Agenda item

Report of the Corporate Director of Finance and Resources. To be presented by Cabinet Member for Housing and Planning, and Deputy Leader of the Council

The Cabinet Member for Housing and Planning, and Deputy Leader of the Council introduced the report.

It was explained that the proposed acquisition would deliver twenty-nine additional new council homes on the 76 Mayes Road site, providing much-needed high-quality and affordable housing for those who were living in temporary accommodation. It was stressed that the Council was seeing a homelessness emergency across the UK, felt particularly acutely in London. It was explained that, as of November 2024, 183,000 Londoners were estimated to be homeless and living in temporary accommodation arranged by their local borough. London boroughs were collectively spending £4 million daily on temporary  accommodation. It was explained that, in Haringey, the Council had managed to keep numbers in temporary accommodation relatively stable, despite an anticipated 13% increase by year-end in the number of people experiencing homelessness and approaching the council for support. It was explained that this was partly due to schemes like this, which provided stable long-term accommodation for people to move into.

It was noted that, out of the twenty-nine affordable homes, eight were two-bedroom and eleven were three-bedroom, providing much-needed accommodation for families on the waiting list.

The Cabinet Member explained that housing contributed to 50% of emissions in the borough. The houses on the Mayes Road site helped deliver on our ambition to reach net zero in the borough by 2041 through improved energy efficiency standards and the potential to connect to a District Energy Network (DEN) in the future.

In response to comments and questions from Cllr Hakata and Cllr Connor, the following information was shared:

• It was explained by the Cabinet Member that there would be a net bio-diversity gain for the site and that they would be proposed to be above planning policy minimums for energy efficiency. 
  
  
• It was explained by officers that the Council was buying 29 properties on the site, and that these were contained within a block, but were not the entire block, and therefore could not acquire the freehold at a reasonable cost.
  
  
• Officers explained the legal advice given on liabilities and noted that the utilisation of Right to Buy receipts subsidised the purchase of the properties and that this also ensured that the purchases would not be subject to stamp duty.

RESOLVED:

That Cabinet:

1. Approved the acquisition of 29 council homes at the Former Petrol Filling Station, 76 Mayes Road, Wood Green N22 6SY for the payment as set out in the Part B (Exempt) report and based on the draft Heads of Terms contained in the Part B (Exempt) report.
   
   
2. Approved the total scheme cost for the acquisition as contained in the Part B (Exempt) report.
   
   
3. Approved the use of Right to Buy (RtB) for the transaction. The total amount of RtB receipts was contained in the Part B (Exempt) report.
   
   
4. Granted delegated authority to the Director of Capital Projects and Property, following consultation with the Head of Legal and Lead Member for Housing, to finalise the Heads of Terms, agree the final legal documentation, and complete the transaction.
   
   
5. Noted that these homes would be leased by the council to the Haringey Community Benefit Society (HCBS), who, in turn, would let these homes at Local Housing Allowance (LHA), thereby allowing the council to discharge its homelessness duty to Haringey households.

Reasons for decision

The acquisition of these properties resulted in 29 additional new council homes, thereby assisting the council to house households in need of good quality housing.

The proposed council homes were well located to enjoy the amenities of the High Street in Wood Green.

The homes were expected to be of a good standard and allowed the council to discharge its homelessness duty to Haringey households.

Alternative options considered

Not to acquire the homes. This option was rejected because it would have been a missed opportunity for the council to:

1. Secure 29 new council homes.
2. Assist in maintaining momentum and progress in the overall aspiration to provide affordable housing in the borough.