Agenda item

(Report of the Director of Place and Sustainability. To be introduced by the Cabinet Member for Housing and Regeneration). The report seeks approval of the new Housing Investment and Estate Renewal Strategy.

Cabinet considered a report, introduced by the Cabinet Member for Housing and Regeneration, which sought approval of the new Housing Investment and Estate Renewal Strategy. It was noted that the report made recommendations with regard to the approach that the Council should take to its housing stock over the medium to long term including the building of new homes as well as improving existing homes.

Prior to consideration of the report it was noted that Larkspur Close had been removed from the list of medium size sites pending further investigation and discussion.

In response to a question Councillor Strickland confirmed that it was intented to ensure that internal skills were developed to replace the temporary consultancy support that was helping to commence the delivery of the new build and estate renewal programme.

It was noted that residents often expressed concern that properties were brought by people living abroad or that social housing was let out at a profit by tenants. Councillor Strickland noted that the Council needed to give the clear message that as part of the strategy it was building homes not just houses for local families to live in. As part of this strategies for achieving longer term tenancies in good quality private rented accommodation would be important. He also noted that under many affordable housing schemes such as shared ownership and rent to buy these were based on the condition that properties were not rented out.

In response to a question regarding Noel Park and when improvements would be made to homes there Councillor Strickland noted there were specific issues attached to Noel Park due to its status as a Conservation Area that needed to be addressed before plans could be brought forward. There was agreement that officers would respond to Councillor Wilson’s queries with respect to consultation with leaseholders at Noel Park outside the meeting.

RESOLVED:

1. That the Housing Investment and Estate Renewal Strategy attached at Appendix A be adopted and that the strategic objectives of the strategy set out at 5.10 of the report be agreed; 

2. That the proposed approach to housing estate renewal and new build development set out in Section 8 of the report be noted and agreed;

3. That it be agreed that for those estates described in section 8.5 and listed at Appendix B of the report, that consultation be started with the affected residents, including their involvement in the selection of master planners and/or architects, to identify the best solutions for renewal/regeneration;

4. That it be agreed to progress an initial programme of new build Council housing, on under-utilised Council owned land (listed at Appendix C), funded through the capital programme;

5. That authority be delegated to the the Director of Corporate Resources and the Director of Place and Sustainability in conjunction with  the Cabinet Member for Regeneration and Housing, , to progress each of the sites included in the initial programme (Appendix C of the report) to planning application and construction tender subject to satisfactory capacity and financial analysis;

6. That the consultation recently completed across the High Road West area proposed as part of the Area Action Plans for Tottenham be noted, and that it be agreed that further consultation include other housing estates in Tottenham which face investment and other challenges, including the Northumberland Park estate; and  

7. That it be agreed that a feasibility study be undertaken to establish regeneration and/or investment opportunities at Noel Park and solutions for estate improvements, to be presented for consideration by Cabinet during 2014.

Alternative Options Considered

Restricting investment in the Haringey Decent Homes programme would allow an increase in the number of new affordable homes that could be built.  The numbers delivered however would be relatively small compared to the large number of residents who would then be living in potentially sub-standard accommodation with lower energy efficiency and higher heating costs.

The new build opportunities on infill/small sites and associated with estate renewal across the borough, in particular in the Tottenham area, may need to be undertaken in partnership with others. The Council is currently assessing the range of opportunities to determine the best way to deliver affordable housing; this may differ location by location.

There is the potential for stock transfer to offer financial solutions to otherwise non-fundable housing projects; however the recent freedoms and flexibilities arising from HRA self-financing have given a wider range of financial opportunities for the Council to consider. Analysis is now underway to establish the financial viability of a number of schemes, the outcomes and potential solutions for which will be reported back for Cabinet consideration where appropriate.

Reasons for the Decision

To make best use of existing Council homes and assets and to maximise the provision of a range of housing tenures across the borough and contribute to the creation of mixed and balanced communities.

To improve energy efficiency and alleviate fuel poverty.