Agenda item

Report for approval of the contract for Phase 1(a) of the High Road West Scheme, demolition of 2-32 Whitehall Street, and the management plan for the Love Lane estate.

Meeting of Cabinet, Tuesday, 14th July, 2026 6.30 pm (Item 12.)

Report of the Corporate Director of Culture, Strategy and Communities. To be presented by the Cabinet Member for Housing.

Decision:

DECLARATIONS OF INTEREST MADE FOR THIS ITEM:

None

RESOLVED:

That Cabinet, after considering the information within the exempt appendices:

Approved the appointment of Contractor A, identified in the exempt section of the report, to undertake the demolition of Whitehall Lodge and 2–32 Whitehall Street and to deliver 61 new Council homes at High Road West Phase 1A, for the contract value and contingency amount set out in the exempt report.
Approved the appropriation of Council-owned land within the Phase 1A site, comprising both General Fund and Housing Revenue Account land, for planning purposes under Section 122 of the Local Government Act 1972. The appropriation was to take place following demolition of the existing buildings on the site.
Agreed that the appropriation for planning purposes was temporary and necessary to enable demolition, site preparation and construction works required for the development.
Approved the use of the Council’s powers under Section 203 of the Housing and Planning Act 2016, following appropriation of the land, to override easements and other third-party rights or interests that could impede the development of the Phase 1A site.
Approved the subsequent appropriation of the Phase 1A site for housing purposes under Section 19 of the Housing Act 1985 following practical completion of the new-build development.
Delegated authority to the Director of Capital Projects and Property, in consultation with the Director of Finance and Resources, the Cabinet Member for Housing and the Monitoring Officer, to:
- implement the appropriations referred to in the report and determine their timing;
- take all necessary steps to enable reliance on Section 203 of the Housing and Planning Act 2016; and
- agree the terms of, and authorise payment of, any compensation required as a result of exercising those powers.
Delegated authority to the Cabinet Member for Housing to approve extensions to the construction and consultancy contracts up to the maximum value set out in the exempt section, subject to approval through the Housing Delivery contingency process.
Approved the total scheme cost for Phase 1A as set out in the exempt report.
Approved the issue of a letter of intent for up to 10% of the contract value specified in the exempt report.
Approved implementation of the Love Lane Estate Management Plan and the associated budget set out in the exempt report. The plan included provision for future decommissioning and demolition, site security and investment in blocks scheduled for later phases of redevelopment.
Approved the commencement of procurement exercises under Contract Standing Order 2.01(b) for site security, decommissioning and demolition works relating to the Ermine, Charles and Moselle blocks once residents had been rehoused and the blocks vacated.
Delegated authority to the Cabinet Member for Housing, through a Cabinet Signing process, to approve the award of contracts for site security, decommissioning and demolition of the Ermine, Charles and Moselle blocks where contract values exceeded £500,000.
Agreed a total budget of £1.1 million for delivery of the Love Lane Estate Management Plan.
Delegated authority to the Director of Placemaking and Community Development to submit funding applications and receive and spend any funding secured in relation to temporary uses on the Love Lane Estate following demolition and before redevelopment, in accordance with Contract Standing Orders.

Reasons for the decision

The recommendations enabled the delivery of High Road West Phase 1A, which would provide 61 affordable homes on Council-owned land. The development would support the rehousing of more than half of the existing residents of the Love Lane Estate into permanent homes in accordance with the commitments set out in the Love Lane Landlord Offer, which had previously been supported through a resident ballot. As existing properties became vacant, subsequent phases of the High Road West programme would be able to proceed.

Planning permission for the wider High Road West scheme, including detailed consent for Phase 1A, was granted in October 2021. A subsequent non-material amendment was approved in July 2023. The site was therefore ready to move into the construction phase, and the report represented the final member-level approval required before implementation.

Contractor A was identified through a formal tender process. Approval of the contract award and land appropriation enabled the Council to enter into the construction contract and proceed with the development works.

The Love Lane Estate Management Plan was intended to ensure that the estate remained safely and effectively managed prior to redevelopment. The plan sought to support housing management, health and safety and community safety responsibilities, while also improving the living conditions of residents remaining on the estate during the rehousing process.

The block at 2–32 Whitehall Street formed part of Phase 1B of the wider Development Agreement. As the earliest anticipated transfer of the site for redevelopment was not expected until 2028, the block remained vacant and was experiencing anti-social behaviour issues affecting the surrounding area. Demolition was proposed to address these issues and create the opportunity for interim uses of the site that could benefit the local community. Any temporary use would remain compatible with future redevelopment proposals.

Delegated authority for future site security, decommissioning and demolition contracts was intended to ensure that the Council could implement the Estate Management Plan in a timely manner. The plan was designed to address health and safety considerations, support the management of vacant properties and maintain the effective operation of the estate during phased redevelopment. It also sought to retain the use of lower-rise blocks for housing where feasible during the transition period.

Alternative options considered

Not proceeding with the housing development

The Council considered not developing the site for housing. This option was not pursued because it would not have supported the delivery of additional affordable homes.

Not appropriating the land for housing purposes

The Council considered not appropriating the land for housing purposes following completion of the works. This option was not pursued because it could have prevented the new homes from being occupied and therefore hindered the delivery of the development.

Retaining Whitehall Lodge as temporary accommodation

The Council considered retaining Whitehall Lodge for temporary accommodation use. This option was not pursued because the site was required for Phase 1A. It would also have left a partially demolished site that was experiencing anti-social behaviour issues. In addition, the building was not considered suitable for long-term temporary accommodation use.

Not implementing the Love Lane Estate Management Plan

The Council considered not implementing the Estate Management Plan and not delegating authority to procure the associated contracts. This option was not pursued because delays in securing the necessary services could have reduced the Council’s ability to manage vacant properties, address anti-social behaviour, maintain health and safety standards and support phased rehousing effectively.

Retaining 2–32 Whitehall Street until redevelopment

The Council considered retaining 2–32 Whitehall Street and securing the building until redevelopment commenced. This option was not pursued because it would have continued to present risks associated with anti-social behaviour and would not have allowed interim community uses of the site to be explored.

The Council also considered bringing the building back into residential use prior to redevelopment. This option was not pursued because it would have required substantial investment that was not considered proportionate given the anticipated redevelopment timetable and the fact that the block was already vacant.

Minutes:

The Cabinet Member for Housing introduced the report.

Haringey required additional council housing to help meet local housing need.

The borough continued to experience significant housing pressures, including high private rental costs, increasing demand for housing assistance and a risk of homelessness for some residents.

The development at High Road West would deliver 61 new Council homes, providing additional affordable housing and supporting the rehousing of Love Lane Estate residents.

The Council also sought to maximise the use of existing housing stock by bringing empty properties back into occupation wherever possible, including for households experiencing homelessness.

The new homes were intended to provide accommodation that met residents' needs, including appropriate space standards and, where required, suitable adaptations.

The development formed part of the longer-term regeneration of the Love Lane Estate. Existing vacant and derelict buildings would be demolished and replaced with new homes. The programme also included ongoing investment in estate management during the transition and redevelopment period.

The Council stated that residents would remain central to the redevelopment process. Measures would be put in place to maintain safety during the works and to create temporary community spaces where appropriate. Existing Love Lane tenants would retain the right to return and would be given the first opportunity to move into newly completed homes.

The administration confirmed its commitment to delivering Council homes at Council rent levels and viewed the scheme as an important step in increasing the supply of affordable housing and progressing the redevelopment of the Love Lane Estate.

Following questions from Councillors Joseph, Blake, Cawley-Harrison, Johnson and Ali the following information was shared:

It was noted that the Council had announced plans to purchase around 500 homes to house residents on the estate.
It was stressed that there was a need to reach out to the community to take their views into account. There was work underway by officers to understand the need of residents. It was explained that the Council would be working with the housing team to help residents through the process of the development of the estate.
It was explained that there was an opportunity to utilise temporary spaces for community use.
It was highlighted that the administration believed the best way to deliver homes was through the development of Council housing. It was stressed that speculative housing development was not a priority for the administration. The Cabinet Member stressed that the administration supported Council house building at affordable rents.
The Cabinet Member explained that the management plan highlighted a more strategic method of spending to ensure viability. It was stressed that there would be work to ensure financial sustainability with developers.
The Cabinet Member explained that the Estate Management Plan had been developed to help support residents, and included safety and compliance inspections, cleaning, security and other measures to ensure that the residents were supported. It was stressed that the Estate Management Plan would be flexible to meet the need of residents.