New Homes
- Does the HDV mean the council is just selling off its land, including housing estates?
- Won’t you just be transferring whole council estates over to the private sector?
- Would parks and green spaces be affected?
- Would council tenants in a home proposed for redevelopment have the right to return to a property on the same estate?
- What will happen to council tenants while building work is taking place?
- But won’t this lead to higher rents and less secure tenancies?
- How much of the housing would truly be affordable?
- Critics say that 100% of current council homes are currently affordable but your HDV plans only have a target of only 40% - why is that?
- Would there be safeguards put in place to protect vulnerable tenants from eviction?
- Would the replacement properties meet the needs of the overcrowded families?
- Who would own and manage the new homes built by the HDV?
- Would council tenanted homes built through the Haringey Development Vehicle be available to buy through the Right to Buy scheme?
- Has the council consulted on its plans for the HDV?
- How are residents of Northumberland Park being consulted?
- Have you conducted the relevant Equality Impact Assessments (EQIAs) on the HDV?
- Would there be a Residents’ Charter?
- Would you give tenants an individual yes/no vote on the HDV plans?
- Have garage rents increased due to the HDV?
- What does the updated Estate Renewal, Rehousing, and Payments Policy (ERRP) mean for residents affected by estate renewal undertaken by the HDV?
- Would there be fewer homes available at social rent than there are currently?
- Won’t regeneration carried out by the HDV just drive up prices for buyers and private renters?
Does the HDV mean the council is just selling off its land, including housing estates?
No. No land can be transferred into the HDV until a business case has been agreed with the council’s Cabinet and all conditions are met - in the case of housing estates, full consultation with residents would take place on any development proposals. In order to secure the homes and jobs on council land that the borough needs, we propose to set up the HDV as a 50/50 long-term partnership which allows the council, where it is the main landowner on a development site, to retain a share of control and a share in the future proceeds even after that transfer has taken place.
Won’t you just be transferring whole council estates over to the private sector?
The first important thing is that no estate would ever be transferred to the HDV until and unless there is an agreed plan for redevelopment which has been fully discussed with residents, and gained planning permission following statutory consultation. Also, no transfer can happen until all the tenants have been rehoused: no estate would ever transfer with residents or businesses still there. Where a large estate such as Northumberland Park is transferred to the development vehicle, it would be done incrementally site by site rather than in one go. And before any of this happens, for any estate, each proposed transfer would be subject to Cabinet approval based on a detailed business plan, setting out proposals for the site and for engaging with residents and businesses.
This allows the council to retain significant control, and including to transfer the next site only if all work done up that point meets the council’s expectations.
Would parks and green spaces be affected?
No – there are a small number of properties that border parks which could be transferred to the HDV but this would not have any impact on those parks. The joint partnership would aim to create or improve green spaces through its development activity, although these proposals would be the subject of detailed discussion with the local community before being agreed.
Would council tenants in a home proposed for redevelopment have the right to return to a property on the same estate?
Yes, we have been clear in our guarantee that existing tenants would have a guaranteed right of return on equivalent terms.
Agreed at our October 2017 Cabinet, the updated Estate Renewal Rehousing and Payments Policy (ERRP) contains a clear set of commitments to all tenants, leaseholders and freeholders who are required to move because of an estate renewal scheme where we plan to renew or rebuild housing stock. The ERRP commitments also apply to Housing Association tenants and leaseholders, where redevelopment of their homes has been promoted by Haringey. These commitments would apply to residents living on estates that are proposed to be regenerated through the HDV.
Each estate renewal project is unique so detailed work has to be done before the precise options for residents can be set out. This includes understanding the circumstances and wishes of each individual household and how they match up with the new homes being built and the timetable for development. Only then is it possible to determine how best to accommodate every family that wants to stay in the area. But that doesn’t change our overall commitment.
We have already been able to make such a guarantee on other estates in the borough, such as the High Road West development in North Tottenham.
We recognise that any estate renewal project would be of concern to people directly affected, which is why there would be extensive consultation with all residents and businesses (including statutory consultation with secure tenants) to ensure both that they help shape the plans and that they understand their rights and options.
What would happen to council tenants while building work is taking place?
As set out in our updated Estate Renewal Rehousing and Payment Policy (ERRP), all council tenants would be guaranteed the right to remain in, or move back to, their estate if that is what they want, on equivalent social rents and on the same tenancy terms. Before any work starts there would be extensive consultation with all tenants directly affected by building works or improvements. Where tenants want to remain in the area they would either be re-housed to a new home or in alternative accommodation while work takes place until they can return.
But won’t this lead to higher rents and less secure tenancies?
If you are an existing tenant and you move into a new home built by the HDV you would be offered a new tenancy which would be as close as possible to an equivalent tenancy (with the exception of right to buy) and on a council level social rent.
How much of the housing would truly be affordable?
We want to build as much affordable housing as possible. London faces a housing crisis which affects all boroughs including our own. Our aim is to deliver the maximum number of good quality affordable homes across the borough – in the business plan for the HDV we have set a target that 40% of new homes built should be affordable which is in line with our borough-wide Housing Strategy and planning policy. As defined in our Housing Strategy, this affordable housing will be a mix of social rent, target rent and shared ownership to reflect the housing needs of all of our residents regardless of their income. Affordability is defined by reference to average incomes not average rents or house prices.
Having a 50% stake in the venture means we are in a strong position to ensure the proposals secure not only the greatest possible amount of affordable housing from this land, but that this housing meets Haringey’s particular housing demand as set out in our Housing Strategy. Further, the council would always have the option to reinvest its financial returns from the venture in building yet more affordable housing.
Critics say that 100% of current council homes are currently affordable but your HDV plans only have a target of only 40% - why is that?
This statement is misleading and doesn’t mention the key facts – that we would be replacing existing council properties, rehousing all existing council tenants and building thousands of new additional affordable homes. We propose to build a minimum of 6,400 new homes through this joint venture so the HDV would play a critical role in delivering one of our top priorities, which is to increase the number of affordable homes in the borough.
Would there be safeguards put in place to protect vulnerable tenants from eviction?
Yes, tenants in HDV built homes would be subject to the same eviction policies as other council tenants.
Would the replacement properties meet the needs of the overcrowded families?
Yes, before any individual or family is moved from their existing home, we would work with them to ensure their new home is the right size to meet their needs.
Who would own and manage the new homes built by the HDV?
This is yet to be finally agreed but the important things won’t change including: the way we allocate the homes, the terms of the tenancies (apart from right to buy) and our insistence on the highest management standards would all be as if the home was a council home. Any planned new homes wouldn’t be finished for several years, which gives us time to properly consider all the options for the precise management arrangements.
Would council tenanted homes built through the Haringey Development Vehicle be available to buy through the Right to Buy scheme?
No, tenants in homes built by the HDV would enjoy all other rights available to council tenants, except the right to buy. This is because there are extremely high levels of demand for affordable housing in the borough and we are keen to ensure any new homes built by the vehicle are affordable for future generations.
Has the council consulted on its plans for the HDV?
All residents on the estates named in the November 2015 cabinet report have been engaged over a period of many months in the possibility of, and options for, estate renewal that could affect their homes. This has included formal consultation on the Local Plan Site Allocations DPD and (where relevant) the Tottenham Area Action Plan, as well as estate-specific engagement through meetings, newsletters and other means.
We have also consulted on the Wood Green Area Action Plan this year and the Wood Green’s Future consultation in 2015 – we are proposing that some council owned sites in Wood Green will be developed by the HDV including the sites of the Civic Centre, Wood Green Library and offices in Station Road.
It is important to note that no decision would be made on housing estate land transfers until statutory consultation has been carried out.
How are residents of Northumberland Park being consulted?
We have been working for more than three years with residents from Northumberland Park to understand their priorities for the future and current concerns about our plans. We have been open and transparent with residents that the Northumberland Park estate is a regeneration site/area that could be taken forward by the Haringey Development Vehicle. Any estate renewal scheme in Haringey would be based on continuous engagement with the local resident and business communities. Existing tenants and leaseholders must have a central voice in shaping the plans, and a clear understanding of the choices and rights they have as those plans are implemented. This process has been underway for several years already in Northumberland Park.
Just to be clear no decision would be made on housing estate land transfers until statutory consultation has been carried out.
Have you conducted the relevant Equality Impact Assessments (EQIAs) on the HDV?
An Equality Impact Assessment was considered by our Cabinet as part of its agreement to proceed with the joint venture vehicle in November 2015. EQIAs were also undertaken for each business plan agreed at the July 2017 Cabinet meeting.
Before any land is transferred into the Haringey Development Vehicle for development, it would be individually assessed and subject to Cabinet approval based on detailed business planning (including a EQIA), full consultation with the local community, and eventually a planning application.
Would there be a Residents’ Charter?
We undertake significant and long term consultation on estates proposed for regeneration. One part of our work to ensure residents have a clear say is to support the creation of Residents’ Charters, which allow residents to set out their ambitions, aspirations and concerns. These Charters are drawn up by tenants and leaseholders on an estate with the support of the Independent Tenant and Leaseholder Advisor.
A Residents’ Charter was drawn up by residents on the Love Lane estate, and agreed by Cabinet. Work on a Charter for the Northumberland Park estate is going on at the moment.
Would you give tenants an individual yes/no vote on the HDV plans?
We are committed to comprehensive and meaningful engagement with residents about all regeneration projects delivered by the HDV, but do not expect to use yes/no ballots. As set out in the Mayor of London’s draft Estate Regeneration Good Practice Guide, ballots ‘can risk turning a complex set of issues that affects different people in different ways over many years into a simple yes/no decision at a single point in time’.
Have garage rents increased due to the HDV?
Our recent increase in garage rents is totally unconnected to our plans for the HDV. Prior to April 2016 there had been no increase in garage rents since before 1998.
What does the updated Estate Renewal, Rehousing, and Payments Policy (ERRP) mean for residents affected by estate renewal undertaken by the HDV?
Our ERRP policy means all council tenants living on estates slated for redevelopment - whether by the HDV or otherwise - have a guaranteed right of return on equivalent terms, as part of a wide package of commitments to tenants, leaseholders and freeholders.
The guarantees mean that established communities would always have the choice to remain in the area and benefit when their estate is redeveloped. All council tenants would be guaranteed the right to remain in, or move back to, the estate if that is what they want, on equivalent social rents.
All resident leaseholders and freeholders would be guaranteed the right to buy a replacement home in the new development should they wish to do so. Resident leaseholders or freeholders who would like to remain on their estate but cannot afford to buy a new property outright would have the option of an interest free equity loan of up to 40 percent of the new property’s value, or a shared ownership home. Under the shared ownership scheme, home-owners would buy a share of between 25 and 60 percent of the property, with no rent to pay on the first 40 percent of the remaining equity and the option to increase the share they own in the future.
Tenants who wish to move elsewhere in Haringey would be guaranteed a move to a comparable social rented home of an appropriate size to meet their family’s needs, while leaseholders who wish to move somewhere else in the borough will get financial support to do so.
Would there be fewer homes available at social rent than there are currently?
No – in fact even in the first phase of sites there would be an increase overall due to new homes for rent being built on new sites in Wood Green.
We are committed to delivering the greatest possible amount of high quality affordable housing across all tenures, whether that is social housing, shared ownership or properties to buy or rent. All new housing must meet the particular housing demand in Haringey as set out in our Housing Strategy. This includes a requirement that at least 40% of all new properties built are classed as affordable, and a Haringey-specific definition of exactly what ‘affordable’ means for any given household, defined relative to their income rather than local prices or rents. We have also made clear commitments to rehouse existing council tenants on equivalent terms, with a return to the estate if that’s what they want.
Won’t regeneration carried out by the HDV just drive up prices for buyers and private renters?
The thing that everybody agrees is really driving up prices - and driving down quality - more than anything else is the growing gap between the supply and demand for housing all across the capital. Building these new homes is an essential part of Haringey’s commitment to closing that gap.
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