[Report of the Director for Planning, Regeneration and Development. To be introduced by the Cabinet Member for Housing and Regeneration.]This report seeks approval for the Council to use its Compulsory Purchase Order (CPO) powers to acquire the land required for the Wards Corner development, following on from the 14th July 2014 Cabinet Report which approved in principle the CPO.
Minutes:
The Cabinet Member for Housing and Regeneration introduced the report which sought approval from Cabinet for the Council to use its Compulsory Purchase Order (CPO) powers to acquire the land required for the Wards Corner development. The report further included the rationale and reasons for Cabinet authorising the CPO of this key regeneration site in Tottenham.
Cabinet had already agreed, in July 2014, to the principal of the CPO, subject to pre – conditions being met. The Cabinet Member reiterated that this was a critical development for Tottenham delivering housing and employment.
The Cabinet Member for Housing and Regeneration further drew Cabinet’s attention to an addendum to be considered with this report. This included an updated Statement of Reasons and corresponding updated recommendations, following the recent DCLG guidance on CPO’s produced in late October. This had been produced after the report was finalised and it was necessary to now consider the updated statement of reasons to ensure the Council were complying with the latest government guidance.
A deputation request from the Wards Corner Coalition had been received after the constitutional deadline and therefore not been accepted .They had put forward further written representations which were tabled for Cabinet member’s consideration.
Councillor Strickland continued to respond to the issues raised in the deputation letter.
Cllr McNamara reminded Cabinet of the previous efforts of the Planning Committee in ensuring the improvement to the design of the scheme and preservation of the physical heritage aspects. Issues with access points had previously also been resolved.
In response to Cllr Carter’s question, it was noted that the provision for the existing market had been dealt with in the section 106 agreement and they had protected funding to relocate. There was not previously affordable housing included in the approved development following the viability assessment of the scheme.
Following a vote of Cabinet Members -
RESOLVED
Alternative options considered
Not to support the Wards Corner development with the use of Compulsory Purchase Powers (business as usual).
The implications of this option are that Grainger would be unlikely to be able to acquire the land needed through negotiation with individual land owners alone, and therefore will not be able to progress the development and the regeneration objectives for the Seven Sisters area will not be achieved. The additional houses and jobs will not be provided and the opportunity to create a significant and landmark development at the Seven Sisters transport interchange will be missed.
The alternative planning permission for part of the site, obtained by the Wards Corner Coalition (WCC), could, with the necessary landowner consent and funding, come forward should the CPO not be made. This scheme does not provide any increase in housing or employment space on the site and is likely to compromise the comprehensive development of the rest of the wider site which makes up the Order Land (Appendix 1). As a result the capacity of the site to provide new houses, commercial space and jobs and to help to achieve the regeneration objectives for the Seven Sisters area would not be met.
There are also significant concerns about the deliverability of the WCC scheme, as there is no evidence that the development could be funded and the landowner, London Underground Limited, has entered into negotiations with Grainger regarding the disposal of their interest.
Reason for decision
Dealing with each recommendation in turn, the reasons for decision are as follows:
The Cabinet resolution of 15th July 2014 which agreed in principle to the use of compulsory purchase powers in regards to the Wards Corner development site was subject to Grainger complying with a number of pre-conditions which were set out in the same Cabinet Report. It is therefore required that the Cabinet note that Grainger have complied with these pre-conditions as set out in sections 6.8 – 6.9 of this Cabinet Report. This is the reason for the recommendation at 3.1 of this Report.
Grainger have been unable to acquire all of the outstanding third party land interests in the proposed Wards Corner development site through agreement and is unlikely to be able to without the use of a CPO. To enable the delivery of the Seven Sisters Regeneration Project and the economic, social and environmental benefits that this will bring to the area, the Cabinet is asked to resolve to make a Compulsory Purchase Order to acquire all land and rights within the Site. The Council is satisfied that there is a compelling reason in the public interest to make the CPO for the reasons set out in this Cabinet Report and the Statement of Reasons (see Appendix 3). This is the reason for the recommendation at 3.2 of this report.
A number of further steps will need to be taken to issue, serve and implement this Compulsory Purchase Order. In order to expedite this process the Cabinet is also asked to grant delegated authority to the relevant officers to undertake the actions required. This is the reason for the recommendation at 3.3 and 3.4 of this report.
Supporting documents: