Issue - meetings

a.    Report of the Monitoring Officer and  Section 151 Officer – To follow

b.    Cabinet Report on Broadwater Farm 13^th November 2018 and attached appendices

c.    Cabinet Minutes  on Broadwater Farm decision 13^th November 2018

d.    Copy of the Call In

e.    Report of the Interim Director for  Regeneration, Housing and Planning – To follow

Cllr Barnes outlined the Call In and concurred with the view of the Deputation that there should be a GLA compliant ballot before demolition of Tangmere and Northfolt took place. The Cllr said it had been a mistake for the Council to lead with demolition and not strengthening the existing blocks as it was for the residents to determine which of the two options they preferred.  

The Cllr criticised the position of the Council and claimed having a ballot of residents on Broadwater Farm following demolition would not be of assistance to those residents who wanted to keep their existing homes.  She accepted that, whilst it was true residents had already been consulted in the 28 day consultation, this was insufficient as it did not give the residents the choice to make the decision for themselves. The Cllr disputed the Council’s claim that ballots were only meant for estate regeneration. She noted the proposals had included demolishing the unsuitable homes and then rebuilding newer, larger and better homes, which also addressed regeneration of the estate. The GLA rules stated that if a project involved demolition and rebuilding more than 150 homes (which it did in this case) then this would require a ballot. 

The Cllr noted the Council’s position that an exemption from a GLA complaint ballot was granted in cases of health and safety concerns. However, the Cllr noted this was on the premise that those health and safety concerns could not be reasonably addressed through alternative options. The Cllr claimed strengthening was an alternative measure that had not been explored as the Council led with its preferred option, demolishment.

The Cllr suggested there could be a financial risk if the GLA concluded there was an available viable option in strengthening and reclaimed funding as a result. The Cllr noted paragraph 4.4.5 did not suggest an alternative plan was in place should this circumstance occur and asked the OSC to consider the impact of deciding policy that could adversely impact the financial position of the Council.

The Cllr closed by arguing that two ballots should take place. In addition to the ballot the Council had proposed, an earlier ballot before any decision had taken place, to give the residents the option of demolishment or strengthening. Whilst consultations provided a transfer of views, the Cllr claimed a ballot gave power to residents to have the final decision.  

Cllr Palmer next addressed the OSC concerning preserving the right of return for those leaseholders affected by the demolishment of Tangmere and Northfolt. The Cllr noted that displaced leaseholders who moved out of the borough could lose their right of return. The Cllr claimed this was disproportionate and unnecessary, especially given Broadwater Farm was within 1 mile from the London Borough of Enfield and residents may financially have no choice but to look beyond Haringey. The Cllr noted the report accepted residents who moved out of the borough for financial purposes would be able to claim a right of return, but only  ...  view the full minutes text for item 37

[Report of the Director for  Housing Growth. To be introduced by the  Cabinet Member for Housing and Estate Renewal.]

Cabinet will consider decisions on the future of the Tangmere and Northolt blocks on the Broadwater Farm Estate following consultation on the Council’s preferred option. Also to seek approval for a Rehousing and Payments Policy and a Local Lettings Policy following resident consultation.

Following the deputation, the Cabinet Member for Housing and Estate Renewal formally introduced the report on Broadwater Farm. The Cabinet Member informed the meeting that once the structural issues became known, substantial work had been done across the estate to ensure the safety of residents. The nine medium rise blocks had had their individual gas supplies removed with heating and hot water provided initially by temporary oil fired boilers.

The Cabinet Member continued to outline that all these blocks would be connected to a modern district energy network by summer 2019, at a cost of £13m. In addition, strengthening and refurbishment works were being designed for the medium-rise blocks on Broadwater Farm. Kenley Tower, which passed the required safety tests, would also receive upgrade works, including new heating and hot water systems and associated works.

The Cabinet Member reminded the meeting of the purpose of the attached report, arising from the fact that two of the blocks on Broadwater Farm – Tangmere and Northolt - had failed the lower of the safety tests for buildings of their type. In June Cabinet had taken a number of difficult decisions about the future of these two blocks. At that meeting Cabinet had considered the options available to address the structural issues affecting Tangmere and Northolt. All the options would have required residents to be rehoused from the two blocks so there had been no option for the residents to remain in their homes.

The rehousing of Tangmere residents had been more urgent due to the deadline for gas to be removed from all the blocks on Broadwater Farm. The process of rehousing Northolt residents has not started as this block did not have piped gas.

At its meeting in June Cabinet assessed that the strengthening works required to make the blocks safe were prohibitively expensive and did not represent value for money when compared to the other options. Consideration was also given to the type of building in question and its likely life span even if strengthening works were carried out.

Having considered the options in June, Cabinet decided that its preferred option was to demolish Tangmere and Northolt and then to build new, high quality replacement Council homes on Broadwater Farm. Consequently, residents had been consulted on this preferred option, and the results of the consultation for both blocks was that a very clear majority of residents agreed with the Council’s proposal. This was 90% of residents in Tangmere and 80% of residents in Northolt in favour of this preferred option.

The Cabinet Member further informed Cabinet of the need to approve a rehousing policy setting out its commitment to the residents of these two blocks. This included a guaranteed right to return for Tangmere and Northolt tenants to the new homes when they were built. If Cabinet agreed the recommendations in the attached report, more detailed work would start on the proposals for the new homes and this would be done in consultation with residents of the estate.

The Cabinet  ...  view the full minutes text for item 9