Agenda item

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

DECLARATIONS OF INTEREST FOR THIS ITEM:

None

RESOLVED:

That Cabinet:

1. Approved, pursuant to Contract Standing Order (CSO) 2.01(c), the award of contract to Tenderer A as set out in Appendix A – Exempt Report. The contract sum had a total value of £3,399,871.00.
   
   
2. Approved the expenditure of sums as set out in Appendix A – Exempt Report.
   
   
3. In line with Contract Standing Orders (CSO 16.04), approved issuance of a letter of intent for the value of £339,987.00. The Letter of Intent allowed the contractor to commence the project by placing orders with their supply chain before agreeing a formal contract.

Reasons for Decision

The decision to award this contract was based on several critical factors:

Feasibility and Condition Surveys
The Council appointed a multi-disciplinary consultant in 2022 to conduct a feasibility study of the 77 tenanted properties included in the Tower Gardens Major Works Programme.

The study, which also incorporated detailed condition surveys, was conducted in two distinct phases. Inspections of the front elevations took place during the week commencing 31 January 2022, followed by assessments of the rear elevations starting the week of 21 February 2022. The findings revealed that all properties exhibited comparable defects, with structural movement identified as the predominant concern.

The scope of works, derived from the feasibility study and condition surveys, was outlined in Section 4.2.

In addition to the feasibility study and condition surveys, the appointed consultant was commissioned to deliver a range of specialist services, with associated fees detailed in the Exempt Report – Appendix A. These services included:

• Project and cost management
• Architectural design and technical support
• Building surveying
• Mechanical, electrical, structural, and civil engineering
• Principal Designer services in compliance with the Construction (Design and Management) Regulations

General Scope of Works

The following works were identified by the consultant and recommended as part of the Tower Gardens Major Works Programme:

• Structural repairs
• Replacement of roof coverings to ensure weatherproofing and structural integrity
• Renewal of rainwater goods to improve drainage and prevent water damage
• Fabric repairs to masonry and brickwork to restore external surfaces and prevent deterioration
• Replacement of all windows and front entrance doors to enhance energy efficiency and security
• Renewal of fencing to improve boundary definition and aesthetics
• Levelling of pathways to eliminate trip hazards and improve accessibility
  
  

These works ensured that properties within the Tower Gardens Conservation Area were structurally sound, weatherproof, and compliant with current standards. This investment in the 77 properties helped prevent further deterioration, reduced repair costs, and enhanced the overall condition of the borough’s housing stock.

Need for Fire Safety Upgrades

As part of the programme, fire safety upgrades were incorporated where necessary. This included the replacement of components such as external doors with fire-rated units, installation of compliant fixtures, and improvements to compartmentation in roofs and other areas. These measures were essential to ensure that properties met current fire safety regulations and provided a safe environment for residents.

Energy Efficiency Improvements

The programme supported the Council’s commitment to becoming a net-zero carbon borough by 2041.

Current energy performance data for the 77 properties showed that the homes had an average Energy Performance Certificate (EPC) rating of ‘D’. This indicated significant potential for improvement in insulation, heating, and windows to lower energy bills and carbon emissions.

The major works programme included replacement of windows and external doors and roof insulation, contributing to better thermal performance and reduced carbon emissions, which in turn lowered energy bills for residents. These improvements aligned with the Council’s Climate Change Action Plan and Affordable Energy Strategy.

Upon completion of the works, the project team conducted post-installation Energy Performance Surveys to confirm that energy efficiency enhancements had been achieved. It was anticipated that these improvements would result in an upgrade of the EPC rating from ‘D’ to ‘C’.

Minimising Future Costs

This programme helped mitigate escalating repair costs and safeguarded the long-term value of the Council’s housing stock. Delaying these essential works risked further deterioration of the properties, which could have compounded existing structural issues, increased reactive maintenance demands, and ultimately undermined the value of the properties and compromised the Conservation Area status of the Tower Gardens Estate. By investing now, the Council took proactive steps to ensure the housing stock remained in good condition for current and future residents.

Resident Engagement and Communication

Although the works were external in nature, the Council engaged with residents and stakeholders across the Tower Gardens Estate. Communications were issued to affected households, and Resident Liaison Officers were appointed to support engagement, respond to queries, and ensure that disruption was minimised. This proactive approach reflected the Council’s commitment to transparency and resident wellbeing.

Conservation Area Considerations

As the properties were located within a designated Conservation Area, the Major Works Team, together with the multi-disciplinary consultant, engaged with the Planning Department through pre-application advice to ensure that all proposed interventions were sensitively designed to complement and preserve the architectural character of the Tower Gardens Estate.

Alignment with Strategic Goals

This project aligned with the Council’s wider strategic objectives, including the Housing Delivery Programme, the Housing Asset Management Strategy, and the Council Housing Energy Action Plan (HEAP). It supported the Council’s ambition to provide high-quality, sustainable housing and to make best use of its existing stock.

Alternative Options Considered

Do Nothing
Haringey Council had a responsibility to maintain both the internal and external integrity of its housing stock. Opting not to proceed with the refurbishment of the 77 properties within the Tower Gardens Estate would have risked reputational damage, as it could have been perceived as neglecting its duty to uphold standards of repair—especially given the estate’s designation as a Conservation Area.

Inaction also carried significant financial consequences. Failure to upgrade these properties would have led to continued reactive repairs and maintenance, placing a sustained burden on the Council’s already limited financial resources. Timely investment not only fulfilled the Council’s statutory obligations to ensure the properties met the Decent Homes Standard but also delivered long-term cost-effectiveness and reinforced its commitment to providing safe, well-maintained housing for its residents.

Partnering Contract

Haringey Council was procuring four long-term partnering contractors to deliver major works to its housing stock over a 10-year period. While it was initially considered to include the Tower Gardens Major Works Programme within the partnering contracts, several critical factors led to the option being ruled out.

Firstly, the Tower Gardens Major Works Programme refurbishment works were considered urgent, as the external repairs were required to address structural issues and upgrade poor-performing elements such as windows, doors, drainage, and other major components. Delaying the works until the partnering contractors mobilised in early 2026 would have risked further deterioration of these properties, leading to higher repair costs, which could in turn have led to claims for disrepair.

It should also be noted that the decision to exclude the Tower Gardens Major Works Programme from the partnering contract was because the project was first identified in 2022, meaning the works were overdue and any further delays would have compromised the Council’s commitment to achieving its Decent Homes target for 2025/26 and 2026/27.