Agenda item

Report of the Corporate Director of Culture, Strategy and Communities. To be presented by Cabinet Member for Housing & Planning (Deputy Leader)

The Cabinet Member for Housing and Planning, and Deputy Leader of the Council introduced the report. It was explained that the Council had invested in refurbishing and renewing its council homes which was part of its ambition to improve the quality of homes for residents across the borough. A significant programme of investment was underway on Broadwater Farm, and this package of works continued the Council’s commitment to upgrading existing homes alongside the new build programme that was set to deliver almost 300 new homes on the estate.

It was explained that this investment funded new communal flooring for eight blocks, waterproofing of existing balconies, upgrades to essential pipework, repairs to areas of aged, flaking concrete, and external redecoration. It followed a recent programme of fire safety upgrades, which concluded earlier in the year. It was noted that residents were heavily involved in designing the work and contributed to decisions around floor covering finishes and colours. These changes enhanced the communal areas and the external appearance of the blocks—giving the estate a fresh new look

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

• Cabinet Members welcomed the work on Broadwater Farm improvement and the estate renewal. It was additionally noted that the Council was working to address issues of overcrowding in the borough and that there was ongoing improvement work undertaken by the Council on existing sites.
  
  
• It was explained that the development on blocks was selected based on location, proximity to each other and ease of access to the blocks for work to be undertaken.
  
  
• It was explained that leaseholders would be required to make payments for  improvements made on blocks as part of maintenance fees. It was explained that Haringey had a generous repayment programme and would be repayable over a flexible period.
  
  

RESOLVED:

That Cabinet:

1. Pursuant to Contract Standing Order (CSO) 2.01.c (Cabinet approval required for contracts valued at £500,000 or more), approved the award of contract to Tenderer A (as set out in Appendix A), to a total value of £3,555,921.59.
   
   
2. In consultation with the Director of Finance, approved the expenditure of sums set out in the exempt part of the report.
   
   
3. Approved the issuance of a letter of intent for the value of £350,000.00. The Letter of Intent allowed the contractor to commence the project by placing orders with their supply chain before a formal contract was agreed.

Reasons for Decision

The refurbishment of the Broadwater Farm Estate included upgrades and improvements to 10 blocks on the estate. The refurbishment involved structural strengthening to provide increased stability to the large panel system (LPS) blocks. Window replacements for all units were included, along with the replacement of existing external wall insulation. New front entrance doors and communal fire doors, landscaping, drainage repairs, and other essential external and communal works were also carried out.

The programme was noted as complex in terms of design, delivery, programming, and budget. As a result, two blocks—Rochford and Martlesham—were identified as pilot installations. These blocks were expected to see works begin in summer 2026 and complete 18 months thereafter. Consequently, works to the other eight blocks on the estate were delayed until the pilot works were completed. However, it was agreed that key elements of the refurbishment programme would be brought forward for the eight blocks to ensure they remained in a good state of repair while the main programme was planned.

Although works were planned for eight blocks, Kenley block received minimal works, as its externals did not require upgrades during this programme. Internally, front entrance doors and decorations had already been improved during recent FRA improvements. Therefore, the only works identified for Kenley included replacement flooring in the shared ground floor lobby areas, extensive cleaning of quarry tiles on all upper floors, and pigeon deterrent works on the external deck level.

Awarding a contract to Tenderer A in the sum of £3,555,921.59 for the external major works programme to eight blocks on the Broadwater Farm Estate not only brought forward elements of the refurbishment programme but also reduced the impact on the repairs budget by replacing and repairing components that would likely require costly maintenance if left in their current state.

The works also helped reduce costly disrepair claims made against the Council, which often arose from repeated complaints about the poor condition of the blocks. It was hoped that these works would alleviate budgetary pressures associated with disrepair claims across the borough, which in 2024/25 incurred an approximate gross spend of £3.1 million. These works contributed to reducing those costs.

Alternative Options Considered

Do nothing and allow the eight blocks to remain in their current state:
This option was considered and rejected due to the condition of the blocks and the burden it would place on the repairs budget if left unattended. Residents had frequently raised concerns about the general condition of the blocks—particularly leaking balconies and pipework, which damaged cars parked below. Leaving the blocks in their current condition would have resulted in continued complaints and potentially costly disrepair claims, placing a financial burden on the Council as outlined in Section 4 of the report.

Design and deliver a standalone external major works programme:
In view of the above, the only suitable option to address the current condition of the blocks was to design and deliver a standalone external major works programme to upgrade their condition.