Estate Improvement Programme
The Broadwater Farm Estate Improvement programme consists of the following areas of work:
In December 2019 Karakusevic Carson architects were appointed to develop detailed designs for the new, high quality, Council owned homes that will replace Tangmere and Northolt.
They are also working on proposals to improve the spaces between buildings and deliver improvements residents want to see across the estate. With residents, we have the opportunity to design safe and welcoming entrances to homes, explore bringing new uses such as shops and workspace and designing improved open space and recreation areas where people can play, relax and socialise in a neighbourhood where they feel welcome, safe and proud.
The architects will be working alongside residents on these proposals from September 2020. Dates and details of engagement events will be advertised on this website as well as through the Broadwater Farm newsletter and advertised around the estate.
We want the Broadwater Farm community to be involved in contributing to the future of the estate and the new homes that will be built. This ambitious programme gives residents an opportunity to shape Broadwater Farm for years to come. The designs will be developed with the community, building on what is already great about Broadwater Farm and incorporating the improvements that residents want and need.
Since uncovering the structural issues in 2017 and 2018, Homes for Haringey and Haringey Council worked rapidly to make sure all blocks were safe whilst options for a long-term solution were considered. Due to the structural failures of the buildings, piped gas into the buildings was no longer viable. After undertaking an options appraisal, it was decided that the long-term solution was a new, modern and efficient district energy network across the estate. This presents a low-carbon solution that is fit for the future as well as giving residents lower energy bills.
By the end of 2019, all of the nine medium-rise blocks on the estate were successfully connected to boilers in the upgraded energy centre on the estate – marking a significant milestone. Despite further work being delayed by covid-19, the current programme has seen the installation of energy meters in most homes, all blocks being fed by the upgraded energy centre on the estate, and the installation of new kitchens and bathrooms in many homes. This has laid the groundwork for low-carbon, affordable energy on the estate that will benefit the community for decades to come. The next stages of the programme will see the introduction of individual metering and billing and the completion of the kitchen and bathroom upgrade programme where homes do not meet the Decent Homes standard
A dedicated rehousing team has worked with residents in Northolt and Tangmere since 2018 to find them suitable new homes. All secure tenants and most leaseholders have moved from Tangmere and the vast majority of secure tenants have moved from Northolt. Residents needed to be rehoused due to the more significant structural failings uncovered in these blocks, leading to the decision to demolish. The Council and Homes for Haringey have worked hard to ensure residents are suitably rehoused and supported throughout this process. Once the new homes are built, former Tangmere and Northolt tenants will have the first priority to get a new home.
The dedicated rehousing officers support residents through every step of the move process.
In November 2018, following consultation with residents, the Council made the decision to demolish the Tangmere and Northolt blocks due to structural failings and replace them with new, high quality, Council owned homes at the heart of the estate.
Demolition can only take place once all of the tenants and leaseholders in those blocks have been rehoused. Significant progress has been made on this and it is expected that demolition will start in 2021. Residents will be informed once a date has been confirmed. Advice, guidance, and support will be available for residents during the demolition and the Council and Homes for Haringey will work hard to ensure that disruption to residents is minimised during this period of works.
Additional to Tangmere and Northolt, nine other blocks on the estate were found to require structural works. The Council is working with architects and designers to use this opportunity to consider refurbishment alongside the structural works. Engagement with residents over the years has made it clear that the quality of homes and blocks is a top priority for residents. The need for structural upgrades provides an opportunity for the Council and Homes for Haringey to deliver some much-needed investment into the existing blocks on the estate, which will benefit residents for years to come.
The Council and Homes for Haringey are keen for residents to contribute to this process as you know your homes better than anyone. As such, opportunities for residents to get involved will be advertised on this website and through Homes for Haringey’s communication channels in the near future.
To ensure that Broadwater Farm residents can benefit the most from the changes taking place on the estate the Council is investing in an ambitious socio-economic programme that aims to provide jobs, skills, training, and activities for local people. This programme is constantly evolving – using feedback from service users and the community – to ensure that the right programmes are delivered for local people.
Activities funded so far range from football for boys and girls, an employment and skills navigator, a food bank, mental health provision for young people and more. The team are always looking out for new community groups and services that can be delivered by local people, for local people. The goal is to give local people opportunities and support where needed whilst empowering the community to be strong and resilient in the long-term.
Homes for Haringey are working hard to ensure that residents of Broadwater Farm receive the highest level of service and a clean, tidy, and safe estate. Currently, the team are working hard to ensure repairs are carried out quickly and efficiently; cleaning of communal areas is of the highest standard, and anti-social behaviour is reported and monitored effectively.
The major works on the estate – such as the refurbishment and new homes – will make the estate easier to manage and bring buildings and homes to standards that will be more resilient. This will bring down the demand on the repairs service over time, meaning that more time can be spent keeping the estate to a higher standard. The Council and Homes for Haringey know residents have lots about their neighbourhood they are proud of – but there is also recognition that residents want, and deserve, the cleanest and safest estate possible and the team are determined to work with the community to make this a reality. The Council and Homes for Haringey encourage all residents to report concerns around cleaning, repairs, or anti-social behaviour to a member of staff or through the Council’s website so that these can be dealt with effectively.