In this section you will find answers to questions relating to the High Road West scheme and what the scheme means for secure council tenants, resident leaseholders and temporary accommodation tenants.
- How many homes will be created at HRW?
- What involvement have residents had?
- Will there be further resident consultation?
- Why have the number of homes being built increased?
- Who will be the owner of the replacement council homes?
The HRW scheme will bring major improvements to the area. Around 2,500 new homes will be built (subject to the planning process). This includes replacement Council homes and affordable homes for local people.
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 supported with training so they could work with the council to develop key design documents to shape the regeneration proposals. Throughout 2015 and 2016, we worked with residents and the Independent Tenant and Leaseholder Advisor (“ITLA”) for the Love Lane Estate, to assemble a Resident Design Panel from local Love Lane Estate residents. 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 to provide guidance on what residents want to see in their new homes, which was then included as part of the selection criteria for the developers.
The elected Love Lane Resident Procurement Panel also provided feedback regarding the schemes during the procurement process, which has assisted the council in making the decision to select Lendlease as the development partner for the scheme. They met and worked with shortlisted developers during the procurement, taking the opportunity to challenge and question them on their approach to issues such as design and housing, including their approach to providing genuine affordable housing with affordable rents and service charge and on their offer to resident leaseholders.
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, provided for the leaseholders and secure tenants of the Love Lane Estate.
Resident 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.
Haringey Council and Lendlease 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. A ballot of residents is also planned for summer of 2019 to decide on the future regeneration of the site.
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 benefits to the community by helping meet the demand for more affordable homes for residents of our borough. It will also help support local businesses and community facilities in the area.
We have ensured that the quality of buildings and public spaces are of the highest quality, are safe, accessible, well maintained, have good access to sunlight and daylight and promote healthy lifestyles, 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.
The Council will remain the owner of the replacement homes.
- Will council tenants, in a home proposed for redevelopment, have the right to return to a property on the same estate?
- Will this lead to higher rents and less secure tenancies for Council tenants?
- Where will existing residents be rehoused?
- What will happen to council tenants while building work is taking place?
- How will service charge rates be managed?
- Will council tenanted homes be available to buy through the Right to Buy scheme?
- Will there be safeguards put in place to protect vulnerable tenants from eviction?
- Will the replacement properties meet the needs of the overcrowded families?
- What support are secure Council Tenants being given?
Will council tenants, in a home proposed for redevelopment, have the right to return to a property on the same estate?
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 (internal link), 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 away from the High Road West area.
All council tenants will have secure tenancies with rent levels being set within existing council policy.
All secure council tenants 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.
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. There may be some exceptional cases where a resident may have to move twice, although every effort will be made by the Council to keep this to an absolute minimum.
We will work with residents to discuss the level of services which will be available and how service charges can be minimised.
We are confident we can deliver an affordable service charge for tenants and leaseholders but also deliver the level of service they want.
As the Council will remain the owner of the replacement homes, secure Council tenants will retain their Right to Buy.
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.
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.
This will be done within existing Council policy at the time the move takes place.
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. This service has been ongoing since late 2014.
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.
The Independent Tenant and Leaseholder Advisor for the Love Lane Estate is Damian Tissier. Contact details and surgery times can be found here. (internal link)
- How will resident leaseholders be able to acquire new homes in the regeneration area?
- What support are leaseholders being given?
As set out in the Love Lane Leaseholder Guide and our latest Estate Renewal and Rehousing Policy (internal link) all existing resident leaseholders will be given the opportunity to acquire an affordable home in the regeneration area if they wish to.
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.
Other options are available to leaseholders and include:
- Purchase a home within the borough on the open market with financial support from the Council
- Purchase a home on the open market on the new scheme, elsewhere in Haringey or outside Haringey without financial support from the council
- A leaseholder swap
To discuss any of these options in further detail contact David Clark on firstname.lastname@example.org or call 020 8489 2880.
All leaseholders at Love Lane have also been offered re-housing officer support to help with every step of the purchasing process.
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 have access to the Independent Tenant and Leaseholder Advisor (ITLA) (internal link) 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.
- What is temporary accommodation?
- How many households are living in temporary accommodation in Haringey?
- What type of properties are used for temporary accommodation?
- How can I be in temporary accommodation if I am living on a council estate?
- Why can’t my home be made my permanent home?
- What support are temporary accommodation tenants and private tenants being given?
- How long do I have to wait to be rehoused?
- How do I bid for a permanent home?
- Who can I talk to about my banding?
- I have medical needs. How do I get these taken into account?
- Why have I been placed in a property that is one bedroom less than my needs assessment identified?
- Can my temporary accommodation property be adapted to meet my needs?
When your Homelessness Application is accepted, the council has a duty to eventually offer you settled housing (a tenancy of a year or more) and to provide you with somewhere to live until an offer can be made. This is called temporary accommodation, as it is not an offer of long-term or settled accommodation.
There is a shortage of social housing and affordable private tenancies across London. Haringey Council currently has around 3,000 households living in temporary accommodation awaiting an offer of long-term/ settled accommodation.
People who have just applied as homeless are often placed in short-term hostel accommodation while their application is being assessed. These have shared facilities, but once households have been accepted as homeless, they are offered self-contained accommodation.
Many of the short-term properties are leased or rented by the council and then let to households as temporary accommodation. These properties are managed by Homes for Haringey with rents set by the council. These rents will always be at or below maximum rents, which Housing Benefits will cover, even if this is less than it costs the council to lease or rent the properties. These maximum rents are based on limits set by the Government, called the ‘Local Housing Allowance’. These limits also apply to the small number of properties, which are managed by Housing Associations.
Where possible, Haringey Council tries to find temporary accommodation that is in the borough or across the borders in neighbouring boroughs. Priority for local accommodation is given for local connections such as children, support needs and local jobs. This is set out in the Temporary Accommodation Placements Policy (external link).
Due to the costs to the council of renting properties for temporary accommodation, Haringey Council also uses some of its own properties that cannot be used for long-term tenancies– they are sometimes called Section 193 properties - most of these properties in Haringey are currently on the Love Lane estate.
You were originally offered temporary accommodation on Love Lane because Haringey Council, following consultation with Love Lane residents, made a Cabinet decision to demolish these properties as part of the High Road West regeneration scheme.
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.
For more information see the Local Lettings Policy and Localism Act (internal link).
If you applied before 9 November 2012 (‘Pre-Localism Act' (internal link)), you will need to wait for a social housing tenancy to become available, although you can of course choose to move into a private sector tenancy if you wish.
As there are very few social housing tenancies available, there are long waiting times, especially for larger homes. These are allocated depending on the banding and then the application date of each household. Although you are currently in a council property, there may be many households ahead of you in a higher band or with a longer waiting time. There are currently over 400 households in Band A who are our highest priority for re-housing and over 3,200 households in Band B. The vast majority of households in temporary accommodation are in Band B.
Our average re-housing time for social housing tenancies are as follows:
If you applied on or after the 9th of November 2012, (Post-Localism Act (internal link)) you will be eligible for private sector accommodation. Given the shortage of social housing, you may not be offered a social housing tenancy. For more information on renting on a private sector home, please visit the Haringey Council website. (external link)
You can bid for a permanent home through the council’s choice-based lettings system - Home Connections. For more information on how to bid for a permanent home, please visit the dedicated Home Connections web page (external link).
As there is a shortage of homes, the council has a Banding system with three bands – A, B and C. Those in temporary accommodation will normally be given Band B, with Band A only being given to those who need to move urgently for reasons such as threats of violence, or where the Council is legally required to move that person or household quickly.
When properties become available, they are usually advertised and then allocated to those with the highest band through the choice-based lettings system. Where two or more households have the same band, priority is given to those who have been waiting the longest.
Homes for Haringey’s Move-On Team are here to work with people in temporary accommodation in order to support you through your next move. To get advice please call 020 8489 5611 or email email@example.com
If you have a medical condition that affects your housing needs and that we are unaware of, please contact Homes for Haringey on 020 8489 5611. Please be aware that you will be required to provide evidence of your condition.
Given the shortage of homes, we need to make best use of the limited resources that we have. Our temporary accommodation placements policy allows us to place households in temporary accommodation, which have one fewer bedrooms that you would be entitled to on a permanent basis, with the expectation that the living room provides dual purpose as a living and sleeping area. Read more about the Temporary Accommodation Placements Policy here (external link).
In limited circumstances, some adaptations can be considered. Please contact your Tenancy Caseworker on 020 8489 5611.
- Why are you holding a ballot on HRW?
- What is the offer to residents?
- Who is eligible to vote in the High Road West ballot?
On 18 July 2018, the Mayor of London announced that any landlord seeking Greater London Authority (GLA) funding for an estate regeneration project - which involves the demolition of social homes - must demonstrate that they have secured resident support for their proposals through a ballot.
Haringey Council have asked for funding from the GLA to help deliver genuinely affordable housing on the High Road West Regeneration Scheme. To deliver new homes, jobs, businesses and community space we will need to demolish and rebuild homes on the Love Lane Estate. These will include new council homes at council rents.
Haringey Council is the landlord of the estate and after consultation with residents we will be putting together a Landlord Offer. The Landlord Offer will outline the details of the High Road West Regeneration scheme and associated ballot, including the question to be put to residents in the ballot and the timing of the ballot. The Landlord Offer will include details of:
- The vision, priorities and objectives of the project, including the estimated number of new homes and mix of homes
- The full right to return or remain for social tenants
- The offer for leaseholders
- Commitments to ongoing consultation and engagement
- Local Lettings Policy (internal link)
The ballot is open to all residents aged 16 years or older living on the Love Lane Estate who meet one or more of the following three eligibility criteria:
- Social tenants, including those with secure, assured, flexible or introductory tenancies, named as a tenant on a tenancy agreement dated on or before the date the Landlord Offer document is published
- Resident leaseholders or freeholders who have been living in their properties as their only or principal home for at least one year prior to the date the Landlord Offer is published and are named on the lease or freehold title for their property
- Any resident whose principal home is on the estate and who has been on Haringey Council’s housing register for at least one year prior to the date the Landlord Offer is published, irrespective of their current tenure
Residents living in temporary accommodation and private rented sector tenants are not eligible to vote, unless they have been on the local authority housing register for one year or more prior to the date the Landlord Offer is published (regardless of how long they have lived on the estate).
The eligibility criteria is as stated in the Mayor of London's guidance on ballots. Further information can be found on our dedicated ballot webpage (external link).