Pre HACC Forum Meeting Notes 2025
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Monday 18 August 2025, 16 Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Elaine Neeson (Westbridgend TRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Stefan Kristmanns (Housing Development Co-ordinator)
Claire McKay (Housing Development Co-ordinator)
Apologies
June Todd (WDTRO) and Mary Paton (Willox Park TRA + WDTRO)
Cllr Johal welcomed everyone. Police and Fire reports were noted with no questions raised.
The WDTRO requested discussion of the IRID committee motion on grass cutting, due at HACC and Council. Harry McCormack read a statement expressing concern about the proposal for the HRA to cover £290k over two years and asked what additional benefit tenants would receive. Concerns included rent impact and tenants paying twice for the same service.
Cllr Johal advised the motion followed constituent complaints. Harry queried what the HRA currently pays for and the 2024/25 levels referred to in the motion. John Kerr advised that Greenspace and Housing were preparing this information.
Cllr Johal requested an electronic copy of the WDTRO statement, which Harry provided after the meeting.
Item 8 – Housing Emergency Action Plan
John Kerr reported 33 actions completed. Voids reduced to 150 and nine empty private homes brought back into use. The common application form goes live 1 October 2025.
B&B use has reduced but demand continues to exceed supply.
Discussion
No issues were raised.
Item 9 – More Homes West Dunbartonshire: Affordable Housing Supply
John provided updates on new build developments. Mount Pleasant and Pappert are complete. West Thomson Street is being considered for amenity housing and may be an option for Young Street tenants.
Updates were also given on Dumbuie Avenue, Smollett Road, and ten buybacks.
Discussion
Cllr Johal praised the Clydebank East builds and asked for tenant visits to be arranged. John agreed.
Frances mentioned complaints from Clydebank East residents. John confirmed issues had been raised, including vandalised play equipment, and that a meeting had been held with tenants. Interest has been shown in forming a tenant group.
John advised that a return to the Scottish Government (outcomes assessment) will be completed and shared at a future Liaison meeting.
Item 10 – Scottish Social Housing Charter / Annual Update
The report covers performance against 2024/25 Charter outcomes and the Annual Assurance Statement signed by the Housing Convener.
- Tenant and resident safety – low number of valid EICRs, aiming for full compliance by Dec 2025.
- Homeless services – improvements noted under Items 8 and 11.
- Dennistoun Forge site – ongoing Regulator monitoring; satisfaction improving.
- Service quality – low factored-owner satisfaction; three-yearly survey overdue.
Discussion
No issues were raised.
Item 11 – Home at the Heart: RRTP & Homelessness Update
Claire McKay presented the update. 2024/25 was the final year of the RRTP. Work now moves into the new Homelessness Strategy, with rapid rehousing still central.
78% of homelessness situations were prevented in 2024/25 (up from 67% in 2023/24).
Scottish Government has provided funding for this year only; future funding is uncertain despite demand pressures.
Item 12 – Building Services Procurement Update
Report covered procurement and tendering for external works, specialist plumbing, voids and homeless cleaning, and TV aerial repairs. No Building Services officer was present.
No questions were raised.
Item 13 – Capital Budgetary Control Report (to 30 June 2025)
No Finance officers attended.
Concerns were raised about the usefulness of the “tenant friendly” versions of finance reports. Jane will discuss with WDTRO members.
Item 14 – HRA Budgetary Control Report (to 30 June 2025)
Concerns were raised about the predicted deficit and use of HRA reserves. John advised it is early in the financial year and remedial actions are possible.
Item 15 – General Fund Housing & Communities Financial Report (Period 3)
No Finance officers attended.
Forum open to all tenants and TRA members
The next Pre-HACC Forum will be held on Monday 17 November 2025.
Papers will be issued a week in advance to TRA Secretaries, WDTRO members and via the TP Facebook page. Paper copies available on request.
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Tuesday 6 May 2025, Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
John Kerr (Housing Development & Homelessness Manager)
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) – Zoom
June Todd (WDTRO)
Billy Neeson (WBETRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Apologies
Jacqui Peacock (Dalmuir MSF TRA + WDTRO), Janette Donlin (Dalmuir MSF TRA + WDTRO), Stefan Kristmanns (Housing Development Co-ordinator)
Cllr Johal welcomed everyone. Police and Fire reports were noted with no questions raised.
Item 8 – Year-End Progress & Delivery Plan 2025/26
John Kerr advised that the report provides year-end progress on the delivery plan. Some Performance Indicator data is still being validated due to HACC timing and will be shared in June.
Discussion
Question raised on implementing changes required by the Housing Bill (Scotland) 2024. John explained the Bill is still progressing through Parliament. Expected changes include:
- New ‘Ask and Act’ duty to prevent homelessness.
- Extending support from 56 days to 6 months for those threatened with homelessness.
- A Scottish version of Awaab’s Law relating to dampness and tenant safety.
Agreed actions:
- Full Performance Indicator data to be shared once finalised.
- A summary of the Housing Bill’s finalised outcomes to be produced and shared.
Item 9 – Housing Emergency Action Plan
Update on progress following the Housing Emergency declared 1 May 2024. Homeless letting targets reduced from 69% to 59% reflecting fewer households presenting as homeless, though temporary accommodation numbers remain high due to delays in permanent offers.
The 70% transfer target for new builds remains. Local Housing Associations are being asked to align with the 59% homeless lets target; Clydebank HA has agreed to 50% and others are considering 59%. Those who achieve this will be prioritised in the SHIP programme.
Strengthening the financial viability of the HRA and Homelessness budgets is a core theme. A review of central costs will take place in Aug/Sept and updates will be given to the Joint Rent Group.
Work has started on assessing a 3-year rent strategy; a paper will go to August HACC. Annual rent consultations with tenants will still take place.
Discussion
Question raised about Action 29 and how many properties meet the SHQS, and how many are in abeyance. John advised Alan Young holds this information.
Agreed action:
- Provide numbers of SHQS-compliant properties and details of abeyances.
Item 10 – More Homes West Dunbartonshire: Affordable Housing Supply
John outlined key updates. Final allocations at Clydebank East are underway. The Affordable Housing Supply Programme allocation is confirmed at £10.757m. Acquisition funding is £296k (lower than last year's £309k) due to falling homeless numbers, which influence the formula.
Discussion
Question raised on the condition of the old Radnor Park hotel. John advised:
- The hotel is owned by an England-based hotel group.
Pre-Housing & Communities Forum
Open to all tenants and TRA representatives
Meeting held Monday 24 February 2025 at Church Street Council Offices, Dumbarton and on Zoom
Attendees
Cllr Gurpreet Johal (Housing Convener) – Chair
Peter Barry (Chief Housing Officer) – Zoom
John Kerr (Housing Development & Homelessness Manager)
Jim McCarron (Finance Business Partner)
Claire McKay (Housing Development Co-ordinator)
Stefan Kristmanns (Housing Development Co-ordinator) – Zoom
Frances McGonagle (Littleholm TRA + WDTRO)
Harry McCormack (Tullichewan TRA + WDTRO) – Zoom
Mary Paton (Willox Park TA + WDTRO) – Zoom
June Todd (WDTRO)
Elaine Neeson (WBETRA + WDTRO)
Billy Neeson (WBETRA + WDTRO)
Janette Donlin (Dalmuir MSF TRA + WDTRO)
Jacqui Peacock (Dalmuir MSF TRA + WDTRO)
Jane Mack (Snr Housing Development Officer – Tenant Participation)
Cllr Johal welcomed everyone. Before considering the papers for the 26 February HACC meeting, discussion took place on the rent setting report for the full Council meeting on 5 March 2025.
HRA Budget, Capital Programme & Rent Setting 2025/26
Peter Barry outlined the rent setting paper and the significant financial pressures facing the HRA. The proposed 8–9% rent increase reflects high inflation and increased borrowing costs. An initial £4m gap in the HRA has been reduced to £1.2m through efficiencies and capitalising work that meets financial criteria.
To bridge the remaining gap, options include:
- Using the full £900k HRA reserves plus a £300k loan from the General Fund, or
- Retaining the £600k Building Services surplus in the HRA, avoiding the need for a loan and leaving £300k in reserves.
Harry McCormack highlighted the WDTRO position that the Building Services surplus should remain within the HRA. Discussion also took place on the causes of the deficit – mainly high loan charges, historic housing debt and overly optimistic interest rate forecasts.
Peter and Jim noted the need to cut costs, increase income, reduce voids and continue building new homes. Rent affordability remains important, though below-inflation increases are not possible this year.
Cllr Johal confirmed Labour Group support for the recommendations. The rent setting and HRA budget will be agreed at the 5 March Council meeting. Peter Barry left the meeting.
Police and Fire reports were noted with no issues raised.
Item 8 – Tenant Satisfaction Survey 2024
Stefan outlined the 2024 survey results. All key Charter indicators have improved compared with the 2022 survey, which reflected post-COVID backlogs. Results now exceed 2019 levels.
The survey also asked about tenant priorities: the top priorities were a good repairs service and building more council homes.
There were no questions. Housing teams will develop action plans for areas of dissatisfaction.
Item 9 – Housing Emergency Action Plan
Claire gave an update on progress following the declaration of a Housing Emergency. A Housing Summit was held with landlords and developers, focused on increasing supply and identifying barriers. Quarterly updates will be provided to the Housing Committee and tenants.
Discussion
Cllr Johal noted strong engagement at the Summit and a desire to maintain ongoing dialogue.
Item 10 – “More Than a Roof” Housing Solutions Strategy 2025–2028
Claire presented the strategy, which focuses on homelessness prevention and improved access to housing. Partnership working featured strongly in consultation feedback.
The four objectives are:
- Prevent homelessness through good advice and informed decision-making.
- Rehouse households quickly when homelessness occurs.
- Ensure a wide range of support services are available.
- Provide good quality temporary accommodation and partnership approaches to interim solutions.
No questions were raised.
Item 11 – Affordable Housing Supply Programme
John advised that Clydebank East handovers are progressing well; completion expected early April 2025. The contractor for Gilmour Avenue entered administration in January; the two homes are 85% complete and a replacement contractor is being sought.
Dennistoun Forge plans continue. Scottish Government funding is now part of the AHSP but won’t be available to apply for until 2026/27.
No questions were raised.
Item 12 – HRA Capital Budget (to 31 October 2024, Period 7)
Jim outlined a current £7.3m underspend, projected to reduce to £4.95m by year-end. Due to committee scheduling delays, the financial picture is changing rapidly. Period 10 figures have therefore been provided for transparency.
Item 13 – HRA Revenue Budget (to 31 October 2024, Period 7)
Period 10 update shows the deficit reduced from £2.2m to £1.3m, though still concerning. Loan charges remain the main issue. £2.8m of repairs work has been capitalised as it extends property lifespan.
Question raised about borrowing limits; Jim confirmed the aim is to remain below 50%, though going above is permitted.
Item 14 – General Fund Housing & Communities Budget (2024/25, Period 7)
Covers all Housing & Communities services. A small projected underspend of £0.029m is reported, along with ongoing efficiencies.
This Forum is open to all tenants and TRA members
The next Pre-HACC Forum will take place on Tuesday 6 May 2025 (due to the public holiday on Monday).
Papers will be issued the week before to TRA Secretaries, WDTRO members, and via the TP Facebook page.
Paper copies available on request for those who prefer not to read lengthy documents on small screens.