Agenda item

DECLARATIONS OF INTEREST MADE FOR THIS ITEM:

None

RESOLVED:

That the Cabinet Member for Housing and Planning (Deputy Leader):

1.    Approved the initiation of a tender process for the selection of a contractor to deliver the new?build development of thirty?seven Council homes at land to the rear of Woodridings Court, N22 7RX. This approval included the anticipated total scheme cost as detailed in the exempt section of the report.

2.    Noted that the new build construction costs presented in the Part B exempt report were supported by the Council’s appointed Quantity Surveyor (QS) based on the current stage of the scheme’s design development (RIBA Stage 3b). As such, they reflected the best available information at that point in time but remained subject to change once suppliers submitted their bids.

3.    Noted that these cost estimates were indicative and intended to support decision?making at that stage. They did not represent a final budget. The total scheme cost would be confirmed following completion of the competitive procurement process and would be reported through the appropriate governance channels for approval, in accordance with CSO 2.01.(c) and CSO 0.08.

Reasons for decisions

The Council’s Contract Standing Order item 2.01.b required Cabinet approval to commence a procurement exercise for proposed contracts valued at £500k or above.

The site known as Woodridings Court Car Park and podium (to the rear of Woodridings Court, N22 7RX) was approved by Haringey Planning Authority on 13 March 2023 under planning reference HGY/2022/2354. Planning permission was granted for the delivery of thirty?three Council homes. Following a requirement under the funding conditions, secondary lobbies for evacuation lifts were required. A Section 73 application was submitted to Haringey Planning Authority for the inclusion of secondary lobbies and an increase in the number of homes from thirty?three to thirty?seven. The Section 73 application was approved on 4 November 2025 under planning reference HGY/2024/3339.

Works were undertaken to preserve the planning permission approved on 13 March 2023. All relevant pre?commencement conditions associated with the application were fully discharged prior to the commencement of the works. These included HGY/2026/0234 (Condition 7 – existing and proposed site levels), HGY/2026/0570 (Condition 12 – NRMM and plant), HGY/2026/0571 (Condition 13 – DEMP/CEMP), and HGY/2026/0230 (Condition 19 – Construction Logistics Plan). The final pre?commencement condition relating to Biodiversity Net Gain was amended through a Non?Material Amendment (NMA) planning application, reference HGY/2026/0286, which changed the trigger to ‘above ground works’.

The proposed development would deliver thirty?seven much?needed affordable homes on Council?owned land. The development responded directly to a significant gap in the Council’s existing housing stock. The scheme met urgent housing needs while also supporting long?term financial sustainability by reducing reliance on more expensive housing solutions. In addition, the development contributed to the Council’s strategic target of delivering 3,000 new Council homes by 2031.

The proposed development made efficient use of an underutilised Council?owned site, providing high?quality, affordable housing. This aligned with the Council’s strategic objective to maximise the use of its land assets to meet pressing housing needs.

The proposed development was designed to address existing issues of anti?social behaviour by improving the site layout, enhancing natural surveillance, and introducing secure access arrangements for both existing and new residents. The scheme included the installation of new lifts serving both the existing blocks and the new homes, alongside upgraded refuse storage and dedicated cycle facilities for all residents. Collectively, these measures would significantly improve the quality of the public realm and support a cleaner, safer, and more positive living environment for current and future residents.

Alternative options considered

One option considered was not proceeding with a competitive tender or developing the site for housing. However, this approach was discounted as it did not align with the Council’s strategic objective to deliver a new generation of Council homes.

The Head of Design Quality & Acquisitions introduced the report. The rationale for the report was outlined.

It was noted that original tender exercise was unsuccessful. However, officers stressed that the Council had undertaken work to produce a viable scheme, and were seeking approval for retendering, in compliance with procurement standing orders.

RESOLVED:

That the Cabinet Member for Housing and Planning (Deputy Leader):

1.    Approved the initiation of a tender process for the selection of a contractor to deliver the new?build development of thirty?seven Council homes at land to the rear of Woodridings Court, N22 7RX. This approval included the anticipated total scheme cost as detailed in the exempt section of the report.

2.    Noted that the new build construction costs presented in the Part B exempt report were supported by the Council’s appointed Quantity Surveyor (QS) based on the current stage of the scheme’s design development (RIBA Stage 3b). As such, they reflected the best available information at that point in time but remained subject to change once suppliers submitted their bids.

3.    Noted that these cost estimates were indicative and intended to support decision?making at that stage. They did not represent a final budget. The total scheme cost would be confirmed following completion of the competitive procurement process and would be reported through the appropriate governance channels for approval, in accordance with CSO 2.01.(c) and CSO 0.08.

Reasons for decisions

The Council’s Contract Standing Order item 2.01.b required Cabinet approval to commence a procurement exercise for proposed contracts valued at £500k or above.

The site known as Woodridings Court Car Park and podium (to the rear of Woodridings Court, N22 7RX) was approved by Haringey Planning Authority on 13 March 2023 under planning reference HGY/2022/2354. Planning permission was granted for the delivery of thirty?three Council homes. Following a requirement under the funding conditions, secondary lobbies for evacuation lifts were required. A Section 73 application was submitted to Haringey Planning Authority for the inclusion of secondary lobbies and an increase in the number of homes from thirty?three to thirty?seven. The Section 73 application was approved on 4 November 2025 under planning reference HGY/2024/3339.

Works were undertaken to preserve the planning permission approved on 13 March 2023. All relevant pre?commencement conditions associated with the application were fully discharged prior to the commencement of the works. These included HGY/2026/0234 (Condition 7 – existing and proposed site levels), HGY/2026/0570 (Condition 12 – NRMM and plant), HGY/2026/0571 (Condition 13 – DEMP/CEMP), and HGY/2026/0230 (Condition 19 – Construction Logistics Plan). The final pre?commencement condition relating to Biodiversity Net Gain was amended through a Non?Material Amendment (NMA) planning application, reference HGY/2026/0286, which changed the trigger to ‘above ground works’.

The proposed development would deliver thirty?seven much?needed affordable homes on Council?owned land. The development responded directly to a significant gap in the Council’s existing housing stock. The scheme met urgent housing needs while also supporting long?term financial sustainability by reducing reliance on more expensive housing solutions. In addition, the development contributed to the Council’s strategic target of delivering 3,000 new Council homes by 2031.

The proposed development made efficient use of an underutilised Council?owned site, providing high?quality, affordable housing. This aligned with the Council’s strategic objective to maximise the use of its land assets to meet pressing housing needs.

The proposed development was designed to address existing issues of anti?social behaviour by improving the site layout, enhancing natural surveillance, and introducing secure access arrangements for both existing and new residents. The scheme included the installation of new lifts serving both the existing blocks and the new homes, alongside upgraded refuse storage and dedicated cycle facilities for all residents. Collectively, these measures would significantly improve the quality of the public realm and support a cleaner, safer, and more positive living environment for current and future residents.

Alternative options considered

One option considered was not proceeding with a competitive tender or developing the site for housing. However, this approach was discounted as it did not align with the Council’s strategic objective to deliver a new generation of Council homes.