Agenda item

[Report of the Director for Housing, Regeneration and Planning.  To be introduced by the Cabinet Member for House Building, Place Making and Development]

This report seeks Cabinet approval to undertake a consultation with residents within the Stapleford North block to seek their views on the future of their homes.

Councillor Chandwani returned to the meeting room.

The Cabinet Member for House Building, Place - Making and Development introduced the report which sought approval to undertake a consultation with residents within the Stapleford block to seek their views on the future of their homes. For secure Council tenants this consultation would be a statutory consultation under the s105 Housing Act 1985. This consultation would present two options for resident feedback. The first option put forward was to seek to retain the block and refurbish it alongside the development of new homes. The second option was to rehouse affected residents (secure Council tenants would be rehoused in existing Council properties), demolish the block and include the site within the emerging design proposals for new homes.

It was important to note that the proposals did not affect all residents living in Stapleford and only affected flat numbers (flats 25-36 and 61-72). This was the wing section of Stapleford block, which is attached by a small bridge to Northolt block which is a block that has been previously agreed to be demolished. It was recognised that, during the plans for demolition works, this part of the Stapleford block would be in the middle of area full of dust and construction works. Therefore, it was important to seek the views of these 24 affected residents through a statutory consultation on whether they wanted the block to come down or have this refurbished. Once consultation was completed, a report would be considered by Cabinet in September.

The Cabinet Member provided assurance that, if the block were to be demolished , the Council would be extending the Rehousing and Payments policy to support these residents.

The Cabinet Member emphasised that the Council and Homes for Haringey were taking forward proactive contact with the residents in this block.

In response to questions from das Neves and Cllr Palmer, the following information was noted:

• There was a lot of engagement with residents affected and full understanding of the languages spoken, and translations needed. There was a sign language interpreter commissioned and Homes for Haringey were working with established interpreters in Turkish and Somali to ensure consistent dialogue. It was noted that Homes for Haringey were running one to one session with the resident housing team and also having drop-in sessions. There was also an independent tenant’s advisor available to tenants that wanted to speak with someone external to the Council.

• Although, the consultation was taking place over the summer period, the availability of residents had been ascertained to ensure that they were around to speak with housing officers about the consultation. There had been a lot of work to ensure connect and engage with people.

• Noted that this decision would be included in the overall ballot that the Council were running towards the end of the year.
• The Council were seeking to maximise the number of social housing units available on the estate and would replace those demolished with social rented units. They were also ensuring that there was the right to buy properties available to residents when they wish to return. There would also be an increased number of family sized units factored in, if the decision was to refurbish and develop new homes.

• The Director for Housing, Planning and Regeneration reiterated that the decision being sought was on taking forward the Section 105 process and this was essentially a pre- stage to consultation. It was felt important to get residents views at this early stage on the choice of retention or refurbishment.

RESOLVED

1. To agree to consult with residents (including leaseholders) in the Stapleford North block (flats 25-36 and 61-72) under s105 Housing Act 1985 and otherwise presenting options as set out at 1.3.

2. To agree that a report should be brought to Cabinet in September 2021 following the consultation, recommending a decision on the future of Stapleford North.

3. To agree that the consultation proposals include extension of the existing Broadwater Farm Rehousing and Payments Policy to residents of Stapleford North in the event that it is decided to demolish the block.

4. To delegate authority to the Director of Housing, Planning and Regeneration to agree the final consultation questions and materials.

Reasons for decision

The Council wishes to consult residents in the Stapleford North block (flats 25-36 and 61-72) due to the levels of disruption they will experience if they remain in their homes. Disruption is likely to persist for a prolonged period of time of between four to five years and will be caused by the following:

•the demolition of the Northolt tower, which is the nineteen-storey tower block situated directly north and approximately four metres from the Stapleford North block. Stapleford North and Northolt are joined via a link bridge, which is used to provide lift access from Northolt to properties in the Stapleford North block. The demolition of the tower is likely to take between 9-12 months to complete and significant hoarding will be required, which will surround the Stapleford North block. The demolition will lead to noise and dust disruption as the block is dismantled and removed from site. This will be caused as the panel system is deconstructed, craned to ground floor and removed by truck.

•the construction of new homes on the Northolt plot, which will take place following the demolition. The construction of the new homes is likely to take up to two years and will lead to further extensive hoarding surrounding the block, with dust and noise disruption caused by the construction process for new homes.

•the refurbishment works, which would be required to ensure that the Stapleford North block’s structural issues are addressed and that the building meets existing building standards. This work is likely to take a further six to nine months to complete and is like to require the temporary decant of some residents within the block to facilitate.

It is important to note that it is possible for the residents of the Stapleford North block to remain in situ during the demolition and new build works if this is the preferred option and the Council will be seeking to minimise disruption for residents throughout the demolition and construction phases as far as possible. Further detail related to the disruption are set out in paragraphs 6.7 – 6.10.

In addition to the disruption residents in this block will face, the Design Team, led by Karakusevic Carsen Architects (KCA) have identified that retention of the block will impact the place shaping benefits that could be achieved surrounding the Northolt plot and Willan Road. They have identified that the demolition of the Stapleford North block could better address the issues that residents have identified including safety and security, ground floors that encourage activity (as opposed to ground floors solely used for car parking as is the case now), attractive welcoming streets and spaces, and high-quality homes. Their reasoning is set out in paragraphs (6.12) below.

The consultation will set out for residents the likely level of disruption and invite them to state whether they would prefer the block to be demolished and to be rehoused under the existing Broadwater Farm Rehousing and Repayments policy, or whether they would prefer to remain in situ through the course of the works.

Alternative options considered.

Officers considered continuing to progress with the current design proposals for the new homes and not consulting residents of the Stapleford North block on an alternative option which would include them being rehoused. This would avoid further discussions with residents on the estate about demolition of properties. However, officers decided not to proceed with this option given the significant levels of disruption residents will face. Officers believe that it is right to ensure that residents fully understand the disruption that will be happening and are given the opportunity to consider an alternative, which in design terms could provide benefits to the layout of the estate as set out in paragraphs 6.12 below.