Motherwell House - Corby Borough Council

Agenda Item 7
Overview & Scrutiny Panel 28 November 2007
Motherwell House
SYNOPSIS
Motherwell House is a block of 20 one bedroomed flats, with a detached house (Warden
accommodation), warden office, communal room and laundry, under currently policy
Motherwell House is let to single males.
It has over the past ten years suffered ongoing anti-social behaviour problems, which is
having an effect on the surrounding neighbourhood. There is a need to determine the longterm
future of this property for the benefit of the neighbourhood and the residents of
Motherwell House.
1. Relevant Background Details
Motherwell House was purpose built approximately 20 years ago it comprises of 20 self
contained one bed roomed flats, designed to be open plan living with separate bedroom and
bathroom with shower, toilet and wash hand basin. It also has additional facilities including
a communal lounge and kitchen area, laundry room and guest bedroom.
However, historically as a result of a decision made by the previous warden and which has
been inherited by the current caretaker the communal lounge remains locked and can only
be accessed when he is on site or duty or in advance if a resident requests permission to use
it. Motherwell House was designed to have a full time warden living on site. There is a small
office and a separate 3 bedroom attached modern home with garage to the rear of the
complex for this purpose.
2. Report
Motherwell House is currently only allocated to single men and this has historically been the
case since it opened. All new tenants are initially introductory tenants who after one year
become secure tenants and enjoy the same rights as any other tenant occupying a flat in the
Borough. It is not quite clear why this decision was made but would appear to relate to
period in time when there was an acute shortage of single person’s accommodation and a
long waiting list of single males. At the time of opening there was similar provision for single
females. There is no such provision operated by Corby Borough Council at present.
The full time warden retired three years ago and at that time the Council took the decision
along with a decision to withdraw residential wardens in its Supported Housing elderly
accommodation not to replace him. However a part time caretaker was employed who
enjoyed the accommodation that was offered with the job. Earlier this year the caretaker
requested to move off site one of the reasons given for this was that he was unable to shake
off the label of warden and has experience being thought of as “on call“ 24 hours a day 365
days a year even though his contract requires him to work 24 hours per week spread over 6
mornings. In August 2007 the caretaker relocated to Wollongong House and continues to
perform his role as before at Motherwell House.
Motherwell House is perceived to be a men’s hostel, and although we have a list of single
people waiting to be allocated single persons accommodation they currently would not
consider Motherwell House as a preferred choice. Subsequently those with no choice such
as homeless single males take up the tenancies, with the average tenancy lasting less than
three and a half years.
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Anti Social Behaviour
The lifestyle choices of some of the tenants have at times been challenging and some
residents and their visitors have been guilty of causing anti-social behaviour. Attempts to
gain evidence against those responsible for causing the problem have been difficult.
Neighbours and residents are fearful of retaliation if they offer the council information.
At the end of August, 2007 the Council secured its first possession order for anti-social
behaviour. The resident concerned was not actually responsible for the anti-social behaviour
but by his inaction and unwillingness not to stop the visitors to his property from running riot
and damaging our property we had no other choice but to pursue this drastic action.
Attempts over the last 10 Years to improve the security of the building and its grounds have
been undertaken including recently putting a portable CCTV cameras outside the front and a
fixed camera at the back door, new secure steel back doors and more secure doors to the
laundry area have been agreed.
3. Options to be considered
The following options are available for Members’ consideration:
1. To retain existing provision, ie letting to single male tenants;
2. To retain existing provision but change use to any single person or couple regardless of
gender or age;
3. To change use to any single person or couple over 55 years of age (the active/mobile
elderly), regardless of gender, requiring accommodation in a safe, secure environment,
retaining the communal facilities, to take effect immediately the decision is made;
Then to bring to Members a regeneration programme for Motherwell House and
surrounding area, to include installation of a lift, alarm system and monitoring services
enjoyed by other residents in sheltered housing, upgrading communal facilities and
treating the premises as an Elderly Supported housing site.
4. Close the facility down, remodel the one bedroomed units into one and two bed units
and selectively let them to ensure a mix of small families, couples, singles of different
age groups to ensure stability and look to fund a full-time warden/security guard.
5. Demolish the premises and re-develop the site for general needs housing provision in
partnership with another provider.
4. Issues to be taken into account:-
Policy Priorities
The authority seeks to ensure that we operate in line with current legislation refining our
practices and procedures when case law sets new precedents. There is a danger that we
may be challenged in not creating and managing sustainable communities, meeting our
romise to combat crime and disorder and anti-social behaviour.
Financial
Motherwell House runs at a roughly break-even operating level so there are no direct
financial implications if the facility was to close. However, it should be noted that value for
money issues and the long term sustainability of the HRA become more questionable as
stock levels reduce by these numbers.
Options 1 and 2 would require no funding. Option 3 with just the change of use would not
increase the cost, however, under a regeneration programme for Motherwell House and
surrounding area, as an elderly supported housing site, will be brought to Members and
progressed subject to funding being available.
Item 4 would need a capital investment and would result in rent loss in the current year and
to the future projections of the HRA. Item 5 would also need investment for demolition and
would result in rent loss again to the HRA.
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Performance Information
There are several performance indicators relating directly to the issue. They include NM1 -
The number of Anti Social Behavior Orders served & NM3 the number of Injunctions
obtained. Continued criminal damage and anti social behaviour impacts on our responsibility
to achieve targets set out in the Local Area Agreement and the Corby Crime and Disorder
and Drugs Strategy 2005 -2008
Human Rights
The following elements of the Human Rights Act apply and will be taken into consideration
when operating this policy.
Protocol 1
• Article 1 – the right to peaceful enjoyment of possession ( includes tenancies)
• Article 8 – the right to respect for private and family life ad home
• Article 14 – prohibiting discrimination
Equalities
The recommendations in this report have been subject to a Equality Impact Initial Screening
which resulted in the adverse impact being identified as already mentioned as no single
female provision is currently offered in Corby. Maintaining and allocating tenancies in a fair
and consistent manner will ensure equality of opportunity and treatment for all persons
occupying our homes regardless of current occupancy status or household makeup
Community Safety
The recommendations contained in this report will have a positive impact on the actual and
perceived community safety issues in the area and are likely to improve the quality of life for
all residents living on the East Lloyds Estate and Northern Safer Community Team Area.
5. Conclusion
The authority should ensure that it is able to successfully manage and allocate all of its stock
and contribute to sustainable communities and desirable places to live. A change in
direction, which focuses on the needs of the waiting list and the current problems associated
with Motherwell House, is urgently required. Motherwell House no longer meets the needs of
the community as it is currently let.
6. Recommendation
i) That Members support Option 3 above which would better serve both the wider housing
needs of the Borough’s elderly population on the housing waiting list and resolve the
ongoing issues faced by the residents and neighbouring properties;
ii) That Members recommend this policy change to the One Corby Policy Committee.
Background Papers
Housing Act 1985
Housing Act 1996
Case Law
External Consultations
None
List of Appendices
None
Officer to Contact
Angela Warburton – Head of Neighbourhood Pride, Tel 46 4003
Cath Maglone – Landlord Services Manager, Tel 463174
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