive’.

ACTION:       Strategic Director Place

A motion was moved by Councillor Davies.

An amendment moved by Councillor Ross-Shaw, as set out in the resolution below, was carried.

Resolved –

Council notes that:

·         The former Ferniehurst School site in Baildon was developed as part of Bradford Council’s Affordable Housing programme.

·         The Affordable Housing programme has delivered more affordable housing for the people of this district than would have been the case if the Council had handed it over to a private developer for delivery.

·         Bradford Council choosing to develop its own land for housing on the former Ferniehurst School site in Baildon, rather than selling it to a private developer, meant that the Council was able to help unlock overall funding of £1,929,000 from Homes England to help deliver affordable housing.

·         The Ferniehurst School site proposals put to the public and the Regulatory and Appeals Committee were for “mixed tenure” - 72 houses.  Of these 20 were to be for social housing with day to day management delegated to a social housing provider (planning application 15/01549/MAF).

·         An experienced private sector housing estate agent was engaged to value and market the properties but despite initial interest insufficient numbers were sold, in part due to a general slowdown in the housing market.

·         Therefore additional funding was secured from Homes England to convert some of the properties to rental, all of which are now occupied. This funding provided greater certainty to the scheme and secured a higher grant rate, and delivered immediate rental income.

·         The Council has an agreed Allocations Policy which is administered by the housing management agent (currently Incommunities) in consultation with Housing Options and based on housing need. Working with Incommunities the properties in Baildon were let in accordance with the Council’s allocations policy and those with highest housing need were allocated the properties. The allocations system takes into account the applicant’s preferences and it is likely that many of the tenants will have had a prior connection to the Baildon area.

·         The Council arranged regular security patrols to minimise the impact of vandalism on vacant units while they were being switched to affordable rent.

·         A lessons learned exercise on the Affordable Housing programme, which includes this site, was conducted in 2018 with input and advice from Local Partnerships, a joint venture owned by HM Treasury and the Local Government Association to help share best practice between all levels of government. This has been referenced in Scrutiny reports.

 Council resolves to:

• Ensure local councillors are kept up to date on the progress of housing schemes with Council involvement being delivered in their wards.

·         Continue with our ambition to deliver affordable housing on brownfield sites in line with our recently adopted Housing Strategy, ‘A Place to Call Home, A Place to Thrive’.

ACTION:       Strategic Director Place