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FOR INFORMATION

Latest approved minutes from Area Housing Forums and

Tenants Council are provided for information.

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Minutes of the Joint Stockwell and Vassall and North Lambeth Area Housing

Forum

10 February 2015 in Pedlars Acre Hall

Glen Hellen (GH) Sullivan House

Michael Turner (MT) Caldwell Gardens TRA

Jennifer Thomas (JT) Springfield Estate TRA

Sue Dalton (SD) Matheson Lang Gardens TRA

Jean Uzoma (JU) VGERTA

Teresa Bell (TB) Mursell TRA

Bob Newton (NW)

Steve James (SJ) Dolland House

Rita Fitzgerald (RF) Dolland House TRA

Pamela Southall (PS) China Walk TRA

Linda Graham (LG) Holland Town TRA

Julie Hansen (JH) Wyvil Estate

Ameena Berkowitz (AB) Holland Town TRA

Richard Baker (RB) Calais Gate TRA

Roberto Ballardini (RB) Whitgift Estate TRA

Lucy Williams (LW) Myatts Field South TRA

Ron Hollis Poynders Gardens / Tenants Council

Rosanne Lambeth Towers

Lynn Holman (LH) Lambeth Living Board Member

Steve Gyte (SG) Leasehold rep

Cllr Matthew Bennett (MB) Lambeth Council

Lynette Peters (LP) Lambeth Council

Karen Klomp (KK) Lambeth Council

Cllr Tina Valcarcel (TV) Lambeth Council

Cllr Imogen Walker (IW) Lambeth Council

Cllr Marsha de Cordova (MC) Lambeth Council

Cllr Ben Kind (BK) Lambeth Council

Nina Howard (NH) Lambeth Council

Cllr David Amos (DA) Lambeth Council

Tim Fairhurst (TF) Lambeth Living

Lyn Ware (LW) Lambeth Living

Lorraine Roache (LR) Lambeth Living

Mark Howarth (MH) Lambeth Living

Frank Tramplin (FT) Lambeth Living

Nita Edzia (NE) Lambeth Living

Agenda Item: 1 Welcome, Introductions and Apologies

1. Meeting opened at 19:02 with welcome from GH and introductions from around the table were held.

2. Apologies: Cllr Paul Gadsby, Cllr Wilson, Ron Laidley, Dianne Grady, Joan Simpson, Malcolm Russell, John Green, Georgina Schueller and Marjorie Landels.

Agenda Item 2: Mark Howarth- AHF Revised Constitution

3. MH explained the purpose of the revised terms of reference is to strengthen the scrutiny function of the AHF and their administration.

4. Following a meeting with the chairs, concerns were expressed about the general functioning of AHFs and the ability to attract new reps. The AHF terms of reference have not been reviewed

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since being drafted in 2004. Some aspects of it no longer exist so there was the need to review them.

5. The RSG has agreed that AHF officers should undertake training when elected from this year. This training will be offered to the chairs & vice chairs and will consist of three evening workshops on i) effective chairing; ii) equalities and diversity iii) strengthening the scrutiny function. This will be arranged in March and April 2015.

6. MH mentioned that the chair usually stands down at the end of his/her term and is usually re-

elected.

7. SG complained about leaseholders not getting forum packs. MH informed SG that leaseholder forums are being reviewed as Area forums are for tenants and it would be looked into.

8. RB mentioned that tenants are not being involved in decision making because Lambeth Living

do not take on board what they (tenants) propose.

9. MH talked briefly about the Model Constitution for TRAs. Membership of the association is open to all tenants, leaseholders and freeholders in Lambeth.

Agenda Item 3: AGM (Election of Representatives)

10. FT carried out the elections for both Areas. Stockwell&Vassall:

Jennifer Thomas - retained her position as chair with 4 in favour

Marjorie Landels - retained her position as vice chair with 4 in favour.

11. North Lambeth:

Glen Hellen - retained his post of chair unopposed.

Michael Turner - retained his position of vice chair unopposed. Agenda Item 4: Cllr Mathew Bennett - Reintegration

12. MB reminded the group of the process of reintegrating Lambeth Living back into the council. He also gave out the alternatives they were faced with and what it will mean to the residents.

13. Surveys have been sent to all residents in gain their opinions regarding the reintegration and

what they would like to see after that.

14. Workshops/consultation were held between the two Areas to discuss the following:

Resident Control

Resident Engagement

Housing linking in with other services. Meeting Ended: 9:15pm Next Meetings: North Lambeth – 16 April 2015 Stockwell & Vassall – 9 April 2015 * *Note for Leaseholders’ Council: This meeting was cancelled, and Stockwell and Vassall’s June meeting minutes are not signed off yet. These minutes from February are included here because they are the last signed off minutes of a Stockwell & Vassall AHF.

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Minutes of the North Area Housing Forum 16 April 2015 in Pedlars Acre Hall

Attendance:

Name Address

Glen Hellen (GH) Chair Sullivan House

Michael Turner (MT) Caldwell Gardens TRA

Peter Booth (PB) Climsland house

Ameena Berowitz (AB)

Anthony Lockwood (AL) Falmouth House

Isabel Patrick (IP) Ebenezer

Rita Fritgerald (RF) Dolland House

Roberto Ballardini (RB) Whitgift Estate TRA

Steve James (SJ) Dolland House

Evelyn Goodacre (EG) Myatts Field South

Lou Weston (LW) Myatts Field South

Jean Uzoma (JU) VERTGA

Pamela Southall (PS) Caughley House

Sue Pitman Dalton (SD) MLG

Cllr David Amos (DA) LBL

Peter Mokogwu (PM) LL

Lorraine Roach (LR) LL

Mark Taylor (MT) LL

Liam Kelly (LK) LL

Hala Almousa (HA) LL

Nita Edzia (NE) LL

Agenda Item 1: Welcome, Introductions and Apologies

1. Meeting opened at 19:10 with welcome from GH and introductions from around the table were held.

2. Apologies: Linda, Cllrs Simpson and Kind, Tim Fairhurst, Lyn Ware, Dyanne O’Grady and Linda Graham.

Agenda Item 2:Welfare Solutions Team Report

3. HA explained that the Welfare Solutions Team was established as a result of the introduction of the social sector size criteria (also known as “The Bedroom Tax”) in April 2013 as part of the government’s welfare reform changes.

4. Tenants affected received an average reduction of £21 per week. It was identified that many tenants that were affected by the size-criteria deductions were financially excluded, had vulnerability issues, were hard to reach and already in areas, creating a real concern as to the ability to cope with the reduction in benefits.

5. The team was created to assist tenants through this change to ensure they were equipped to handle the changes they were faced with.

6. The team has partnered up with the homelessness prevention charity, St. Mungos Broadway to provide an employment coaching service solely for tenants affected by the ‘bedroom Tax’ and in receipt of JSA/ESA/Incapacity Benefits. The aim is to equip tenants to be work ready or to get those who are ready, into work.

7. Both Centre70 and SHP co-locate in the Income office twice a week, enabling them to see tenants more swiftly with the usual waiting time incurred if tenants seek their services independently. They provide tenants with the following support.

Money and Debt Advice

welfare advice and general income maximisation

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Advice for tenants looking to go self-employed

Assessing and assisting on potential bedroom size criteria loophole cases.

8. Discretionary Housing Payments (DHP) – DHP is intended as a short term support to temporarily relieve the strain of the ‘bedroom tax’ on tenants. Whilst everyone is entitled to apply, it is prioritised in accordance with the council’s policies. Tenants who do not fall within the priority category for DHP are signposted to services relevant to their circumstances.

Agenda Item 3: Minutes and Matters Arising

9. RB complained about the forum and asked that we liaise with the councillors when setting dates for the year. JU stated that change of dates must be planned with them and GH also asked for the dates to be circulated and to be minuted.

10. RF asked if they can also attend the Leaseholders meeting as Leaseholders attend the Area

Forums. GH advised that Leaseholders are allowed to attend but can only speak at the

discretion of the chair. PM suggested that if a Leaseholder wants to speak about cleaning in the

estates, they should be able to do so. GH also added that Leaseholders have always attended

and had the chance to speak as representatives, but they go as individuals to the Leasehold

Council meetings.

11. MT mentioned that 90% of the challenges come from the Leaseholders. They challenge to make

sure contractors are not over charging and that the right materials are used.

Agenda Item 4: Election of Tenant’s Reps

12. It was decided that Tenant’s Council Reps will continue until we hold our next meeting. 10

individuals must be present to be able to hold the elections. Election will be held in the next

forum.

Reports: Service Improvement

13. RB complained that tenants make complaints and they are not able to follow it up. He

mentioned that they do not receive a job number when they make a communal complaint.

Example is he complained about drainage in front of his flat but was not given a job number and

has therefore not being able to follow it up. MT said he was going to meet with RB on Monday to

discuss the issue and to deal with it.

14. PM explained to RB that all complaints made through the Call Centre is given a job reference

number which is generated automatically. PM said a job reference is also raised when a

resident comes in to the front counter to make a complaint.

Contact Details: HAlmousawi@lambeth.gov.uk Telephone: 02079260047 Agenda Item 5: AOB

15. JU mentioned that Vauxhall communal gardens are appalling and it appears the trees were

probably stolen. Most of the individual gardens are unkempt. Communal gardens outside the

shop are being used as waste dumping site.

16. JU mentioned that John Bennett is a star and would like to congratulate him for winning the star

award. He never says “No” when asked

to do something.

17. The shops below the flats make the street untidy and there was email from John Dyer who

stated that the streets are swept often and that there are insufficient bins. RF stated that

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Lambeth Council takes the rent and are therefore responsible to have the area cleaned more

often.

18. PM mentioned that it is an environmental issue and John Dyer’s team must take it up. We need

to put pressure on them to get out and pick up the rubbish. JU said Patrick Horgan has tried to

get them to clean up.

19. It was mentioned that Lambeth Living gets in touch with dog smart who will run a session with

parents on how to get kids to behave around dogs. JU said there was a recent dog attack in the

estates which 2 of the Tenancy Enforcement officers are aware of.

20. RF asked Peter to send a letter to TFL regarding the traffic light in front of the office regarding

how quickly they change.

21. SPD complained that she has been trying to follow up issues and no one has been in touch with

her. There is no communication and she does not know who to contact. GH advised her to call

Liam Kelly who is the Resident Participation officer for the area.

22. It was also agreed that notices for contractors meetings should be sent out earlier.

23. Chair reminded the Reps that Lambeth Living will no longer exist from June 25th 2015. There will

be duplication of jobs but there will be no restructure now until they know how it is going to work.

There will be a lot of meetings to discuss issues. The housing offices and the managers will not

change.

24. Tenants’ council wants to see a change in the forum with more councillors attending.

25. SPD asked if we could get Councillor Bennett to come back to the forum with the decisions of

the various workshops he organised.

26. Parking enforcement in vauxhall gardens and black prince road should have started in April but

it is being put on hold until August.

Meeting Ended 9:00pm

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Norwood Area Housing Forum Meeting

Date: 22 April 2015 Time: 7.00pm Venue: Central Hill Day Centre, Lunham Road SE19 1AA Attendees: Residents Jean Haley MBE Central Hill Estate TRA Mary Hannigan Woodvale Estate TRA Rose White Woodvale Estate TRA Jean Vallotton Fern Lodge Estate TRA David Bone Charters Close TRA Temi Adetunji Charters Close TRA Mike Upton Northwood House TA Chris Heffron Rosendale Gardens Estate TRA Joyce Bird Portobello Estate TRA Officers Idoya D’Cruze, South Area Housing Manager, Lambeth Living Gary Dynan, South Area Asset Manager, Lambeth Living Ian Bhoorasingh, Project Manager, Lambeth Living Dominic Boisson, Estate Housing Officer, Lambeth Living Eugenia Anderson, Area Crime Reduction Manager, Lambeth Council Zoe Ansah, Community Engagement Worker, Young Lambeth Cooperative Councillors Councillor Fred Cowell, Thurlow Park Ward Councillor Jackie Meldrum, Knights Hill Ward Contractors Peter Hall, Customer and Community Manager, Mears (surgery)

1. Welcome, introductions and apologies

1.1 Jean Haley (Chair) opened the meeting and welcomed those attending. 1.2 Apologies were received from: Marie McKenzie, Dunbar/Dunelm Estate TRA Councillor Jane Pickard, Knights Hill Ward Councillor Sonia Winifred, Knights Hill Ward Councillor Niranjan Francis, Gipsy Hill Ward Julie Crane, Partnership Manager, Mears

2. Minutes of Norwood Area Housing Forum Annual General Meeting held on 11

February 2015

2.1 The minutes of the Norwood Area Housing Forum Annual General Meeting held on 11 February 2015 were read and agreed without any amendments.

3. Matters Arising

3.1 There were no matters arising.

4. Young Lambeth Cooperative - Zoe Ansah, Community Engagement Worker

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4.1 Zoe Ansah explained that the Young Lambeth Cooperative was responsible for commissioning youth services in the borough. Launched in the summer of 2014, £9 million will be available over the next three years. Zoe’s role involves engaging with residents, primarily younger people themselves, on how this money can be spent. The purpose is to add value to young people’s lives and provide a range of useful activities. A primary aim is to enable young people to choose priorities focusing on local priorities. Zoe highlighted a number of examples; including free trips to sky studios and theatre trips. These were chosen by the young people in partnership with the Young Lambeth Cooperative. 4.2 Zoe Ansah asked the representatives from tenants’ and residents’ associations to pass on the details of Young Lambeth Cooperative to any young people. It is an easy process to sign up and become a member.

5. Community Safety and Safer Neighbourhood Panels - Eugenia Anderson, Area Crime

Reduction Manager, Lambeth Council

5.1 Eugenia Anderson outlined her role as Area Crime Reduction Manager covering the Streatham and Norwood areas. Eugenia works very closely with the policing teams in the seven wards mainly on street issues. Both the Streatham and Norwood areas have similar issues and there is a close working relationship with Lambeth Living especially where issues spill out onto the street. If this happens then Eugenia will support any actions that need to be taken. Community Safety also works with housing associations and private landlords. 5.2 Recently the Government has tailored down the 19 powers and there are now 6 new powers available which are easier to work with; e.g. a closure order for problematic properties. Lambeth Council shut down 14 premises for 48 hours and 8 full closure orders were obtained via court. The council also implemented 5 criminal behaviour orders which replace the old Anti Social Behaviour Orders. There is a Commercial Protection Notice which is a notice issued on a business instructing it to do something or to stop doing something. 5.3 Eugenia will be sharing a document with Lambeth Living outlining what the council can do and copies can then be distributed to TRAs for information. 5.4 Eugenia then promoted the work of the local ward panels. The council is split into 21 wards and each has a local Safer Neighbourhood Team (SNT) for policing. The teams have been reduced in size but they are working out on the streets. Every 3 months panel meetings are held and residents and local businesses can raise issues. The council and the police work in partnership and can set ‘promises’ for what issues the SNT focuses on. Eugenia wished to encourage residents to attend the SNT panels and she provided a hand out (copy attached) providing full details. 5.5 Councillor Meldrum explained that the panels had been set up by the police sometime ago and were originally ‘closed - by invite only meetings’. Councillor Meldrum was pleased to hear they were now open to the public but hardly anyone knew of their existence and she thought they should be more widely advertised. Eugenia Anderson replied that only one or two meetings were still ‘closed’ and the meetings in the south of the borough were open to the public. 5.6 Jean Haley (Chair) thought people were feeling let down in the Gipsy Hill ward because they never saw the police patrolling. People thought the police station was closed as it was only open at certain times. Eugenia Anderson understood this sentiment but pointed out the panel meeting for Gipsy Hill ward was one of the better attended. There had been lots of cuts to the police service and the team now comprised of a sergeant, a police officer and a police community safety officer. The SNT remained in the ward but the Neighbour Policing Teams moved amongst wards. 5.7 Mary Hannigan (Woodvale Estate TRA) outlined issues with young people on her estate and Eugenia Anderson agreed to pass on the information. 5.8 Councillor Cowell also encouraged people to attend the panel meetings because it could be a positive experience. Some of the powers required the local community to be aware of what needed to

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be done. He was keen to have a Question and Answer leaflet prepared so that TRAs could be better informed.

6. Responsive Repairs - Gary Dynan, South Area Asset Manager, Lambeth Living

6.1 Gary Dynan’s report was included in the Forum pack, pages 9 – 10. 6.2 In the recent resident satisfaction surveys the South Area was top in all but two of the questions asked. Overall satisfaction sits at 92.2% for March and the Year to Date was 87.0%. 6.3 The number of disrepair cases had reduced and the end of year target of 50 cases was achieved. 6.4 Inspection with the surveyors and estate housing officers were continuing. Idoya D’Cruze explained that the scheduled estate walkabouts had been poorly attended and it had been decided, borough wide, to stop them and for walkabouts to take place when requested. The estate services team had now gone back to the scheduled walkabouts which were attended by responsive repairs and estate services. 6.5 Christine Heffron (Rosendale Gardens Estate TRA) reported that a surveyor had inspected for dampness in her property at the beginning of March but she had not received any update since. Gary Dynan said he would investigate and get back to Christine.

Action: Gary Dynan to investigate and arrange for Christine Heffron x Elmworth Grove to receive an update regarding inspection in early March 2015 for dampness.

Update: Angela Mckenzie, Surveyor, has provided the resident with an update on jobs raised in early May. Mears has reported that the repairs to the external gutters and main bedroom have been completed. There is a job booked to check brickwork for 10 June 2015.

6.6 Mike Upton (Northwood House TA) related some historical issues regarding a pirate radio station on the roof area of Northwood House and asked when the temporary roof covering would be replaced with a permanent covering. Mike also highlighted that there were 7 tenants who were not getting Occupational Therapy (OT) bathroom upgrades as it was deemed that their bathrooms were not up to an acceptable standard. Idoya D’Cruze pointed out that all pirate radio stations had been removed in the South Area.

Action: a) Pirate radio station on roof area of Northwood House and security of access doors. b) Ian Bhoorasingh to investigate position regarding roof covering at Northwood House - is the temporary covering being replaced with a permanent covering and if so when? c) Ian Bhoorasingh to provide an update regarding the 7 tenants at Northwood House who have been recommended new bathrooms

Update: a) The roof area of Northwood House is regularly inspected with the latest inspection taking place on Monday 20 April. The area was found to be free of equipment and the metal access door and intake cupboards were all secure. The scheme manager has contact details should she suspect persons trying to gain access. b) Ian Bhoorasingh has advised that the Council is presently looking at other elements of external work to Northwood House such as windows and possible external cladding along with roof works. Lambeth Living is presently awaiting the outcome of this investigation. c) Ian Bhoorasingh has advised that there is a ‘mop up’ programme at present and all outstanding works to OT bathrooms at Northwood House will be addressed.

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by OT.

6.7 Mike Upton (Northwood House TA) stated that the contractors had boarded off half of the car park area. They were leaving the area in a messy condition and were not sweeping up. Idoya D’Cruze said this was a matter for Ian Bhoorasingh as the contractors had a responsibility to clean up at the end of every day. Mike Upton also reported that the contractors had damaged a tree and some brickwork.

Action: Ian Bhoorasingh to address issue of contractors not cleaning up at the end of every day and damage caused to brickwork and tree.

Update: Ian Bhoorasingh has advised that Keepmoat has been told to ensure that the area around the skip is kept clean and tidy at all times. Any damage caused will be made good.

6.8 Jean Haley (Chair) requested an update on the cases referred for the OAP decorations programme as she had not heard of any being carried out. Idoya D’Cruze explained the programme was being dealt with by the Central Area and she said she would obtain an update on how many referrals there had been and how many cases completed.

Action: Idoya D’Cruze to provide an update on the number of referrals for the OAP decorations programme and how many cases have been completed.

Update: Dr Joseph Ajala, Senior Project Manager has confirmed that 43 properties were completed under the OAP decorations programme during 2014/15.

7. Capital Works programme - Ian Bhoorasingh, Project Manager, Lambeth Living

7.1 Ian Bhoorasingh confirmed the kitchen and bathroom programme was on track with the last set of properties due to be handed back. 7.2 Additional street properties had been added to the programme. 7.3 The programme for 2015/16 was included in the Forum pack, page 11. It was anticipated contractors would be on site in August 2015. 7.4 Mary Hannigan (Woodvale Estate TRA) outlined problems a resident was experiencing with a 15 year old boiler which kept breaking down. Ian Bhoorasingh said he would take up the case with the gas team.

Action: Ian Bhoorasingh to liaise with the gas team regarding the boiler at xx Woodvale Walk which keeps breaking down.

Update: Ian Bhoorasingh has advised that the resident has been away on holiday and an appointment has been booked for a gas engineer to visit on 16 June 2015.

7.5 Councillor Meldrum said there had been lots of meetings regarding the Lambeth Housing Standard programme; it was pleasing to hear it was nearing the end but there were still issues with Occupational Health cases which suffered long delays. Residents needed the work carried out immediately rather than having to wait long periods of time. Councillor Meldrum also queried the external works required at Hainthorpe Estate and Linton Grove Estate. Ian Bhoorasingh stated that although these estates were not recorded in the report it did not mean they would not be done. The team was still working on projects for these estates. Councillor Meldrum pointed out that 1 – 12 Prioress Road had been omitted from the planning application and also asked for clarification on the front entrance doors on Portobello Estate. Ian Bhoorasingh explained that Lambeth Living was trying to obtain funding - some doors had been replaced but it may be necessary to get another contractor to complete the work rather than delay moving Mulalley off site. 7.6 Christine Heffron (Rosendale Gardens Estate TRA) pointed out that the houses on Elmworth Grove required having front doors renewed - there were only a few council homes and the doors were 57 years old.

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Christine also highlighted that there was no pressure to her bathroom shower which meant it could not be used. Christine asked for confirmation that the windows at Gannet Court would be replaced. Idoya D’Cruze confirmed there was a commitment for this work to be done this financial year.

Action: Ian Bhoorasingh to investigate and provide update regarding poor water pressure to the bathroom shower at x Elmworth Grove.

Update: Ian Bhoorasingh has advised that an appointment has been made for 15 June 2015 to investigate poor water pressure.

7.7 Jean Haley (Chair) said it was a shame some of the snagging issues had not been addressed. 7.8 Joyce Bird (Portobello Estate TRA) asked who was responsible for the repairs that were needed after the installation of the new windows. Ian Bhoorasingh confirmed that this work was the responsibility of the contractor. All work was inspected and signed off. 7.9 Rose White (Woodvale Estate TRA) highlighted that her new kitchen and bathroom had been installed in September 2014 and she was informed a new extractor fan was required in the bathroom. The fan was not replaced until a week ago and it had been necessary to make a hole in the WC ceiling to complete the work.

8. South Area Housing Office Report - Idoya D’Cruze, South Area Housing Manager,

Lambeth Living

8.1 The full report was included in the Forum pack, pages 12 – 20. 8.2 Last financial year the target was to improve resident satisfaction in estate services and Lambeth Living wished for this improvement to continue. There is an overall strategy to improve satisfaction on the low scoring estates. Idoya D’Cruze outlined the improvement works carried out in the Norwood area but it was highlighted by representatives that the information provided for Woodvale Estate was incorrect. This matter would be taken up with the Estate Services Manager.

Action: Michael Stewart to provide correct information regarding the improvements works at Woodvale Estate.

Update: Michael Stewart has advised that the information provided on page 12 of the Forum pack regarding improvement works at Woodvale Estate was incorrect. The information should have included details of the Edible Living project. Michael has contacted the two TRA representatives to apologise for the incorrect details.

8.3 An outdoor gym has been installed at York Hill Estate. 8.4 The receptionist at the Lunham Road office has been named as joint overall winner of the 2015 STAR awards for excellent customer service. Jean Haley (Chair) asked that the Forum’s congratulations be passed on to the member of staff. 8.5 The South Area received the highest number of Member Enquiries; 1 per every 17 units (the North received 1 per every 27 units and the South 1 per every 24 units). 91.4% were responded to within 10 days. Councillor Cowell expressed his satisfaction with the responses he received. 8.6 72.1% of complaints were responded to within target. The majority of complaints concerned repairs but although there was now more robust management in place it would take sometime to reach a reasonable standard. 8.7 The target turn-around for voids is 21 days from key to key. The South Area achieved 19.4 days and this was on a par with the best landlords in the country.

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8.8 There had been lots of improvement in the Tenancy Enforcement Team. The Director of Housing Management had acknowledged these improvements and highlighted that the team had made the greatest improvement. An independent company ‘cold calls’ residents to ask a set of questions and from the feedback the South team is scoring the highest rate. The team has also referred more cases to mediation and has a higher number of cases where the noise machine is used. 8.9 110 letters were sent to residents who were not maintaining their gardens or disposing of rubbish in the correct way. Over 50 gardens were cleared as a result. 40 were found to be elderly or vulnerable residents and contractors were used to clear the gardens. 8.10 The Income Team is one of the top performers in the London area. Total arrears in the South Area reduced by £43K last financial year. There are strategies to help people who have financial difficulties. 8.11 Councillor Meldrum explained that the West Norwood Health and Leisure Centre had a dedicated Customer Services section and asked if a housing officer could hold weekly sessions there to serve residents who visited the centre. Idoya D’Cruze explained that there were surgeries on some estates and she would look into the possibility of deploying a member of staff to the centre. 8.12 Jean Haley (Chair) pointed out that there had been improvements since Mears replaced Keepmoat. She was however concerned about the level of satisfaction with estate cleaning because she knew how hard the cleaners worked. The CCTV was still not installed at Central Hill Estate because there were problems connecting up the cameras. Idoya D’Cruze said she had been informed one camera had been connected but there were difficulties with the connection for the second camera. Michael Stewart has been asked to regularly review the CCTV footage and any prosecutions will be publicised. 8.13 Mary Hannigan (Woodvale Estate TRA) complained that a fridge had been dumped on the estate by someone from Berridge Road Estate. The barrier gate has been out of action for over a year. Idoya D’Cruze pointed out that photographic evidence was required.

9. Minutes of Estate Services Contract Meeting held on 4 February 2015

9.1 This item was for information.

10. Recognition of Woodvale Estate and Charters Close TRAs

10.1 The Forum recognised the registration of Woodvale Estate and Charters Close TRAs.

11. Any other business

11.1 There were no items raised. The meeting closed at 8.35pm.

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Streatham Housing Area Housing Forum

Thursday 29 April 2015 7.00pm Community Hall, Drew House, Sackville Estate, Leigham Avenue, SW16 2TH

Area Housing Forum Representatives: Risq Animasaun, Chair, Sackville Estate TRA Carol Swain, vice-Chair Streatham Common TRA Renee Okuefuna, Mountearl and Adare TRA Lambeth Living Board Hazel Barlow Tenants and leaseholders (other than representatives) Barbara Booth Brian W Watson Pat Watson Aja Ahluwalja Zac Cashin Officers: Idoya D’Cruze, South Area Housing Manager, Lambeth Living John O’Reilly, South Area Resident Participation Officer, Lambeth Living Teo DeCarvalho,South Area Estate Services Officer, Lambeth Living Eugenia Anderson, South Area Crime Reduction Manager, Lambeth Council Councillors: Councillor Liz Atkins, Labour, Streatham Hill Ward Councillor Mohammed Seedat, Labour, Streatham Wells Ward Councillor Amelie Treppass,Labour Streatham Wells Ward Councillor Scott Ainslee, Green, St Leonards Ward Apologies received: Councillor Malcolm Clark, Labour, Streatham Wells Ward Councillor John Kazantzis, Labour, Streatham South Ward Councillor Rezina Chowdhury, Labour, Streatham Hill Ward Councillor Iain Simpson,Labour, Streatham Hill Ward Councillor Daniel Adilypour, Labour, Streatham South Ward Councillor Clare Wilcox, Labour Streatham South Ward Paul Sheran, South of Streatham TRA Deborah Jacobs, St Anselms and Madeira Road TRA Anne Downie, St Anselms and Madeira Road TRA Michael Voogts, Cheshire Estate TRA 1.0 Welcome and Introductions Risq Animasaun (Chair) opened the meeting at 7pm and apologies were noted above. 2.0 Minutes of previous meeting held on Thursday 26 February 2015 (accuracy) The minutes were agreed subject to the following amendment:

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Page 4 paragraph 4.3 The final sentence should read as follows ‘ However, only tenants representatives will be allowed to exercise the right to vote in rent setting meetings. 3.0 Matters arising from the minutes of the last forum held on 26 February 2015 Page 4 3.1 Councillor John Kazantzis has requested that the properties listed close to Douglas Robinson House are investigated, believed to be 357 Streatham High Road. The purpose is to determine the LHS status as compared to similar Lambeth Living properties in the same location. Peter Di-Bique, Senior Project Manager, to investigate the matter. 3.2 357-361 Streatham High Road and 363-367 Streatham High Road will not be included in the 2015/16 Programme, as the budget has been finalized and these blocks were never identified as requiring works. It might be possible to include the blocks in the 2016/17 schedule of works, however, this will be dependent on resources available and subject to a business case. Action closed Page 7 3.4 Customer Services Team to investigate circumstances of Renee Okuefuna’s case to ensure that service standards have been complied with. The case refers to a complaint backdated to October 2013. The Housing Ombudsman has been informed of the circumstances of the case. The Customer Services Team and Renee are working informally to resolve the matter prior to formal stage process. Action closed Page 9 3.5 Customer has been advised in writing of the steps being taken to resolve the local repairs enquiry. Action closed 4 The role of the Safer Neighbourhood ward panels in Streatham- Eugenia Anderson, Area Crime Reduction Manager. 4.1 Eugenia began her presentation by explaining the purpose and role of the ward panels. A ward panel is a community meeting, where local people can raise issues that affect their area with their Safer Neighbourhood Team (SNT) and these are discussed with a view to becoming a ward ‘policing priority’.When an issue is deemed a ‘policing priority’ this means that the local SNT will take immediate action to address the issue. This is known as a ‘ward promise’. 4.2 Eugenia then went on to discuss closing orders and their effectiveness in the context of overall crime reduction. Following the serving of an order, the Council can apply to the courts for a closure order which can be backed up by power of arrest. An example was provided in St Leonards Ward whereby a brothel was closed down and the landlord excluded on grounds of emergencies only. 3 drug premises have also been closed by the team following a number of complaints from the public. 4.3 Safer Neighbourhood panels are split into 21 wards, each having their own distinct police team. Meetings are held quarterly and chaired by a member of the community who can bring a neutral stance to important local issues. There are a number of active panels in Streatham, most noticeably Streatham Wells, who were present at the forum meeting this evening. However, many panels are poorly attended and unrepresentative of the locality they serve. Eugenia is keen to hear from anyone who might be interested in getting involved with the work of their ward panel. Persons of all ages and abilities are encouraged to participate regardless of tenure. 4.4 Risq Animasaun, Chair, began the questions by asking Eugenia to explain the processes involved with administering the closing orders. Eugenia said that that is possible to get the case before the courts within 48 hours provided the weight of evidence supports the application. Witness statements are required and criminality and disorder will need to be proven to a high standard.

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4.5 Carol Swain, Streatham Common TRA, requested an update on the rough sleepers located outside Iceland and the 99p store on Streatham High Road. Eugenia reported that the Iceland rough sleeper was sectioned this morning following a refusal to take up a hostel place and other mitigating factors. The 99p store rough sleeper is subject to an ASB order which is being monitored closely. 4.6 Renee Okuefuna, Mountearl and Adare TRA, asked if there were any immediate plans to rotate venues as this might attract higher attendance levels. Eugenia confirmed that the rotation of venues was standard practice with the example of Streatham South ward panel was cited. 2 venues were used with a mixed response from attendees. Ward panels are flexible and meetings will be considered on Saturday mornings with the agreement of the parties concerned. 4.7 Councillor Treppass enquired about any proposals to prevent people from using the war memorial as a public toilet. Eugenia said that intelligence collated during the summer of 2014 did not indicate any specific issues. Eugenia went on to explain that enforcement action could prove difficult as we shall need to identify perpetrators. In general, the street drinking population in the South are well behaved and enforcement action has been of a limited nature. 4.8 Councillor Seedat noted that the Streatham wardens posts have been deleted. He wanted to know about future links with the Streatham business community following their departure. Eugenia said that links have been established which have been useful for developing financial bids. 5 Update on Lambeth Housing Standard 5.1 Gary Dickson, Project Manager, referred delegates to pages 13 to 19 of the pack which sets out the current position relating to the Lambeth Housing Standard (LHS). The budget for the South Area has been reduced to £7 million for the financial year beginning 1 April 2015 and this will impact significantly on what can be achieved in the short term. Decisions have been taken based on the priorities identified by the South Area Housing Office. As a result the Albert Carr Gardens window replacement programme has been deferred. 5.2 Idoya D’Cruze gave a brief background to the planned programme for 2015/16. The South Area Housing Office was presented with some difficulty decisions and there were a number of factors that were taken into consideration. This required looking at the overall condition of the South Area stock and identify those properties in most need of LHS works. The uncompleted schemes will be deferred until later in the programme cycle. 5.3 Councillor Treppass thanked Gary for meeting with Councillor Seedat and herself prior to the start of the meeting. However, she would like reassurances that residents would be contacted separately concerning the decisions made. Idoya said that the final touches were being made to the 2015/16 programme and it will be possible to notify residents as soon as the completed information is available. 5.4 Councilor Treppass also wanted to know when the details of year 4 will be published. Gary explained that information regarding year 4 of the programme will not be available until early next year. Idoya re-emphasized the point that all properties in the South area will be brought up to decent homes standard. The slippage was due to a number of repairs identified in years 1 and 2 of the programme which needed attention by operatives. However, Lambeth Living remains fully committed to the full implementation of the LHS improvement programme. 5.5 Brian Watson spoke on behalf of the Albert Carr Gardens Estate.He said that residents were told that the new windows will be fitted during the financial year beginning April 2015. He wanted to know why this has been delayed without residents being informed of the reasons. Pat Watson of the same address went on to say that leaking roofs were also a source of concern at the Albert Gardens Estate. Idoya explained that the South Area Housing Office needed to priortise the projects during 2015/16 and other estates were identified as more urgently requiring LHS works at this time. Repairs to the roof can be undertaken as part of the general maintenance works at the estate and do not form part of the LHS programme. 5.6 Councillor Seedat expressed disappointment that the windows replacement programme for the Albert Carr Gardens Estate has been delayed until at least 2016. He asked for assurances that this

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will not affect Lambeth Living’s overall commitment to bringing all properties up to the decent homes standard by 2017/18. Gary re-confirmed Lambeth Livings plans to complete the LHS programme by 2017/18 and this work will continue following the transfer to Lambeth Council. 5.7 Aja Ahlowalja, resident of Hillside Gardens Estate, demonstrated a keen interest in energy assessments linked to the green deal programme. He went on to explain that more raw data was required which could help to address issues of fuel poverty which blights many communities in the UK. Councillor Scott asked a question about the number of energy checks that have been carried out on properties and how this information is being used by Lambeth Living. Gary replied that different teams are responsible for compiling data of this kind and no specific information was available at tonight’s forum. He will investigate this matter and provide information for the next meeting.

ACTION UPDATE

Aja Ahlowalja and Councillor Scott Ainslee have requested information regarding the number of energy assessments undertaken in the Streatham area

Gary Dickson, Project Manager, to investigate and report the data for 2014/15 to the next forum meeting.

6 South Area Housing Report- Idoya D’Cruze, South Area Housing, Lambeth Living 6.1 Idoya D’Cruze drew delegate attention to pages 20 to 28 of the forum pack and highlighted the following achievements:

residents satisfaction for the standard of estates has improved to 66% from the previous level of 56%

residents satisfaction for the standards of cleaning has improved to 64% as compared to the previous level of 55%

estate improvement programmes have been carried out at Telford Avenue, Palace Road Estate, Claremont East Estate and Claremont Estate

a new outdoor gym was introduced on the Sackvile Estate which has proved very popular with residents. There are plans to install more outdoor gyms to other estates in the South, subject to funding

Bukky Fayoya has been named as joint overall winner of the 2015 Lambeth STAR awards for excellent cutomer service. Congraulations to Bukky for all hard work at the Lunham Road reception desk

the performance of the repairs service has steadily improved.92% of repairs have been completed at the time the Solutions Team intervened in the case. The team will continue to follow up enquiries with the aim of delivering further improvements to the service

tenancy enforcement is amongst the most improved services in Lambeth Living. Between April 2014 and March 2015 the team investigated 605 cases of anti-social behaviour. This represents 32% of the total recorded cases for the whole of the Borough

In 2014/15 47 noise recording machines were installed. 40 cases were referred to independent mediation

Table 1 on page 25 illustrates the success in reducing rent arrears, The figures has dropped by £44,000 which compares favourably with the North and Central areas. Lambeth Living is one of the highest performers in the Country with a consistent top quartile performance

6.2 Councillor Ainslee raised a question about how the statistics are processed. Idoya explained that in order to provide ensure transparency and accountability an independent company was responsible for collating the statistics. Councillor Ainslee asked another question about the checks performed on sub-contractors engaged with the repairs process. In response to this question. Idoya said that 10% of cases were post-inspected which can vary depending on the price of the works. The Solutions Team are actively involved in following up enquiries. 6.3 Councillor Atkins welcomed the estate improvement works at Telford Mansions. However, it was noted that window replacement programme had not taken place yet. Idoya said that she was aware of

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the outstanding works and the Area Housing Office were in touch with the residents concerning the reasons for the delay. 7 AOB 7.1 Hazel Barlow, Lambeth Living Board, reconfirmed the position relating to the reintegration of Lambeth Living to Lambeth Council. The transfer will take place on 26 June 2015. The work of the Lambeth Living Board will continue for a short while following the date of the transfer to close down any outstanding issues. It was agreed to invite Councillor Bennett, Executive Member for Housing, to the next meeting to provide an update on developments and the likely impact to residents of the changes.

ACTION UPDATE

Councillor Bennett, Executive Member for Housing, to be invited to the next forum meeting which will be held on Tuesday 30 June 2015. The purpose is to update on developments regarding the reintegration with Lambeth Council.

John O’Reilly to extend an invitation to Councillor Bennett to attend the next forum meeting on 30 June 2015.

7.2 Carol Swain, vice-Chair, Streatham Common TRA, asked the Chair if she could present her Tenants Council report. Risq explained that it would not be possible to present the Tenants Council report for the reasons previously addressed outside of the meeting process. Further discussion took place and the Chair ruled that the Vice-Chairs behaviour was not deemed acceptable under the Code of Guidance. The meeting was then formally brought to the close by the Chair at 8:50am. 7.3 The date of the next meeting will be Tuesday 30 June 2015 at Drew House community hall, Sackville Estate, Leigham Avenue, London, SW16 2TH.

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Brixton Housing Forum

Wednesday 13 May 2015 7:00 pm – 9:30 pm Town Hall Room 8

Name Initials Estate/Area

1 Diane Skidmore DS Tulse Hill Estate

2 Nicholas Greaves NG Cressingham Gardens

3 Malcolm Baker MB St Matthews Estate

4 Rowena Parsons RP St Matthews Estate

5 Jean Kerrigan JK Renton Close

6 Sonia Bailey SB Claudia Jones Way

7 Eudora Williams EW Lyham Road

Officers: Paul Webb (PW) – Area Housing Manager Andrew Jacques (AJ) – Area Asset Manager Joseph Ajala (JA) – Senior Programme Manager Tunde Akinyooye (TA) – Tenancy Services Manager Mia Peters (MP) – Customer Services Manager Joyce Guiste (JG) – Estate Services Manager Erin Healy (EH) – minute taker Councillors: no councillors attended Apologies: Irena Kowaleska Regina Manicom

Item Issue Action

1 Welcome/Introductions

1.1 Meeting commenced at 1915. Officers and delegates introduced themselves

2 Minutes of the previous forum

2.1 Minutes were agreed for accuracy with the following changes: Pg 7 Item 13.2 should read includes not incudes and Pg 8 Action Point 7 should be provide not proved.

3 Matters Arising

3.1 AP1 – EH confirmed number and set dates for the year.

3.2 AP2 – schedule of rates (SORs) have been reviewed and the Teleflex winders can be ordered via call centre.

3.3 AP3 – Complaints included as separate agenda item.

3.4 AP4 – There are 1.5 cleaners on Cressingham and a 70% satisfaction rate on the estate.

3.5 AP6 – There is an on-going issue with site management at Arlington Lodge. The site cabin is blocking tap for gardens, but cannot be moved. A new tap will be fitted to allow for maintenance of the garden.

3.6 AP7 – AJ commissioned a report on leasehold repairs, but it needs to be finalised. This action should carry over the next meeting.

AJ

3.7 AP8 – TA has discussed this with NG and can confirm it is a legal succession.

3.8 Pg 7, Item 11.2 – AJ confirmed to JK that the defect liability for a repair is 12 month so re-attending during that period is raised as a zero value job. JK asked that repairs be reviewed to find patterns of failed jobs.

4 Area Managers Report

4.1 PW presented report and noted that all feedback on the Service Development Plan was taken on board and included in the updated plan

4.4 JK noted 60% target for satisfaction with tenancy enforcement and asked why it was low. PW confirmed that the current satisfaction is about 40% and that the target has been set to

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reflect the challenge of improving the performance from such a low base.

4.5 JK asked if illegal sublets are a big issue. TA replied that 35 properties were recovered last year and that includes unauthorised occupants and illegal subletting.PW explained the proactive work being carried out in this area.

4.6 JK noted that she is more concerned with leaseholder subletting and in particular over-crowding. TA said there is a team in the council where addresses can be referred and action is taken quickly.

5. Customer Care and Complaints

5.1 MP presented report and noted that the team is taking over delivery of LHS customer care and will be rolling out a solutions team approach to LHS works.

5.2 JK asked about communal repairs and identifying problems such as drainage early by analysing complaints. PW stated that all communal repairs are to post inspected to ensure they are completed.

6. LHS Report

6.1 JA presented report and took questions.

6.2 EW asked the criteria for doing properties. For example, people on either side of her property have been done, but she has not had works. JA responded that it is based on the stock condition survey, but residents can query this and request an inspection. EW noted that she received a letter she would be getting works and nothing happened.

6.3 JK noted that at the start of the LHS programme it was reported that the stock condition survey information was questionable and that all properties would receive an inspection to confirm if works were needed. Why is this not happening? JA responded that validation surveys were done on properties listed as failing on the stock condition survey. However, someone can come by to inspect if a resident requests it.

6.5 SB added that Bowater Close properties did not receive validation surveys and all the properties were done. Her property is on Claudia Jones Way and they were told they would receive works but nothing has been done.

6.6 EW asked how they know the properties are failing if they have not inspected them. JA stated the information came from the stock condition surveys.

6.8 PW agreed to provide a clear report next forum which will include: 2015-16 programme, comms to residents (both receiving and not receiving works), plan for customer care, stock condition data, and information about what do to for properties that have been missed.

PW

7. Responsive Repairs

7.1 AJ presented report and took questions.

7.2 JK asked about fire doors on Renton Close and if these are replaced when properties are re-let. AJ noted that voids works are to meet the lettable standard and new door may not be necessary. He will investigate and respond to JK.

AJ

7.4 JK asked about Section 20 timescale for works at Renton Close. AJ replied that once rates are in agreement with LPC contracts there will be a 30 day consultation followed by mobilisation. If the rates are not in agreement there will be two quotes procured, one from a leaseholder recommended contractor. This could take approximately three months.

7.5 NG noted that there are still roofs that need repairing at Cressingham and asked if this will carry over another winter. AJ confirmed that the Section 20 will be going out in the next week, which is followed by a 30 day consultation period and then 21 days to review. Contractor can mobilise in two weeks. It will be approximately two months from when the Section 20 commences.

8. Tenancy Enforcement Report

8.1 TA presented report and there were no questions.

9. Estate Services Report

9.1 JG introduced herself and presented report. She added that she would like to look at main drivers for low satisfaction.

9.2 JK asked if markers can be put at the driveway to Renton Close as it is along a red route and dangerous to enter and leave. She suggested working with TFL to add a do not cross box so

JG

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that residents have an easier time driving in and out.

9.3 SB said gates at either end of Claudia Jones way are not locked. JG to investigate.

JG

10 AOB

10.1 JK reported that there is free Tai Chi in Windmill Gardens park on Saturdays form 11am to 12 pm.

ACTION ITEMS

1. AJ to provide Cllr MA with analysis report of one year of leaseholder repairs.

2. PW to provide an LHS report next forum which will include: 2015-16 programme, comms to residents (both receiving and not receiving works), plan for customer care, stock condition data, and information about what do to for properties that have been missed.

3. AJ to inspect property opposite JK at Renton Close to ensure front entry door is appropriate fire door.

4. JG to investigate DO NOT CROSS box being painted on Brixton Hill at Renton Close vehicle entrance.

5. JG to investigate why gates are not locked at either end of Claudia Jones Way.

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Clapham Area Housing Meeting

Thursday 21 May 2015 7:00 pm – 9:00 pm

Clapham Methodist Church

Name Initials Estate/Area

Joyce Wilson JW Bowlands Road

Leticia Simpson LS Bowlands Road

Ron Hollis RH Poynders Gardens

Elaine Mander EM Westbury

Judy Green JG Edmundsbury

Officers: Paul Webb, Area Manager (PW) Tunde Akinyooye, Tenancy Services Manager (TW) Andrew Jacques, Area Asset Manager (AJ) Joseph Ajala, Senior Programme Manager (JA) Janet Lewis, minute taker (JL) Councillors: Cllr Christopher Wellbellove (Cllr CW) Cllr Diana Morris (Cllr DM) TRA: Joyce Wilson (JW) Bowlands Road Estate Leticia Simpson (LS) Bowlands Road Estate Ron Hollis (RH) Poynders Gardens Estate Elaine Mander (EM) Westbury Estate Judy Green (JG) Edmunsdbury Estate Apologies: Joyce Guiste, Estate Services Manager Mia Peters, Customer Service Manager Ros Mundy Cllr Lib Peck

Item Issue Action

1 Welcome/Introductions

1.1 Councillors, officers, and delegates introduced themselves.

2 Minutes of last forum – 19 February 2015

2.1 Minutes were agreed with the following corrections: page 5 apologies Lynn recorded as a

councillor and ALMO reintegration should read Cllr JP

3 Matters Arising

3.1 AP1 – Lynette Peters report from resident consultation on reintegration is outstanding. PW to ensure this is distributed.

PW

3.2 AP2 - Fosbury Court roof repair not external, internal. Issue resolved, just clean up required.

3.3 AP3 – Concerns rose about the Central Area phones not being answered. PW acknowledged there is a problem in respect of phone answering and that he has re-issued instructions regards getting the basics right.

No phones will be on divert when the officer is in the officer is in the office and the managers are policing staff regards this issue.

Cover for each team at all times

New phone system will be introduced.

Steps were put in place to improve the answering of phones.

3.4 AP4 - PW stated walkabouts are taking place and a quarterly programme has been produced. To accompany this, a revised action log has been developed and was circulated for information. It was agreed a job completed and additional column was required.

PW/JG

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4 Area Manager Report

4.1 PW presented report and headlines.

4.2 Voids current performance at year end 19.1 for Lambeth Living (LL). Central area is best in Lambeth and the year end performance was 18.2. PW report covered, empty homes, customer service, anti social behaviour, resident’s first improvements and customer care.

4.3 EM would like to see a breakdown of the empty homes report to show individual estates. PW explained that due to small numbers of properties per estate the statistics at an area level would not be reliable

4.4 The revised Service plan was noted and approved

5 Customer Service Manager presentation/report

5.1 PW presented the report in the absence of the customer service manager. Complaints reduced 526 received. 10 working days 83.6% target 90%.

6 LHS Report

6.1 JA presented an update on capital works delivery within the central area.

6.2 There is an intention for better joint working between the Capital works team and Area office to improve communication and customer care for customers undergoing LHS works.

6.3 It was confirmed Poynders was earmarked for roof renewal and external decorating during this financial year

6.4 AJ advised that works has started in Clapham Common and Balham.

Deauville Mansions LHS work will commence in the summer. DM advises that the contractors are on site.

6.5 Chair would like to see information on street properties.

JA

7 Responsive Repairs Report

7.1 AJ presented his report which was noted. He highlighted current initiatives being implemented and the approach being adopted to ensure strong robust contract monitoring. Headlines are solutions team, KPIs, planned maintenance, and staffing.

7.2 AJ advised there has been a general improvement on repairs. Default notices have been service on contractor.

7.3 AJ advised planned maintenance is derived from savings. PW said planned maintenance can be places and the key to the communication of how, when and why.

7.4 RH said planned maintenance is a big improvement and LL should be congratulated. This is a good news story and how the money is found. This should be taken forward into budgetary settings. This has not happened for a while. We need to keep a careful eye on Lambeth.

8 Tenancy Services Report

8.1 TA presented report. Headlines are ASB, Service Plus and success on Westbury and Notre

Dame estates.

8.2 RH said service has improved in particular with the disabled and vulnerable. Development

around service plus is excellent.

9 Estate Services Report

9.1 This report was presented by PW and was noted

10 Any Other Business

10.1 EM provided the meeting with an update on the proposals for the regeneration of the Westbury estate.

ACTION POINTS

1. PW to ensure that report from resident consultation on reintegration is distributed to the forum.

2. PW and JG to amend walkabout action logs document to include completion information.

3. JA to provide information on LHS works to street properties.