Agenda item

 Paula Burton, Acting Assistant Director, Housing Management:

a)    presented a report to update Housing Scrutiny Sub Committee on the number of empty garages and subsequent loss of income resulting from this

b)    reported that the Council’s Housing Revenue Account Business Plan, approved by Executive in November 2023,  set out the long-term income and expenditure plans for delivery of council housing and assets in the city over the next thirty years

c)    explained that:

·         The Council owned 1,134 purpose-built garages situated within 88 garage sites, with an additional 16 garage plot sites.

·         The majority of the garage stock was constructed more than 40 years ago. These garages were designed for cars which were often smaller than the average car today.

·         Car usage had also changed over time with many households requiring additional parking facilities for multiple cars.

·         Our current provision of garages was not always the best solution to resolve parking issues in our estates.

d)    reported on current garage usage as follows:

·         775 of the garages were tenanted amounting to 68% of stock,

·         72 garages were available to let, 15 of which were in the process of signing new tenancies

·         204 garages required repairs

·         83 were unavailable to let

·         This had resulted in a void loss of £165,099 from April to December 2023

e)    highlighted the reasons for garages remaining void this year due to a lack of need on some sites or major works being required, with a decision to be made as to whether repairs were financially viable or whether disposal or alternative use for the sites should be considered

f)     advised that a Working Group had been in place for the last year exploring options available for garage stock

g)    outlined the potential alternative options identified by the Working Group available for each garage site, which fitted within the priorities of the HRA Business Plan and the Council’s Vision priorities:

·         Development of housing

·         Investment to provide better quality garages

·         Alternative parking provision

·         Change of use to provide community spaces such as play areas, green spaces etc

h)    advised that a revised Draft Garage Strategy/Action Plan would be circulated for information in due course following consultation with  LTP Members and interested parties

i)     requested members feedback on the content of the report.

Members commented/asked questions in relation to the report as follows:

Comment: It was important to look at the marketing element of our existing garage stock, including availability of electrical points and cost effectiveness. Greater usage could reduce Anti-Social Behaviour.

Response: It was planned to include criteria for hire of available garage space at the time when people applied for a tenancy. There was also the potential to charge differing rent for residential/ private sector use.

Comment: There were a great deal of empty garages in good condition which

could be re-let. Members in Birchwood Ward would be happy to conduct site visits with the Garage Officer in their area to identify garages fit for re-use. An advertising promotion for the garages would be useful.

Response: Officers had already completed this piece of work, although the Garage Officer would be happy to meet Birchwood councillors on site. We were looking at advertising garages using the same process as letting properties.

Comment: Could the remaining empty garages be given notice to be used for building houses?

Response: This was already being considered as part of the Garage Strategy process and also by the Strategy and Invesrtment Team.

Comment: Different areas would involve different solutions.

Response: The Action Plan in the Draft Garage Strategy would offer a variable pricing policy. Marketing would also help.

Comment: Some residents parked their cars irresponsibly on grass verges/paths. Caged tree planting in some areas had helped.

Response: The Garden Strategy/Action Plan would look at differential pricing, aggregation, greening up of estate areas, leasing parking bay areas and carbon reduction. This review had revealed more information about garage stock than was ever known before. This involved a large piece of ongoing work.

RESOLVED that  the content of the report be noted with thanks.