With any new venture there will always be a number of questions. We have collated questions and answers asked about the High Road West Regeneration Scheme below. If you have any further questions please email us.
- Delivering better quality, new homes and more job opportunities for local residents
- Jobs and Skills
- Community Facilities and benefits
- More local shops and services providing business and job opportunities
- Why are there so many more homes than set out in the masterplan?
- Why is the Council selling off more Council land?
- Will the public spaces remain in public ownership?
- Where will existing residents be rehoused?
- Who will be the owner of the replacement homes?
- How will service charges rates be managed?
- How many social rented properties will be provided?
- Why is there a net loss of social housing?
- What support are secure Council Tenants being given?
- Will this lead to higher rents and less secure tenancies for Council tenants?
- Will council tenants, in a home proposed for redevelopment, have the right to return to a property on the same estate?
- Will the replacement properties meet the needs of the overcrowded families?
- Will council tenanted homes be available to buy through the Right to Buy scheme?
- What support are leaseholders being given?
- How will resident leaseholders be able to acquire new homes in the regeneration area?
- What support are temporary accommodation tenants and private tenants being given?
- Will there be safeguards put in place to protect vulnerable tenants from eviction?
- What will happen to council tenants while building work is taking place?
- What involvement have residents had in the procurement process?
- Will there be further resident consultation?
- What support will businesses be given?
- Why are you seeking to relocate viable businesses?
- Why are you entering into a Development Agreement?
- What control/influence will the Council have within the development agreement?
- What involvement have Tottenham Hostpur Football Club (THFC) had in the procurement process?
- Equality Impact Assessments (EQIAs)
- Why is High Road West not included part of the Haringey Development Vehicle (HDV)?
From the start, we promised to put residents at the heart of the High Road West regeneration scheme. This is why we completed a three-year consultation on the masterplan proposals and worked to create a shared vision for the area.
Residents have been trained so they could develop key design documents to shape the regeneration proposals and they have also been instrumental in the procurement process to select a development partner for the scheme. Feedback from residents was also why it has been agreed that the council will own the replacement homes built on the High Road West scheme.
This involvement has been crucial in ensuring that the regeneration scheme delivers the right outcomes for existing residents and the local community in addition to supporting the council’s strategic priorities in terms of housing growth, jobs and employment and providing high quality social infrastructure.
The High Road West scheme will deliver the following for local residents and businesses:
- Over 2,500 high-quality, sustainable homes
- At least 750 affordable homes (a net increase of 539), which will meet the council’s housing strategy on affordability, ensuring that the homes will be affordable for local people
- 191 high quality, safe, replacement homes for council tenants and resident leaseholders which meet resident aspirations as set out in the Resident Charter and will be built to new fire and safety standards
- Over £10m of funding for social and economic support for both businesses and residents, including a contribution of c.£8m for supporting the Tottenham People Priority overall commitments
- A cutting edge new Library and Learning Centre and a refurbished Grange Community Hub which will provide improved community facilities early in the scheme
- 143,500sqft of green spaces for the community including a large new community park with an outdoor gym, children’s play area and Grange Gardens; a safe, central green space for local people
- A welcoming new civic square which will be an important focus for local events and activities, bringing the community together and promoting cultural activities
- Over 130,000sqft of commercial, retail and leisure space providing a wide range of leisure, employment space, shops, cafes and restaurants around a new civic square
- £500k of investment in the town centre and also a £500k fund for events and activities, as well as ‘meanwhile’ uses which will revitalise the local centre during construction and afterwards
- Over 3,300 construction jobs and more than 500 other jobs once the development is complete
- High quality new industrial and maker/artisan space to support businesses from the existing Peacock Industrial Estate
More than 2,500 high-quality, sustainable homes, of which 750 will be affordable homes including
- 191 high-quality, safe, replacement homes for council tenants and resident leaseholders which meet resident aspirations as set out in the Resident Charter and will be built to new fire and safety standards
- 155 London affordable rent properties, which are genuinely affordable rental homes introduced by the Mayor. Once let, the rent paid for these properties will follow the Mayor’s target rent formula, which is currently being reduced by 1% a year
- 405 ‘lower cost’ shared ownership properties, which will be affordable to local people, with the cost of owning the home, not exceeding 45% of the owner’s net income
Over 3,300 construction jobs and more than 500 permanent jobs once the development is complete.
This is spread across a wide range of different skills levels and meets targets to employ local people and people from minority groups.
Lendlease has a job brokerage organisation who have an impressive record of working with, and finding work for local people around a scheme, including long term unemployed, women and people who face specific obstacles stopping them from working.
As well as supporting local people into these new jobs, Lendlease will also be delivering a wide reaching package of support and training opportunities for local people including:
- Investment in a Headstart skills initiative (including volunteering, training, work experience for 16-18 NEETS (not in education, employment or training)
- Young Leaders (projects which will involve 11-25 year olds such as making banners, holding a festival to promote sport, increasing STEM skills; supporting CV and interview skills and coaching primary school children)
- Digital skills, including high speed broadband and training (not just older people) offering improved access to services and social opportunities to help tackle technological deprivation. There will also be an Interactive Digital Tech Hub linked to the Grange Community Hub
A new library and learning centre and a refurbished Grange Community Hub which will provide improved community facilities to be delivered at an early stage in the scheme.
Green space for community-use including a large new linear community park with an outdoor gym, children’s play area and Grange Gardens. This is part of a wider objective to promote healthy towns and streets and will include sensory spaces – agreed in line with aspirations of Love Lane residents – that also help people with visual impairments.
A welcoming new civic square which will be an important focus for local events and activities, bringing the community together, promoting cultural activities and enhancing the night-time economy.
Events and sports such as a £500k cultural programme to help promote sporting activity to children and young people to help tackle rising obesity.
The scheme will also deliver a new nursery, media and arts centre and a new community theatre.
The scheme will deliver over 130,000ft of commercial, retail and leisure space providing a wide range of employment space, shops, cafes and restaurants around a new civic square.
There will also be high quality new industrial and maker/artisan space to support businesses from the existing Industrial Estates.
The High Road West masterplan and the Tottenham Area Action Plan referred to the scheme delivering a minimum of 1,400 new homes.
Through the procurement process we have been able to work with bidders to develop their proposals to provide the benefits and community facilities needed to develop a successful new neighbourhood.
Increasing the number of homes provides obvious benefits to the community by helping meet the demand for more affordable and market rate homes for residents of our borough. It will also help support local businesses and community facilities in the area.
We have ensured that issues such as daylight and sunlight are considered and that the quality of public spaces are of the highest quality, based on design guidance (including that developed with the Resident Design Panel), planning policy documents and expert advice, as a place where people will want to live, work and socialise.
We are selling a lease of the land to Lendlease to ensure that it can deliver community benefits and support growth in the borough. The borough needs thousands of new homes to meet residents needs and local jobs for local people are required to help people improve the quality of their life.
We will retain the freehold of the High Road West site, providing a 250-year lease to the developer.
Access and rights of people living on the estate will be protected through the Development Agreement and an inclusive, transparent single estate management company will be responsible for the management and maintenance of a high quality, affordable environment.
The management company will include representatives from each tenure and business area and will seek to train and support residents, businesses and community partners so that once ready, they will be able to run the management and maintenance of the area, fostering long-term civic pride and community ownership.
All secure council tenants and resident leaseholders will be offered a new home within the regeneration area. Where possible, residents will have one move only - from their existing home into their new home.
The Council will remain the owner of the replacement homes.
We will work with residents to discuss the level of services which will be available and how service charges can be minimised.
Through engagement with residents we are confident we can deliver an affordable service charge for tenants and leaseholders but also deliver the level of service they want put in place.
The High Road West development will deliver 145 new high-quality, safe and appropriately designed social rented homes. This is in addition to the 29 social rented properties provided by Newlon in the north of the High Road West area.
All units will be ‘tenure blind’ ensuring that all homes look the same.
Resident choice will be maximised in the design of the new homes, with residents having the choice over separate kitchen and living rooms and colour choices. Lendlease will also ensure local needs are reflected in relation to layout of homes to suit local cultural needs such as provision of serving space, storage requirements, design of bedrooms to suit multiple needs and design of safe accesses.
Although there will be a net loss of 38 social housing properties, the High Road West scheme is doubling the amount of affordable rented homes within the area.
As a minimum the High Road West development will deliver a net increase of 539 affordable homes. This includes:
- 155 London affordable rent properties, which is a genuinely affordable rental product introduced by the Mayor. Once let, the rent paid for these properties will follow the Mayor’s target rent formula, which is currently being reduced by 1% a year
- 405 ‘lower cost’ shared ownership properties, which will be affordable to local people, with the cost of owning the home, not exceeding 45% of net income and affordable to households with a gross household income of £40k
- 46 high quality shared equity homes for resident leaseholders which meet resident aspirations as set out in the Resident Charter and will be built to new fire and safety standards
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All secure tenants on the Love Lane Estate have been offered the support of a dedicated re-housing officer to help them with every step of the re-housing process.
The re-housing officer meets with the tenant on a one-to-one basis to get to know their needs and requirements. The rehousing officer also keeps secure tenants fully informed about the re-housing process and the re-housing options available and identifies any additional support needs the tenant may have. This support carries on even when secure tenants have moved into their new homes.
All secure tenants also have access to the Independent Tenant and Leaseholder Advisor (ITLA) for the Love Lane Estate. The ITLA works with all residents at Love Lane to provide impartial advice and support about the regeneration and re-housing process.
We are aiming to ensure that existing secure Council tenants living on the Love Lane Estate will have one move only - from their existing home to their new home.
As part of the Love Lane Tenant Guide and our latest Estate Renewal Rehousing Payments Policy, residents have the right to return to the development and enjoy a new council home within the High Road West area if that is what they want. This doesn’t apply to residents who have already moved.
All council tenants will have secure tenancies with rent levels being set within existing council policy.
All secure Council tenants will be rehoused based on their need- ensuring that families who are currently living in overcrowded homes will be moved into new homes which meet their individual families’ needs.
As we will remain the owner of the replacement homes, secure Council tenants will retain their Right to Buy.
All leaseholders at Love Lane have also been offered the support of a dedicated re-housing officer to help with every step of the purchasing process. The officer has met with leaseholders on a one-to-one basis to get a sense of the needs and requirements of this group of residents at Love Lane.
We have ensured that leaseholders have access to the appropriate independent, professional and technical advice that they may require throughout the process of moving. Generally, this involves giving both valuation and legal advice.
All leaseholders also have access to the Independent Tenant and Leaseholder Advisor (ITLA) for the Love Lane Estate. The ITLA works with all residents at Love Lane to provide impartial advice and support about the regeneration and re-housing process.
As set out in the Love Lane Leaseholder Guide and our latest Estate Renewal and Rehousing Policy all existing resident leaseholders will be given the opportunity to acquire an affordable home in the regeneration area.
46 high quality shared equity homes will be available to Love Lane resident leaseholders within the High Road West area. In general terms, to purchase a shared equity home, resident leaseholders need to use the funds from the sale of their existing property to buy a property in the new development.
If the cost of the new property is higher than the amount received from the council for their existing property, then the council would offer an equity loan for the difference to enable the leaseholder to move to the new property. No rent or interest would be charged on the share of the property that the council holds.
In line with the Estate Renewal Rehousing Payment Policy, the exact terms of the shared equity offer for Love Lane residents, including the minimum equity shared will be developed in consultation with Love Lane residents over the autumn and incorporated into the High Road West Leaseholder Policy which will be agreed by the council’s Cabinet.
We have made a commitment to providing additional support, to ensure that all individuals at Love Lane are fully supported throughout the regeneration process.
All temporary accommodation tenants and private tenants (i.e. those who rent property from ‘non-resident’ leaseholders) at Love Lane, will be regularly updated with regard to the regeneration scheme; have access to free support and independent advice and will receive advice in order that they will then be able to access alternative housing.
Yes. The dedicated rehousing officers work to identify and support vulnerable residents, this includes supporting residents who have rent arrears or may need additional help managing their tenancy.
It is expected that construction work on the Love Lane Estate will be conducted on a phased basis, i.e. parts of the existing estate will be worked on at different times.
This will allow residents to stay in their current homes and wait for a new home, elsewhere in the High Road West area to be built for them. We recognise that residents’ lives do not stop whilst the building work is happening. We are fully committed to ensuring that disruption is kept to a minimum and that security of existing residents is an absolute priority.
Since agreeing the scheme’s Masterplan, we have kept our word on putting residents and their aspirations at the heart of the High Road West Regeneration Scheme.
Throughout 2015 and 2016, we have worked with residents and the Independent Tenant and Leaseholder Advisor (“ITLA”) for the Love Lane Estate, to create a Resident Design Panel. The purpose of the Design Panel was to involve residents in all design aspects of the High Road West scheme and develop a Resident Design Guide, which was developed after extensive consultation and design training with the Love Lane residents, including visits to the bidders’ current regeneration schemes. The Design Guide helps to ensure that the proposals will meet the bespoke needs of Love Lane residents and has been a key document used through the procurement process to guide bidders’ masterplans and design proposals.
The elected Love Lane Resident Procurement Panel has been instrumental to the procurement process. They have met and worked with the bidders at each key stage of the process, taking the opportunity to challenge and question the bidders on their approach to providing genuine affordable housing with affordable rents and service charge and on their offer to resident leaseholders. The residents have provided critical feedback and have helped the bidders to shape their proposals and maximise the community, social and economic benefits to ensure that resident aspirations are met.
We are committed to putting residents at the heart of the High Road West scheme and will be undertaking further community engagement with residents as the proposals further develop. This will include engaging residents in the detailed design of the new homes and the level of service charge, engaging businesses to understand their individual needs, consulting resident leaseholders on the detailed Love Lane leaseholder offer and consulting the community of the planning applications for the site as and when they are developed.
Lendlease has committed to building on the comprehensive engagement that we have already started with local residents and businesses. Working with us, Lendlease will carry out a full resident, business and stakeholder mapping exercise, developing a detailed understanding of the key issues and opportunities.
This will include:
- Using construction sites as information points, e.g. using hoardings to install digital screens that can display information for the local community
- Moselle Library will be a primary information point for the community, from local information on services to business information within the Enterprise Hub
- The refurbished Grange will remain a focal point for local information and services and we will audit and consult on how it can best deliver improved services for the High Road West community
- Our estate management team will provide a full information service on everything relating to High Road West, from community initiatives to upcoming events
Lendlease has set out a robust proposal for supporting existing businesses. This includes providing 130,000ft2 of commercial, retail and leisure space and providing significant opportunities to retain and relocate existing businesses within the scheme. This includes a new Maker’s Yard which will support businesses from the existing industrial estates and encourage local entrepreneurial spirit.
As a next step the council and Lendlease will engage affected businesses to gain an understanding of their relocation requirements and work with them on the design proposals for the scheme.
Lendlease will also initiate their High Road Revitalisation Programme, which will ensure businesses on the High Road benefit from specialist advice to improve their operations.
- Help with business support and grants to improve shop fronts, layouts and merchandising
- A high street design guide to set out the principles of retail regeneration
- Helping to improve the online presence of businesses so that they begin to have wider visibility, a less local source of sales, and draw in visitors from outside the area
- Helping businesses to understand the essential marketing tools of social media, e.g. peer reviews and getting the attention of online influencers
The High Road West area spans around 11 hectares and includes the Peacock and Carberry Industrial Estate. It is only by seeking to relocate the businesses in these areas that we will be able to deliver the comprehensive regeneration that has been agreed with the community including the thousands of new homes and new jobs which are essential to meet the needs of the residents and businesses in the borough.
In February 2015, Bilfinger GVA (GVA) was appointed as our commercial advisors and were commissioned to work with us and our external legal advisors to decide how best to deliver the High Road West scheme.
This resulted in a business case being developed and presented to our Cabinet in December 2015. The business case identified and robustly assessed three alternative options for achieving the council’s objectives for the scheme.
The business case concluded that a contractual development agreement was the best option for achieving our objectives for High Road West. This is because this option would:
- Allow the council to work with a single well-financed lead partner with the capacity, resources and necessary funding to deliver this complex development in a timely manner – thus minimising council resources and cost
- Minimise financial and delivery risk exposure to the council, whilst also ensuring that we had controls over key issues such as meeting assurances to affected residents/businesses, master-planning and design quality, the specifications of the community facilities, replacement homes and Library and Learning Centre and kept some control over the timing and delivery of the entire scheme
- Present a delivery structure which was well understood and well known to the market and would attract the most amount of bidder interest
- Would expedite the master-planning process, as bidders would need to crystallise a scheme through the procurement process
There is a Steering Group which will oversee the implementation of the High Road West scheme including rehousing residents into a home which best suits their needs, creating employment opportunities and overall management of the estate.
The Steering Group will have equal representation from both the council and Lendlease and will made up of three members from each organisation. Each organisation will have one collective vote with the chair alternated between the two partners.
As well as sitting on the Steering Group and having a 50% say in its decisions, a number of decisions are reserved exclusively for the council. These include approval of the planning application before it is submitted to the Local Planning Authority, approval of the Resident Rehousing Strategy, approval of changes to the specification for the Energy Centre Shell, the Library and Learning Centre and the Replacement Homes from the specifications. Jointly agreed strategies include the Stakeholder and Resident Engagement Strategy, the Socio-economic and Skills Strategy and the Design Code amongst others.
During the procurement process THFC have met the bidders twice. This has been to ensure, given the proximity of the stadium to the High Road West Scheme, that the bidder’s masterplan proposals take into account the latest information THFC have on ensuring crowd safety and anti-terrorism and the latest proposals for the stadium.
We have undertaken an Equality Impact Assessment to understand the impact of the recommendations within the Cabinet report on the community. The EqIA sets if and how the protected characteristics could be impacted by the High Road West scheme and the mitigation measures to address this. This will be available online.
The scheme is aimed at being inclusive for all and offering real opportunities for people of all backgrounds.
We are committed to finding the right investment and high quality development for each development site across the borough.
It was decided that High Road West should be delivered independently of the HDV, because it was far more advanced than the other regeneration sites identified for inclusion within the HDV. After three years of consultation with the community the scheme had a masterplan, a detailed set of objectives and a clear mandate, as such, we were keen to accelerate delivery.
Lendlease is anticipated to be on site in 2018/19 and including the scheme in the HDV may have affected the pace of delivery. The site had also been earmarked for Housing Zone funding and negotiations were under way with the GLA to secure this.
Consequently, the scheme was in a very different stage than the other sites included within the HDV and it was decided the scheme should be delivered independently.