[Report of the Director for Housing, Planning and Regeneration. To be introduced by the Cabinet Member for Housing and Estate Renewal.]
This report will seek approval to award the construction contract for housing development at Poynton Road and to appropriate the land for planning purposes.
Minutes:
The Cabinet Member for Housing and Estate Renewal introduced the report which sought approval to appoint the recommended winning contractor to complete a new build development of two Council rented three-bedroom family terraced homes at Poynton Road N17 and to appropriate the land for planning purposes to facilitate the development process.
It was noted that on approval, this development will be the sixth scheme to move to a start on site, of the 58 schemes in the Council housing delivery programme that the Council intends to directly deliver itself. It will be the eleventh scheme to move to a start on site in the overall programme.
The Cabinet Member outlined that Poynton Road was currently housing derelict buildings, since 2014 when they ceased to be used as retail units. The Council’s intervention would turn an eyesore plagued by anti-social behaviour into two new family terraced homes for Council rent.
Further to considering exempt information at item 28,
RESOLVED
Reasons for decisions
Poynton Road was approved by Cabinet on 9 July 2019 to be included in the Council housing delivery programme. This scheme has subsequently been granted planning consent and is ready to progress to construction. This report therefore marks the third, and final, Member led decision to develop these two sites.
Following a formal tender process, a contractor has been identified to undertake these works.
The appropriation of the site for planning purposes is required as it will allow the Council to use the powers contained in Section 203 to override easements and other rights of neighbouring properties and will prevent injunctions that could delay or prevent the Council’s proposed development. Section 203 converts the right to seek an injunction into a right to compensation. The site will need to be appropriated back from planning purposes to housing purposes on completion of the development to enable the Council to use the land for housing and let two new Council homes at Council rent.
The new development at Poynton Road will also allow the Council to redevelop and secure the premise alleviating the anti-social behaviour currently attracted to the site and helping to improve security for the surrounding existing residents. In addition, the development will help support delivery of the Borough Plan, Priority 1: “Our vision is for a safe, stable and affordable home for everyone, whatever their circumstances”.
Alternative options considered
It would be possible not to develop this site for housing purposes. However, this option was rejected as it does not support the Council’s commitment to deliver a new generation of Council homes.
This opportunity was procured via a competitive tender from the Councils London Construction Programme (LCP) Dynamic Procurement System (DPS) for minor works, the recommended route for a contract of this value. An alternative option would have been to run a competitive tender via the Council’s LCP Major Works Framework, but this option was rejected as this framework can only be utilised for works from £1m+.
The Council could continue with the scheme without appropriating the site for planning purposes, but this would risk the proposed development being delayed or stopped by potential third party claims. By utilising the powers under Section 203 of the Housing and Planning Act 2016 (HPA 2016), those who benefit from third party rights will not be able to seek an injunction. Making use of this power allows the Council to override these third rights and allows the third party to make a claim for compensation only. The Council recognises the potential rights of third parties and will pay compensation where a legal basis for such payments is established. The housing delivery team actively engaged with residents about the development of these sites as they proceeded through the feasibility and design stages and any comments or objections raised were taken into consideration by Planning Committee in reaching its decision. For these reasons, this option was rejected.
The Council could decide not to appropriate the land for housing purposes upon practical completion of the building works. This option was rejected because it could prevent the Council from being able to offer up these homes for occupation as social housing thereby not supporting the delivery of much needed affordable homes.
Supporting documents: