presentation to external auditor 19/04/2017€¦ · • soft market testing and feasibility studies...
TRANSCRIPT
Presentation to External Auditor 19/04/2017
Transformative partnerships
North Tottenham Regeneration Area
Haringey Development Vehicle
• Northumberland Park 5,000 new homes (40% affordable)
• Further 1,400 homes across category 1 sites
• A new all-through academy school for 2,300+ students and a new Health Centre
• New centre for Wood Green including residential, commercial and Council accommodation
• Management and enhancement of existing £45 million Council commercial property portfolio with further commercial development in the borough
• Investment in jobs/ skills/ Social Impact Fund
• Creation of up to £11m pa in new Council tax and business rates receipts
• Council receives £275m development returns
• 2500 new homes
• A new London Overground station at
White Hart Lane
• A new public square surrounded by
new commercial and community uses
that will be at the heart of the new
neighbourhood, linked to THFC
• A new, modern library and learning
centre
• Redevelopment from 2019
High Road West
- Planning approval Dec 2015 (LBH)
& March 2016 (GLA) for 61,000
capacity stadium; NFL and
enhanced events offer; 585 homes;
major new commercial space
(hotel, museum, extreme sports)
and public realm
- New stadium to be open for
2018/19 season
THFC
HDV Objectives (Summary)
• To deliver growth
• To achieve and retain a long–term stake and control in
development of Council’s land
• In partnership with private sector, catalyse delivery of
challenging schemes
• To achieve estate renewal by intensification of land use
and establishment of mixed tenures
• To secure wider social and economic benefits
• To incorporate land belonging to other stakeholders into
developments
HDV Sites
• Sites are across the borough Category 1 – Initial Sites • Northumberland Park • Wood Green
• Civic Centre • Station Road Buildings • Library Site
• Cranwood Care Home • Commercial Portfolio • Category 2 (Listed in Cabinet Report) and Category 3 (not
specified) are in the scope of procurement and may follow
HDV – Decisions
• Cabinet February 2015 – authorised soft market
testing
• Cabinet November 2015 - authorised launch of
procurement and delegated authority on
documentation to Director/Leader
• Cabinet February 2017 - agreed to appoint
Lendlease as Preferred Bidder
• Cabinet March 2017 – following call in confirmed
decision
HDV - Future decisions
• Cabinet July 2017 - recommendation to establish HDV
and agree initial Business Plans
•Strategic Business Plan
•Category 1 sites
•Socio-Economic
•Commercial Portfolio
• Further decisions will be required:
• to approve application for disposal of housing land
• to add further sites
HDV Procurement
• Soft market testing and feasibility studies pre procurement • Prior Indicative Notice - November 2015 • OJEU / PQQ January 2016 - 13 bidders • Invitation to Submit Outline Solutions (ISOS) March 2016 – 6 bidders • Invitation to Submit Detailed Solutions (ISDS) July 2016 – 3 bidders • Invitation to Submit Final Tender (ISFT) December 2016 – 3 bidders • Currently optimising and specifying detail in accordance with regulations
HDV Structure
• Limited Liability Partnership
• 50:50 vehicle
• Council Land matched by Lend Lease cash / equity
• Loan note structure
• Subsidiary vehicles for Development/ Investment
HDV Governance
• Board 3 members each
•Cllr Weston
•Strategic Director of Regeneration Planning
and Development – Lyn Garner
•Director of Transformation and Resources-
Richard Grice
• Collective vote
• Rotating chair (no casting vote)
• Same Board Members on subsidiary Boards
• Suite of legal documents inter alia
Members Agreement
Development Framework Agreement
Development Management Agreement
Asset Management Agreement
HDV Protections
• Dispute resolution
• Deadlock
• Default
• Winding up
• Reputation
HDV - Decision Making Structure
Members (Council and private partner)
Haringey Development Vehicle
Council only
Develops new scheme business plan (or proposes changes)
Approve scheme business plan, including ‘conditions
precedent’
Prepares for development (planning permission, funding
for scheme etc)
(Approves any CPOs, outcome of consultation etc as required)
Transfers land to HDV (compulsory if conditions are
met)
Delivers scheme, including procurement
Receive & invest dividends
• C.11 hectare development site
• One-third in LBH ownership , the Love Lane
housing estate (297 properties):
- 212 council tenancies
- 85 leaseholders
• Two thirds in third party land ownership, includes
business/Industrial Estates.
• THFC own 14% of the land
• Adjacent to £750m THFC development
• £62m of Housing Zone funding secured
High Road West Site Context
• Comprehensive regeneration of the area
• Regeneration of the Love Lane Estate and
delivery of a mix of tenures
• A new economically successful local centre
• Maximise the social and economic benefits
for local people and deliver high quality
community facilities
• Significant increase the amount and quality
of open space
• High quality design
HRW Objectives
HRW Deliverables
• A minimum of 1,400 new high quality
homes to (include 145 social rent
homes and 46 shared equity homes)
• A minimum of 8,800sqm of
commercial space
• A new 1,400sqm library and learning
centre
• Improvements to the landscape and
public realm, including a major new
link between an enhanced White Hart
Lane Station and THFC
HRW Delivery Structure
• OJEU procurement underway to select a development partner – due to
conclude in September 2017
• Partnering by way of Development Agreement
• Steering Group will be established to oversee project
• Development conditional on site wide and phased conditions
• Council assembles and transfers land on a phased basis (250 year lease)
• Delivery partner develops out, with affordable & community infrastructure
delivered to agreed specification
Nov 2013- Cabinet - Received feedback, gave authority to develop comprehensive
masterplan, continue ongoing engagement with the community
July 2014 – Cabinet – Delegated Authority report to Director of Regen. and COO to agree
masterplan for consultation, agree s105 material and initiate s105
consultation and initiate the rehousing process for tenants living in
phase 1
Dec 2014- Cabinet- Received consultation feedback, agreed the masterplan, agreed
resident guides and Resident Charter, approved demolition of the
estate
Dec 2015- Cabinet- Agreed the HRW delivery and procurement objectives, noted the
business case setting out preferred delivery route, agreed to
commence OJEU procurement process , DA to Director of Regen to
agree material and deselect Bidders.
Sept 2016- Cabinet- Agreed the Overarching Borough Agreement with GLA for the
Housing Zone funding
HRW key decisions made
• Selection of a development partner - Cabinet September 2017
• Best consideration sign off – Cabinet September 2017
• Delegated Authority to Director of Regen and COO to enter into Development
Agreement once finalised- Cabinet September 2017
• Ownership of the replacement homes - Cabinet September 2017
• Permission to seek Secretary of State consent to dispose of, and
appropriate, Housing Land - Full Council November 2017
• Resolution to make a CPO (if required)- 2018
HRW further decisions for approval
HRW Steering Group
• The Council and partner will have three representative on the Steering Group.
• The Council representatives will include a regeneration and finance lead.
• The Steering Group will:
- agree, adopt, review and update the Strategies
- Review the progress of the development and operation of the DA
- Review the Financial Model and Phase Appraisals
- Review progress towards satisfying the Phase 1 Conditions
- Approve the CPO budget
- Agree milestones for the Milestone Condition applicable to Subsequent Phases
• The Council will have discretion to make the following decisions outside of the Steering Group:
- Land payment
- Planning applications before being submitted to Planning Authority
•If decisions can not be made at the Steering Group, matters will be escalated to Senior Officers in
each organisations. If a decision is still not made, some matters can be determined by an
independent expert.
HRW Governance
North Tottenham Internal Board
(Chair: Director of Regeneration)
Tottenham Programme
Delivery Board ( Chair: Strategic
Director of Regeneration,
Planning & Development)
Tottenham Joint Strategic Forum
(Chair: LBH & GLA)
Northumberland Park Project Board
(Ward Cllrs) (monthly)
Cabinet Member one-to-one (fortnightly)
• HRW Scheme is part of the
Tottenham Regeneration
Programme governance
• Reports to North Tottenham
Internal Board, which has legal,
finance, procurement
representatives
•Strategic Directors meetings
between dialogue meetings
• Procurement Board
THFC
• In February 2012, the Council’s Cabinet agreed a £27m funding package to support
regeneration in North Tottenham. It was agreed that THFC would be given:
• £5m towards the “podium” – a piece of public realm surrounding the stadium used
as community and event space
• £3m towards heritage improvements - £500k has been utilised already as match
funding for heritage improvements in the North Tottenham area.
•Whilst this funding has been agreed, it is subject to grant agreements being agreed with
THFC. A Cabinet Member decision (12/04/2017) approved the development of these grant
agreements and delegated authority to Director of Regeneration (in consultation with Strat.
Dir. Of RPD and COO) to agree these with THFC.
•Over the past two years, THFC have revised their stadium design, have secured a deal
with NFL
•THFC are now seeking a £30.5m contribution towards the construction of the podium.
THFC
• The Council has worked with the GLA to identify if public funding can be
identified to support THFC
• The GLA have agreed to offer the Council a low cost borrowing rate to borrow
£30.5m through the HRW Housing Zone arrangements (2.2% fixed rate for 12
years)
• At the same time, the GLA have agreed that all repayable grant within the High
Road West Housing Zone funding allocation is now non-repayable. This
leaves a surplus of £23m within the HRW cashflow, which could be utilised
(subject to Cabinet approval) to support the delivery of the podium around the
THFC scheme
• The Council and the GLA have informed THFC, that any public sector funding
contribution towards the podium will be conditional on them selling their land assets in
HRW to the Council
THFC Governance
Joint Operational Board
(Chair: Head of Area Regeneration (North Tottenham),
Monthly)
North Tottenham Internal Board
(Chair: Director of Regeneration,
Monthly)
North Tottenham Partnership
Principals Board (Chair: CEO,
Monthly)