Councillor Sarah Williams, Cabinet Member for Housing and Planning (Deputy Leader), approved the inclusion of the Selby Centre site in the Council Housing Delivery Programme. This decision is a key step in the regeneration of the Selby Urban Village and will enable the development of 202 new social rented homes.

Selby Urban Village Phase 2

Councillor Sarah Williams approved the inclusion of the Selby Centre site, designated as Phase 2 of the Selby Urban Village (SUV) regeneration project, into the Council's Housing Delivery Programme. This decision allows the project to progress to RIBA Stage 3, enabling the completion of design work and the submission of a Gateway 1 paper to the New Homes Board. The redevelopment aims to deliver 202 social rented homes and one commercial unit on council-owned land.

The Selby Centre site, located in Bruce Castle Ward, is currently part of the General Fund portfolio. It is proposed that the housing element of the SUV regeneration will be managed by the Housing Delivery Team. The land will be appropriated for planning purposes before construction begins and subsequently for housing use within the Housing Revenue Account (HRA) portfolio before any homes are let. A further report and Cabinet approval will be required at Gateway 3.

This decision aligns with Haringey Council's commitment to delivering 3,000 council homes by 2031. The report highlighted that housing delivery schemes undergo three stages of member scrutiny: inclusion in the programme, planning application decisions, and final approval before contracts are let. This approval marks the first stage of this triple lock process.

The Council considered alternative options, including not developing the site. However, this was rejected as it would significantly hinder the council's capacity to deliver new council homes, particularly given the more than 11,000 Haringey households on the housing register.

The Selby Centre has been used by the Selby Trust for over thirty years, providing services for numerous voluntary sector organisations. A community lease is in place until 2025, and a new twenty-five-year lease for the new Selby Centre building is anticipated, subject to the Selby Trust's business plan and social value outputs. A Memorandum of Understanding (MOU) between the Council and the Selby Trust was established in 2019 to facilitate the joint development of the SUV.

The wider SUV project is divided into two phases. Phase 1 involves the development of Bull Lane playing fields to become the new home for the Selby Centre, alongside a new park and sports facilities. Phase 2, the housing development on the current Selby Centre site, requires the decant of the Selby Centre. Phase 1 will be delivered by the Major Works team, funded by the General Fund capital programme, with a projected start on site in May 2025. The Selby Trust is expected to move to their new centre in October 2026, allowing for the demolition of the old centre. Phase 2 will be delivered by the Housing Delivery Team, funded by the HRA's capital programme.

The project is expected to contribute to Haringey's Corporate Delivery Plan 2022/3 to 2023/4, specifically addressing themes of Resident Experience, Responding to the Climate Emergency, Homes for the Future, and Place and Economy. The development aims for financially and environmentally sustainable outcomes, with efforts to reduce the project's carbon footprint. Designs will consider stringent standards for new council developments and future energy consumption. A fabric-first energy efficiency approach, potentially to Passivhaus Standard, is being explored to reduce fuel poverty and heating costs. A communal heating system, possibly connected to a local District Energy Network, is also being considered.

In terms of biodiversity, a minimum 10% uplift is required, with a target of 20%, and an Urban Greening Factor rating of 0.4 is sought in line with London Plan Policy G5. Travel emissions will be reduced by exploring a car-free scheme, with designated spaces for blue badge holders, and improvements to cycle routes with adequate storage.

The report noted that the Council has a Public Sector Equality Duty (PSED) under the Equality Act (2010) and considers socioeconomic status a local protected characteristic. The development is anticipated to have a positive impact on individuals in temporary accommodation and those vulnerable to homelessness, who are often over-represented among specific protected characteristics. No negative equalities impacts are expected.

The Cabinet Member RESOLVED:

• To note that the SUV was now at the end of RIBA stage 2.
• To approve the addition of the SUV (phase 2), Selby Centre site, to the Council's Housing Delivery Programme to enable progression of RIBA stage 3.

This decision was made on 19 June 2024.