Agenda and minutes

Housing and Regeneration Scrutiny Panel
Thursday, 12th September, 2019 7.00 pm

Venue: Civic Centre, High Road, Wood Green, N22 8LE

Contact: Dominic O'Brien, Principal Scrutiny Officer 


No. Item



Please note that this meeting may be filmed or recorded by the Council for live or subsequent broadcast via the Council’s internet site or by anyone attending the meeting using any communication method. Although we ask members of the public recording, filming or reporting on the meeting not to include the public seating areas, members of the public attending the meeting should be aware that we cannot guarantee that they will not be filmed or recorded by others attending the meeting. Members of the public participating in the meeting (e.g. making deputations, asking questions, making oral protests) should be aware that they are likely to be filmed, recorded or reported on. 


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The chair of the meeting has the discretion to terminate or suspend filming or recording, if in his or her opinion continuation of the filming, recording or reporting would disrupt or prejudice the proceedings, infringe the rights of any individual or may lead to the breach of a legal obligation by the Council.

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The Chair referred Members present to agenda Item 1 as shown on the agenda in respect of filming at this meeting, and Members noted the information contained therein’.


Apologies for Absence

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No apologies for absence had been received.



Urgent Business

The Chair will consider the admission of any late items of urgent business (late items will be considered under the agenda item where they appear. New items will be dealt with as noted below).

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Declarations of interest

A member with a disclosable pecuniary interest or a prejudicial interest in a matter who attends a meeting of the authority at which the matter is considered:


(i) must disclose the interest at the start of the meeting or when the interest becomes apparent, and

(ii) may not participate in any discussion or vote on the matter and must withdraw from the meeting room.


A member who discloses at a meeting a disclosable pecuniary interest which is not registered in the Register of Members’ Interests or the subject of a pending notification must notify the Monitoring Officer of the interest within 28 days of the disclosure.


Disclosable pecuniary interests, personal interests and prejudicial interests are defined at Paragraphs 5-7 and Appendix A of the Members’ Code of Conduct.

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To consider any requests received in accordance with Part 4, Section B, Paragraph 29 of the Council’s Constitution.

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Two deputations were received by the Panel.

The first deputation was presented by Faruk Tepeyurt regarding the High Road West regeneration scheme.  Mr Tepeyurt said that he had spoken to the Panel about this issue previously and that he was speaking on behalf of businesses on the Peacock industrial estate, White Hart Lane and Tottenham High Road. Mr Tepeyurt said that under the proposals for the High Road West scheme a total 120,000 squares metres of land would be given to Lendlease plc and that business owners would have to give up their land and become leaseholders rather than freeholders. He said that the views of business owners had not been taken into account throughout the consultation process and that the existing businesses should be protected.


In response to questions from the Panel, Mr Tepeyurt and others supporting the deputation said:

  • That the existing businesses include coffee shops, a photocopying shop, eateries and dry cleaning on the High Road and mechanics, upholstery shops, joinery shops and timber yards on the industrial estates. There are more than 250 people employed on the industrial estate with a turnover of over £10m.
  • That a previous Haringey Council report had stated that 92 businesses would be disrupted by the regeneration scheme. Not all of these businesses have an alternative space to which they can relocate.
  • The businesses in the industrial estate currently own around 20,000 sq/m of land of which around 10,000 sq/m is designated for ‘B1’ business use. However, Mr Tepeyurt said that in he understands the proposal to be that only 1,000 sq/m had been allocated for the businesses under the new development so 90% was being lost.
  • That his request to the Panel is that a thorough scrutiny review of the High Road West regeneration scheme be carried out.


The second deputation was presented by Joanna Morrison, Chair of the Love Lane Temporary Accommodation Group, who also spoke about the High Road West regeneration scheme. The Love Lane estate is also included in the High Road West regeneration area and, following the change in the administration at Haringey Council which has different aspirations, Joanna Morrison said that there should be a fresh review of the current situation related to High Road West. She said that the tenants had suffered from poor standards of treatment and that all temporary accommodation tenants of the Love Lane estate should be rehoused in permanent accommodation.


In response to questions from the Panel, Joanna Morrison and others supporting the deputation said:

  • That the length of time that the tenants have been in temporary accommodation varies significantly with some there for less than two months while others had been on the waiting list for up to 11 years.
  • That the impact on tenants of their situation can include a lack of stability in their lives causing anxiety and depression. Having to move regularly because of a lack of permanent accommodation particularly affects parents and children due to changing environment and schools.
  • That there had  ...  view the full minutes text for item 16.


Minutes pdf icon PDF 135 KB

To approve the minutes of the previous meeting. 

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Cllr Gordon proposed that some of the items on the Panel’s action tracker could be discussed at a future meeting on the next occasion that Cllr Emine Ibrahim, Cabinet Member for Housing and Estate Renewal, was present. This was noted by the scrutiny officer.

AGREED: That the minutes of the meeting held on 10th June 2019 be approved as an accurate record.



Cabinet Member Questions - Strategic Regeneration

An opportunity to question the Cabinet Member for Strategic Regeneration, Cllr Charles Adje, on developments within his portfolio.

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Cllr Charles Adje, Cabinet Member for Strategic Regeneration, responded to questions from the Panel as follows:

·         Asked what he knew about the pre-application from Tottenham Hotspur to build a tower block, he said that the site is part of the High Road West development. He was aware that an application was going to be submitted but this would be a matter for the Planning Committee to determine. In terms of the number of proposed new homes that would also be a matter for the Planning Committee. Cllr Williams commented that this was not an accurate description of how the planning process works. She said that there is a lot of work that goes on in conjunction with the regeneration department, which is within the Cabinet Member’s remit, in determining the content of an application relating to the regeneration of an area before it is considered by the Planning Committee. The Planning Committee then has to follow a clearly defined set of criteria in reaching its decision. Cllr Adje said that this was a matter of opinion, that planning applications submitted must comply with the Council’s current policy as determined by the Area Action Plan (AAP) and that the decision on the application is then for the Planning Committee to determine. Cllr Adje also said that he had not had any discussions about the application with the landowners at this stage.

·         Asked about the future jobs and businesses that should be part of new developments, Cllr Adje said that, in relation to the Peacock industrial estate, the Council has said that it has and will continue to engage with businesses to help them relocate where necessary. The Council has not said that businesses are going to be closed. In relation to the delay, this has been enforced on the Council by the Mayor of London because of the requirement to hold a ballot. Dan Hawthorn, Director of Housing, Regeneration & Planning, added that the Council has an Economic Development Strategy which helps to determine what type of businesses to promote and support and that work is currently ongoing to update the strategy. The current aim is to bring the consultation draft of the updated strategy to Cabinet in February 2020.

·         Dan Hawthorn said that he recognised the disruption and uncertainty caused to businesses affected by the High Road West redevelopment and that any decision to proceed with a scheme like this has to be made on balance. There is a complex issue with the relocation of businesses and there are lots of different land interests and businesses with different requirements contained within the Peacock industrial estate. There are various options where it may be viable for a business to remain within the redeveloped High Road West site as leaseholders. However, not all business types are compatible with high-density residential spaces. The Council want to be active agents in helping to relocate businesses in cases where this is the most appropriate option. While the use of a Compulsory Purchase Order (CPO)  ...  view the full minutes text for item 18.


Update - Review of Management Process for CIL pdf icon PDF 224 KB

To provide the Panel with an update on the Section 106 and Community Infrastructure Levy (CIL) Health Check Report.

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The Panel agreed to defer this item to the next meeting due to a lack of time.


Socio-economic programme - High Road West regeneration scheme pdf icon PDF 340 KB

To provide more details to the Panel about the £10m programme for social and economic support for businesses and residents to be provided by the developer Lendlease as part of the High Road West regeneration scheme.

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The Panel agreed to defer this item to the next meeting due to a lack of time.


Wood Green AAP

To provide a presentation to the Panel about the Wood Green Area Action Plan (AAP).

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Emma Williamson, Assistant Director for Planning, presented slides to the Panel on the Wood Green Area Action Plan (AAP) which included the following details: 

·         On the purpose and scope of the AAP, Wood Green is one of 13 Metropolitan Centres in London and is allocated as a Growth Area in the Local Plan and as an Opportunity Area in the London Plan. Once adopted, the AAP will form the principal Local Planning document for the Wood Green Area.

·         Wood Green currently serves a wide catchment area in north London and benefits from good transport links, high footfall and a diverse multicultural array of shops and businesses. However, there is also some underused land and opportunities to establish better transport links to other parts of the Borough.

·         Metropolitan Centres are identified in the new London Plan as serving a wide catchment area, typically with at least 100,000 sq/m of retail, leisure and service floorspace with a significant proportion of high-order comparison goods relative to convenience goods. To enable Wood Green to maintain its Metropolitan Centre status and attract larger retailers and businesses to the area and revitalise the High Road, the AAP seeks to provide a range of retail premises along with more leisure and office floorspace.

·         Wood Green is identified as an Opportunity Area in the London Plan with an indicative 4,500 new homes and 2,500 new jobs in the area. It is also a potential location for a Crossrail 2 station. Key sites for potential development sites include the Clarendon Road gas works, the Cultural Quarter area and some other land around the High Road and The Mall.

·         The boundaries of the AAP area stretch from the Civic Centre in the north to Turnpike Lane tube station in the south and to the edge of Alexandra Park in the west to the edge of Noel Park in the east.

·         Wood Green is well linked to central London with connections to King Cross/St Pancras in 15 minutes via the Piccadilly line and to Moorgate in 21 minutes via Alexandra Park station. Wood Green is surrounded by other nearby town centres but it, as it is larger than the others, it has a net inflow from Tottenham in terms of jobs and retail spends. It is separated from Hornsey, Muswell Hill and Crouch End by the Great Northern railway line and these centres also carry out a different function to Wood Green so it could be better utilised to attract residents of those areas. Green Lanes to the south shares many of the multicultural characteristics of Wood Green and has also recently undergone some regeneration.

·         While Alexandra Park is outside of the AAP area it is nonetheless important that the AAP benefits and complements the ongoing work at Alexandra Palace and to improve accessibility between Wood Green and Alexandra Park through the planned east-west link and improvements to the Penstock foot tunnel.

·         An announcement on Crossrail 2 is still being awaited. Although Crossrail 2 is referred to in the  ...  view the full minutes text for item 21.


Dates of Future Meetings

· 4th November 2019 (7pm)

· 16th December 2019 (7pm)

· 3rd March 2020 (7pm)

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·         16th December 2019

·         3rd March 2020