Agenda item

(Report of the Director of Regeneration, Planning and Development - To be introduced by the Cabinet Member for Housing and Regeneration). This report sets out the feedback received as part of the consultation on the High Road West Regeneration Proposals and asks Cabinet Members to consider the results of this, and previous consultation, and to agree the High Road West Masterplan Framework and supporting documentation.

 

This report also sets out how the rehousing process will work for Love Lane residents and the resource requirements needed to ensure that the Council can meet the assurances set out in the Love Lane Resident Guides and Business Charter.  The report also sets out the next steps for the High Road West Regeneration Scheme.

 

Please note that due to the size of the masterplan  it could not be attached to the agenda pack.

 

The masterplan can be accessed at www.haringey.gov.uk/highroadwest and hard copies are available at Tottenham Green Library, Marcus Garvey Library and Civic Centre Wood Green.

 

Cabinet considered a report, introduced by the Cabinet Member for Housing and Regeneration  which set out  an  exciting and deliverable vision for the North Tottenham area with 1200 new homes, increased green spaces,   new public spaces, business space and, stronger town centre area.

 

The Cabinet Member emphasised the extensive work completed with local residents on compiling plans for this part of Tottenham and this was evidenced in the appendices attached, including a resident’s charter, business charter, leaseholder guide, and secure council tenant guide. The Cabinet noted that Love Lane residents had also been given access to an independent advisor when developing their charter.

 

 The Leader further referred to the Residents Charter and advised that the council could not, at the moment, give a firm promise that council tenants returning to their new homes in the housing development would remain tenants of the council. This was subject to ongoing legal examination. However, the Leader advised that the council would do everything they could to meet this commitment.

 

 It was further noted that the key principles the High Road Masterplan will feed into the Tottenham area action plans, through to he community infrastructure plans which includes providing improved health facilities and schools in the area.

 

 In response to Cllr Elliott’s question on whether the   proposed land pooling agreement with Spurs, referred to at recommendation 10, would provide the football club with more leverage in the area, it was noted that Spurs, along with the council were significant land owners in the Tottenham area and this recommendation was   to allow the council to explore options for how best to work together in this area of Tottenham.

 

 

 

RESOLVED

 

1. That the results of the High Road West regeneration proposals consultation set out in the High Road West Consultation Feedback Report found at Appendix 1. This includes the S105 consultation undertaken with secure council tenants living on the Love Lane Estate  be noted

 

2. That in light of the consultation and feedback received over the past two years, and having regard for the regeneration benefits summarised within this report, the High Road West Masterplan Framework which can be found at Appendix 2 be agreed.

 

 

3. That the Equalities Impact Assessment (Appendix 11) be noted.

 

4. That the draft Secure Council Tenant, Leaseholder and Private Tenant Guides and Business Charter found at Appendices 5, 6, 7 and 10  be approved and  that delegated authority is given  to the Director of Regeneration, Planning and Development in consultation with Cabinet Member for Housing and Regeneration to agree and review the associated procedures which are outlined in the documents.

 

5. That the Love Lane Resident Charter as set out in Appendix 4 be approved and reviewed by Cabinet on an annual basis.

 

6. The indicative phasing plan, which can be found at Appendix 8, be noted and the commencement of the re-housing process for phase 1 of the Love Lane Estate be agreed. This will require all secure Council tenants within phase 1 to be put on the housing register and awarded  ‘Band A’ priority status for rehousing.

 

7. The proposed demolition of the Love Lane Estate be agreed and authority given to the Director of Regeneration, Planning and Development to serve the initial demolition notice; the result of which will suspend the right to buy on the Love Lane Estate, with approval given to the Director of Regeneration, Planning and Development to decide the timing of any final demolition notice that needs to be served.

 

8. The next steps for the High Road West Regeneration Scheme as set out in section 10 of this report be agreed.

 

9. The funding requirement from the Housing Revenue Account for the High Road West Regeneration Scheme  be agreed as follows;

 

 

10. That  the Director of Regeneration, Planning and Development be authorised to commence detailed negotiations with Tottenham Hotspur Football Club, who have significant land holdings in the High Road West regeneration area, to explore whether a land pooling agreement can be agreed.

 

11. That  the Director of Regeneration, Planning and Development  be authorised to explore the most efficient delivery and procurement routes for delivering regeneration of the High Road West area and develop a preferred delivery option for Cabinet to consider in 2015.

 

12. That  the use of the Strategic Acquisition pot for funding early purchases of business properties in the High Road West area be noted.

 

Alternative options considered

 

The Council has consulted widely over a two and a half year period on the emerging proposals for High Road West and the Love Lane Estate. This has included extensive engagement with Love Lane residents, holding numerous workshops, consultation events, capacity training and study visits to other estates in London.

At the beginning of the process in 2011 the Council undertook a Tottenham wide “Have your say on Tottenham’s Future consultation” to seek the local community’s views on the future of Tottenham.     

 

This was followed, in February 2012, by the Council’s Cabinet agreeing to develop a masterplan for the High Road West area. It was considered that developing a masterplan would be the best way to work with the community to understand the type of improvements and change the local community required and, as masterplans allow change and investment to be planned in a cohesive manner, the most effective way of capitalising on the regeneration opportunities and investment happening through the Tottenham Hotspur Football Club development.

 

At this Cabinet (February 2012) a number of key principles for change were agreed for further consultation with the community. These were informed by the earlier consultation and analysis of the site. The principles included:

 

1.      Phased redevelopment and improvement focused on enabling existing    residents to stay in the area in better quality homes;

2.      Expanding housing choice and supply; 

3.      Social and economic development programmes to increase educational attainment, job skills and opportunity for local people;

4.      Fostering the growth of new and existing businesses in appropriate locations and, where moves are necessary, supporting firms to remain in Haringey;

5.      Increasing jobs;

6.      Sustainable development with access to new public spaces for community  and cultural events;  

7.      Phased provision of supporting community infrastructure, including  school  places and healthcare facilities;

8.      Increasing residents’ and visitors’ perceptions of safety;

9.      Catering for the needs of visitors, maximising spend in North Tottenham while minimising adverse impacts on residents and businesses;

10.   Maintaining strong public transport links with the wider area and modernising rail infrastructure.

 

Two years on, the High Road West Masterplan Framework has evolved through detailed analysis of the area’s constraints and opportunities, thorough the testing of land ownership and development parcels and through detailed engagement and consultation with the local community.

 

Core to the development of the Masterplan was the early testing of options. These options looked at alternative ways of delivering the key principles detailed above, and meeting the Council’s aspiration to improve life chances, housing choice and supply, and access to employment opportunities in this area.

 

An option which only explored refurbishment of the whole of the  Love Lane Estate was not explored as, it was clear that this would not meet the local communities’ or Council’s aspirations for the area and would fail to effectively capitalise on the £430m investment being made by THFC across the High Road.

 

A refurbishment only option, accompanied with a social and economic regeneration programme, would not generate the level of jobs and training opportunities desired by the local community, would not deliver the new community and leisure facilities desired, would not generate increased housing choice and supply, or improve the retail offer. Whilst there would be some opportunities to create a safer and more attractive neighbourhood, the opportunity to return to a traditional street layout and improve surveillance, way finding and clearly defined public and private spaces to increase safety would be lost. There would also be little opportunity to increase the amount of open and play space in the area. 

 

A refurbishment only option would also require significant amounts of funding. A refurbishment only option would be less likely to attract funding from the Greater London Authority (GLA) as there would be no net additional housing units, the costs would therefore fall to the Council and would detrimentally affect the Housing Revenue Account and its planned investment programme.

 

It was also clear that a refurbishment only option would not help meet regional and local planning targets set for delivering up to 10,000 new homes and 5,000 jobs in Tottenham or the Council’s aspiration to bring about lasting regenerative change.

 

As such, the three Masterplan options, consulted upon during April and June 2013, all showed some demolition of Love Lane properties and varying levels of regeneration and intervention in the High Road West area.

 

All three options included a new public space that linked a new entrance to White Hart Lane station to the High Road, the new Tottenham Hotspur Stadium and new community facilities. The options then increased the amount of new housing and commercial development that could be delivered as shown below:

Option 1- proposed between 600 and 650 new homes and 300-350 new jobs and a new modern health centre.

Option 2- proposed between1400-1450 new homes, between 400-450 new jobs and some leisure and community space, including a new   library and learning centre, a gym and new crèche and play facilities. 

 

Option 3 proposed between 1600-1650 new homes and 600-650 new jobs and significant leisure and community space facilities, including a cinema, new sports and community centre and a new community park.

 

The consultation feedback clearly demonstrated that the local community were supportive of regenerative change in the High Road West area and that option three, which suggested the most comprehensive regeneration of the area, was the most favoured option. During this consultation 68% of Love Lane residents who responded to the consultation supported the inclusion of the whole of the Love Lane Estate in the regeneration proposals.

 

As such the current Masterplan, based on option 3 and further feedback received during the options consultation and at dedicated Masterplan workshops held earlier this year, has been developed.

It is considered that agreeing this Masterplan, which has been developed and evolved with the local community over a long period, is the best option for securing the local communities’ and the Council’s aspirations for change in the area. If a master plan is not agreed then the opportunities offered from the THFC development will not be captured on the western side of the high road and any development would happen on a piecemeal basis - failing to deliver coordinated regeneration and investment to the wider area.

 

Reasons for decision

 

Agreeing the High Road West Masterplan will support the following:

 

• Meeting the local communities’ aspirations for the area;
• Meeting the Council’s aspirations for the area and delivering over 1,200 new homes and hundreds of jobs which will help meet the Council’s and Greater London Authority’s ambitious growth targets;
• Delivery of comprehensive regeneration across the High Road West area which maximises the number of homes, jobs and benefits for local people;
• Making best use of existing Council homes and assets;
• Maximising the provision of a range of housing tenures across the borough and

            contribute to the creation of mixed and balanced communities;

• Delivery of new social infrastructure such as a new library learning centre, new community space, health facilities and more and better quality new open and play space;
• Delivery of a safe, secure and attractive residential neighbourhood where people want to live and work;

• The creation of a sports and leisure destination in north London and increase the number of visitors and thus strengthen the local economy.