Agenda item

Report of the Corporate Director of Culture, Strategy and Communities. To be presented by the Cabinet Member for Placemaking & Local Economy

DECLARATIONS OF INTEREST FOR ITEM:

None

RESOLVED:

That Cabinet:

1.    Pursuant to contract standing order (CSO) 2.01.C, approved the appointment of the contractor outlined in the exempt report to undertake phase two of the new build programme to provide a total of 139 Council rented homes and retail/workspaces units at Ground Floor (to shell and core) for a total contract sum as set out in the exempt report.

2.    Approved the appropriation of the land edged blue on the plan at Appendix 1 and the land edged blue on the plan at Appendix 2 from housing purposes to planning purposes under Section 122 of the Local Government Act 1972 as it is no longer required for the purpose which it is currently held, and for the purpose of carrying out the second phase works and the demolition works for phases three and four as approved by planning permission  reference  HGY/2022/0823 and detailed further in this report.

3.    Approved the use of the Council’s powers under Section 203 of the Housing and Planning Act 2016 to override easements and other third-party rights and interests relating to the land edged blue at Appendix 1 and the land edged blue at Appendix 2 for works approved under planning permission reference HGY/2022/0823.

4.    Delegated to the Corporate Director of Culture, Strategy and Communities, in consultation with the Corporate Director of Finance and Resources, authority to make payments of compensation as a result of any valid claims of third-party rights affected by the second phase works and the demolition works for phases three and four of the Broadwater Farm new homes programme and payable as a result of recommendation 3.3, within the existing scheme of delegation.

5.    Approved the appropriation of the land edged blue on the plan at Appendix 1 from planning purposes back to housing purposes under Section 122 of the Local Government Act 1972, on completion of the second phase of works.

6.    Considered the results of the engagement and consultation carried out in respect of the second phase works set out in 6.37-6.43 of the report.

7.    Pursuant to contract standing order (CSO) 2.01.C, approved the appointment of the contractor to undertake demolition works to the Northolt and Stapleford wing blocks as part of the enabling works for future phases of the new build programme (phases 3 and 4).

Reasons for decision

The Council was currently committed to an ambitious programme of estate renewal on the Broadwater Farm estate. Through the programme the council has committed to delivering almost 300 new build homes and the retrofit of existing council homes. This work was supported by extensive engagement and community development. In March 2022, residents overwhelmingly supported the Council’s proposals through a resident ballot. Through these decisions the Council would be delivering on the commitments made to residents through that ballot.

The red lined scheme agreed through the ballot received planning permission in December 2022 and since then the Council has progressed delivery of the scheme.

The new build programme had been divided into four phases for delivery purposes. Phase one (the old Moselle school site) is onsite currently and was approved by Cabinet in October 2024. Phase two is the former Tangmere site and is a subject of this report. Phases three and four are the former Northolt and Stapleford North wing block sites. The demolition of the blocks to facilitate phases 3 and 4 is a subject of this report.

Alternative options considered

The Council could have adopted a different procurement strategy for works on the estate including procuring all new homes works in one package. The Council did initially take this approach for the new homes programme, but it was unsuccessful and the procurement was abandoned.

The Council could have decided not to progress with the regeneration programme. This would have been contrary to existing cabinet decisions following the outcome of the ballot in 2022.

The Council could have combined the new build works and demolition works into one procurement exercise. This option was discounted as the demolition of large panel system buildings is specialist work and the Council needed assurance that contractor was competent to complete the works set out. The new build contractor would have sub-contracted this work which would have added cost to the overall programme.

The Cabinet Member for Placemaking and Local Economy introduced the report.

It was explained by the Cabinet Member that the proposed works represented a major milestone in the plans to transform the Broadwater Farm estate. Through the next phase of the development, the Council would build 139 high-quality new homes, 61 of which were three-bed or above, providing additional family accommodation in the borough. These homes were in addition to the 40 new homes that were already onsite and scheduled for completion. The deconstruction of Northolt and Stapleford blocks was carried out by specialist contractors, with safety measures in place to protect local residents throughout the process.

It was explained that, as part of the development, the 20-metre high Grade II listed mosaic would be re-erected after being carefully removed from the former Tangmere building following its listed status in 2023. Over the previous two years, the mosaic would be restored by specialists and, once installed, would be placed in the heart of the estate overlooking a new public square. It was explained that it would be sited close to its original location, where it had been installed by the community nearly 40 years earlier.

It was explained that the proposed work was developed in consultation with residents, who influenced the project through regular community outreach and engagement. The impacts of the development were mitigated, and this work continued in subsequent years.

In response to comments and questions from Councillors Barnes, the following information was shared:

• It was stressed by officers that the contract was a fixed price and that the contractor had taken on significant risk from this.
  
  
• It was explained that any penalties for running over time on the delivery of the contract would be dependent on the reasoning for delays, which the Council would be flexible with any application.

RESOLVED:

That Cabinet:

1.    Pursuant to contract standing order (CSO) 2.01.C, approved the appointment of the contractor outlined in the exempt report to undertake phase two of the new build programme to provide a total of 139 Council rented homes and retail/workspaces units at Ground Floor (to shell and core) for a total contract sum as set out in the exempt report.

2.    Approved the appropriation of the land edged blue on the plan at Appendix 1 and the land edged blue on the plan at Appendix 2 from housing purposes to planning purposes under Section 122 of the Local Government Act 1972 as it is no longer required for the purpose which it is currently held, and for the purpose of carrying out the second phase works and the demolition works for phases three and four as approved by planning permission  reference  HGY/2022/0823 and detailed further in this report.

3.    Approved the use of the Council’s powers under Section 203 of the Housing and Planning Act 2016 to override easements and other third-party rights and interests relating to the land edged blue at Appendix 1 and the land edged blue at Appendix 2 for works approved under planning permission reference HGY/2022/0823.

4.    Delegated to the Corporate Director of Culture, Strategy and Communities, in consultation with the Corporate Director of Finance and Resources, authority to make payments of compensation as a result of any valid claims of third-party rights affected by the second phase works and the demolition works for phases three and four of the Broadwater Farm new homes programme and payable as a result of recommendation 3.3, within the existing scheme of delegation.

5.    Approved the appropriation of the land edged blue on the plan at Appendix 1 from planning purposes back to housing purposes under Section 122 of the Local Government Act 1972, on completion of the second phase of works.

6.    Considered the results of the engagement and consultation carried out in respect of the second phase works set out in 6.37-6.43 of the report.

7.    Pursuant to contract standing order (CSO) 2.01.C, approved the appointment of the contractor to undertake demolition works to the Northolt and Stapleford wing blocks as part of the enabling works for future phases of the new build programme (phases 3 and 4).

Reasons for decision

The Council was currently committed to an ambitious programme of estate renewal on the Broadwater Farm estate. Through the programme the council has committed to delivering almost 300 new build homes and the retrofit of existing council homes. This work was supported by extensive engagement and community development. In March 2022, residents overwhelmingly supported the Council’s proposals through a resident ballot. Through these decisions the Council would be delivering on the commitments made to residents through that ballot.

The red lined scheme agreed through the ballot received planning permission in December 2022 and since then the Council has progressed delivery of the scheme.

The new build programme had been divided into four phases for delivery purposes. Phase one (the old Moselle school site) is onsite currently and was approved by Cabinet in October 2024. Phase two is the former Tangmere site and is a subject of this report. Phases three and four are the former Northolt and Stapleford North wing block sites. The demolition of the blocks to facilitate phases 3 and 4 is a subject of this report.

Alternative options considered

The Council could have adopted a different procurement strategy for works on the estate including procuring all new homes works in one package. The Council did initially take this approach for the new homes programme, but it was unsuccessful and the procurement was abandoned.

The Council could have decided not to progress with the regeneration programme. This would have been contrary to existing cabinet decisions following the outcome of the ballot in 2022.

The Council could have combined the new build works and demolition works into one procurement exercise. This option was discounted as the demolition of large panel system buildings is specialist work and the Council needed assurance that contractor was competent to complete the works set out. The new build contractor would have sub-contracted this work which would have added cost to the overall programme.