Agenda item

The report of the Director for Housing, Regeneration and Planning. To be introduced by the Cabinet Member for Council House Building, Placemaking, and Development.

 

Report to authorise the rehousing and leaseholder buy-backs at Stapleford North on Broadwater Farm. Financial resource approval for leaseholder negotiations. Report follows previous authorisations in July 2021 and September 2021 and a Section 105 consultation with affected residents.

The Cabinet Member for Council House-Building, Placemaking, and Development introduced the report which in summary sought approval:

-       to the demolition of Stapleford North

-       to authorisation for rehousing Stapleford North residents (flats 25-36, 61-72)

-       to apply the Broadwater Farm Rehousing and Payments Policy (BWFRPP) to these residents for the purpose of the rehousing.

-       suspension of Right to Buy and the rehousing of tenants ahead of the demolition contract being procured.

-       acquisition of leasehold interests set out in the exempt Part B of the report to undertake buybacks from the leaseholders in this wing block; and to note that an estimated sum of £151,750 will be utilised in the rehousing all secure tenants.

 

It was noted that:

-       The Pre-tender estimates suggested that the demolition of Stapleford North would cost approximately £600,000.

-       This demolition would be dealt with in conjunction with the demolition of the Northolt block.

-       This decision was specifically about Stapleford North which was directly connected to the Northolt tower which was previously agreed by Cabinet in November 2018 for demolition following the discovery of significant structural issues and a statutory Section 105 consultation.

-       A separate report would be brought to Cabinet dealing with the procurement and costs of demolition once the procurement route had been agreed.

-       The report’s recommendations were in line with the process previously agreed by Cabinet in July and September 2021.

 

The Cabinet Member highlighted that these decision would enable the delivery of 294 brand new Council homes on the estate, including family homes along with huge public realm improvements.

 

She added that the Council had worked closely with the residents on Broadwater Farm Estate to take these transformational plans forward. It was noted that this had been an iterative process with plans continually updated according to discussions and input with residents.

 

This community engagement would continue to be followed. Close relationships were accumulated in the ballot , leading to a 55% approval of demolition and this was one of the next steps for the transformation of Broadwater Farm.

 

The following information was provided following a question from Cllr Isilar – Gosling about the 55% turnout on the ballot, to agree demolition, and what actions would be taken in future to increase turnout. The Cabinet Member responded as follows:

 

-       That this was not a low number considering most of the affected residents eligible to vote were not directly impacted by the scheme.

-       It was acknowledged that there were always lessons to be learnt. This was a  large consultation but lessons had been learnt as the consultation progressed.

-       Praised staff for their efforts in making this a good informative campaign about the demolition and transformation plans and ensuring that impacted residents were properly communicated with.

-       Activities had included: communications in several community languages, posters in the blocks, pop up events and discussions with residents showing them models of the scheme to ensure understanding. Officers had also been continually talking with residents about what the landlord offer meant for them with translators.

 

The Cabinet Member felt the Council had the affirmation from residents to take forward this transformation scheme.

 

The Cabinet Member for Tackling Inequality and Resident Services, speaking as a ward councillor, added that there was no concerns raised with her about the outcome of the ballot.

 

RESOLVED

 

1. In accordance with the decisions taken by Cabinet in July and September 2021, and following the positive ballot outcome and having considered the result of the S105 consultation referred to in paragraphs 6.5-6.18, to agree that Stapleford North (flats 25-36, 61-72) be demolished. This demolition was estimated to cost approximately £600,000.

 

2. To authorise the Assistant Director of Housing to serve the initial demolition notice and to decide the timing of any final demolition notice to be served.

 

3. To authorise the application of the Broadwater Farm Rehousing and Payments Policy (BWFRPP, see appendix one) and Broadwater Farm Local Lettings Plan (BWFLLP, see appendix three) to Stapleford North (flats 25-36, 61-72) residents for the purpose of this rehousing as initially set out in the report considered by Cabinet on 13 July 2021.

 

4. To agree that the rehousing of tenants and leaseholders from Stapleford North (flats 25-36, 61-72) pursuant to the BWFRPP, commence in line with the programme for demolition.

 

5. To agree to the acquisition of all four leaseholders’ interests in Stapleford North and gives delegated authority to the Director of Housing, Regeneration and Planning after consultation with the Director of Finance and Cabinet Member for House-Building, Place-Making and Development, to agree the price for each acquisition and the final heads of terms and legal documentations for each acquisition up to a total maximum amount set out in the Exempt Part B of this report.

 

6. To approve the acquisition of the four leaseholder units as set out in 6.23-6.41. being a maximum total sum set out in the exempt Part B of this report.

 

7. To give delegated authority to the Assistant Director of Housing to approve any individual equity loans to eligible resident leaseholders, as provided for in the Broadwater Farm Rehousing and Payments policy.

 

8. To authorise the Assistant Director of Housing to offer Equity Loans to support the purchase of properties outside the borough in exceptional circumstances taking account of the recommendation of the Discretionary Panel provided for in the Broadwater Farm Rehousing and Payments Policy.

 

9. To approve the application of the Social Tenancy Policy (‘STP’) for leaseholders previously agreed by Cabinet in July 2020 and provided at Appendix two.

 

10. To authorise the Assistant Director of Housing to approve offers of social tenancies to leaseholders, taking account of the recommendation of the discretionary panel (as set out in the BWFRPP) pursuant to the STP.

 

Reasons for decision

 

Following the decision taken in September 2021 to ‘Authorise the inclusion of the demolition and reprovision of Stapleford North wing (flats 25-36 and 61-72) on Broadwater Farm in the ‘preferred design scenario’ and subsequent resident ballot.’ and the positive resident ballot outcome, this report seeks approval to begin the work necessary to complete this demolition.

 

The report considered by Cabinet on 13 July 2021 recommended that:

 

‘[Cabinet] Agrees 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.’

 

Following the decision taken in September 2021 and the subsequent positive ballot outcome, this report seeks the formal extension of the BWFRPP and Broadwater Farm Local Lettings Policy to Stapleford North (flats 25-36, 61-72) residents to enable the rehousing to take place.

 

The additional recommendations set out at 3.6-3.10 delegate the authorisations necessary to apply the Broadwater Farm Rehousing and Payments Policy, the Broadwater Farm Local Lettings Policy and the Social Tenancy Policy to Stapleford North residents.

 

The request for approval of demolition is necessary to allow for rehousing to begin ahead of the demolition, including the serving of notices and the suspension of Right to Buy. The contract and exact costings to complete the demolition will be procured as a separate package of works to include Northolt demolition and will be subject to a future Cabinet decision.

 

The budget set out in the exempt Part B of this report has been developed in close consultation with rehousing colleagues and finance to determine the amount necessary to ensure the rehousing can be undertaken. This budget request has also built upon the experience of rehousing Tangmere and Northolt residents, to ensure that adequate provision is made to deliver on this decision.

 

Alternative options considered

 

Do nothing

 

This option was considered and discounted due to a number of factors:

·    The identified need to either structurally improve or to demolish the block.

·    The decisions taken by this Cabinet in July and September 2021 concerning Stapleford North.

·    The disruption that would be caused due to the proximity to the Northolt block, which was approved for demolition by Cabinet in November 2018.

·    The results of the Statutory Section 105 consultation undertaken with residents of this block.

·    The loss of the place-making and improved housing delivery options enabled by the demolition of this block.

 

Keep the block in place during the demolition and re-provision of Northolt, and structurally upgrade the block

 

·    The council considered structurally repairing the Stapleford North block and keeping residents in situ for the majority of the demolition and rebuild of Northolt. This was considered in full by Cabinet in July 2021 and then presented to residents as one of two options in a Section 105 consultation, the results of which were also considered by Cabinet in September 2021.

 

·    The result of this consultation was that 62% of responding residents preferred the option to rehouse them, demolish the block and replace it with high quality council homes. Therefore, this option was discounted as it was not desired by residents and does not align with previous decisions taken by this Cabinet. The full rationale for considering the demolition of this block has been considered by Cabinet in July 2021, September 2021 and is further expanded upon within this Cabinet report.