The Lambeth Council Housing Scrutiny Sub-Committee met to discuss engagement with housing associations, and the impact of changes to the right to buy scheme. The committee agreed to several recommendations, including reviewing stock transfer agreements, standardising processes for councillor complaints, and improving data collection to hold housing associations accountable.

Housing Associations

The committee discussed the council's engagement with housing associations operating in Lambeth, of which there are around 50, managing approximately 34,000 homes. Councillor Danny Adipalore, Deputy Leader for Housing Investment and New Homes, stressed the importance of the council's relationship with these partners, particularly through the Lambeth Housing Partnership (LHP).

Tyson Bunbury from Metropolitan Thames Valley Housing (MTVH), Sue Sergeant from Watmos Community Homes, Rich Evans from Hyde, and Bethany Glenn representing Peabody, each addressed the committee. Pete Elliott spoke on behalf of Stockwell Community Association, Lambeth Self-Help Housing Association tenants, and Bellevue Garden Mansions residents, raising concerns about Hyde Group's regeneration plans in the Stockwell area. He urged the committee to review stock transfer agreements, require assurance packages before demolitions, and strengthen council oversight.

Councillor Alison Inglis-Jones, Food Poverty Champion, raised issues with Southern Housing, Notting Hill Genesis, and Peabody, regarding out-of-date contact directories and slow responses to councillor inquiries. Bethany Glenn from Peabody offered to address a specific case and provide an updated contact list.

Sue Sergeant from Watmos Community Homes noted that their services were not as valued in Lambeth as in Walsall, particularly regarding repairs. She attributed this to an unreliable outsourced contractor. Councillor Marianna Masters raised concerns about the prioritisation of repairs for vulnerable tenants, citing instances where tenants with physical disabilities were left without working lifts for extended periods.

Councillor Martin Abrams asked what due diligence was being done on registered providers and what action could be taken if they were underperforming. It was noted that the LHP aims to share best practices and improve collectively, aligning with new regulations to ensure residents can expect higher standards from all landlords. Tyson Bunbury noted that determinations of maladministration from the Housing Ombudsman were causing the most introspection and shaping services.

The committee made the following recommendations:

• A standardised process for councillors to raise and chase complaints.
• Standardised protocols and timelines for major repairs, such as lifts.
• That officers provide more detail on how they hold housing associations to account, particularly those who are less well performing.
• That the council review all relevant stock transfer agreements and confirm what protections and restrictions exist for homes and community spaces.
• A mandatory assurance package is required before any demolition or sale, including evidence that refurbishment and other alternatives have been fully considered, demonstration of tenant consent, and an independent impact assessment.
• Strengthened council oversight and public accountability, so that any major redevelopment triggers formal scrutiny, resident consultation, and clear council intervention if needed.
• That ecology is considered as part of any redevelopment.
• A clear metric to compare the performance of different housing providers.

Hyde Regeneration Plans

Pete Elliott, speaking on behalf of Stockwell Community Association, Lambeth Self-Help Housing Association tenants and Bellevue Garden Mansions residents, voiced concerns regarding the Hyde Group's regeneration plans. These plans involve the demolition of established homes and community spaces in the Stockwell area.

Elliott stated:

Residents are not against investment or improvements. What is opposed is the unnecessary demolition of good homes and the destruction of our community.

He highlighted that the homes and green spaces under threat, including Bellevue Garden Mansions, Rhodesia Road Park, the Mooga Sports Court, and Lambeth Self-Help's homes on Grantham Road, were transferred to Hyde Group and Lambeth Self-Help through agreements with Lambeth Council, meant to protect these homes and amenities for local people.

Elliott claimed that Hyde's proposal would knock down 10 Lambeth Self-Help homes on Grantham Road, which Hyde do not own or manage, and replace them with a 30-storey luxury tower for private sale. It would also demolish Bellevue Garden Mansions, removing 62 homes, Tia Anna's nursery, and the only green space in the area.

He urged the committee to review stock transfer agreements, require a mandatory assurance package before any demolition or sale, and strengthen council oversight and public accountability.

Right to Buy

The committee then discussed the Right to Buy scheme and the impact of recent government changes. Councillor Danny Adipalore introduced the report, expressing support for reforms aimed at maximising social housing stock and creating more flexibility in how receipts can be used.

Councillor Andrew Collins argued for abolishing the Right to Buy policy entirely, stating that the current reforms only tinker around the edges. He also questioned whether the council was using buyback money appropriately. Pete Elliott echoed these concerns, calling for the protection of social housing and the prioritisation of low-carbon, genuinely affordable homes.

The committee discussed the surge in Right to Buy applications following the announcement of changes to the scheme. Officers noted that while this has created extra work, they are adequately staffed to handle the workload. There was also discussion about the potential for abuse of the scheme, with concerns raised about properties being bought and then re-let by private landlords.

The committee made the following recommendations:

• That the council has sufficient resources to tackle those who are trying to game the system.
• To continue to lobby the government to increase funding for social housing programs.
• To learn lessons from other London boroughs where possible and to provide more transparency to the committee about how Lambeth compares with its peers, particularly inner London boroughs.
• More information and ongoing transparency with this committee and councillors more broadly about the council's enforcement of landlord licensing.
• Lobbying national government to include views on restrictions around social housing for 35 years or increasing it on the consultation.

Work Programme

Finally, the committee discussed its work programme for the coming months. It was agreed that the January meeting would include items on the call centre, the complaints annual performance, and Awaab's Law¹.