Local Authorities Housing Development. Paul Pledger, Epping Forest District Council Paul Munday, Haringey Council Ian Collins, Pellings

Transcription

1 Local Authorities Housing Development Paul Pledger, Epping Forest District Council Paul Munday, Haringey Council Ian Collins, Pellings

2 Epping Forest District Council Developing New Council Housing - From A Standing Start. Epping Forest DC s Approach Paul Pledger Assistant Director (Housing Property & Development)

3 Epping Forest District Council Coverage Why build? Our response to the opportunity Identification of potential development sites Governance, Strategies and Policies Three Stage Process Timeline.

4 Epping Forest District Council The Opportunity Encouragement from Govt. to build for a change Borrowing headroom / surpluses from self financing One for one replacements + S106 contributions Possible HCA grant? Build more than we sell for first time? EFDC: No. of potential small devt. sites on EFDC land Sufficient resources for modest programme 20 new homes p/a - Over 6 years = 120 homes.

5 Epping Forest District Council The Problem Haven t built for 25 years No in-house development expertise No framework agreements with consultants Lean organisation Limited staffing resources Development is a headache especially small sites A familiar picture?

6 Epping Forest District Council Our Response in a nutshell Appoint one organisation as Development Agent - to undertake the whole development function From Development Appraisal to Handover 4 year contract + 3 single year s extension Benefit from DA s existing (competitive) framework agreements with consultants Architects / Employers Agents / Surveyors / Engineers Collateral warranties Council (client) approval at key stages Develop (mainly) garage sites with high vacancies

7 Epping Forest District Council Strategies and Policies Development Strategy including: Programme Management Plan Design Standards inc. Employer s Requirements Financial Modelling and assumptions Affordable Rent Policy 80% market rent, capped. Procurement Strategy Strategic approach to prioritising sites Future use of sites unsuitable for development Risk Register

8 Epping Forest District Council Strategies and Policies cont. Bidding for HCA Grant If successful - Development Partner Status Funding Policy The Council s own loan provision; Section 106 contributions; Capital receipts from additional RTB sales; First deadline for 1-for-1 RTB replacements April Grant from the HCA; Sales of HRA land; and Other funding opportunities

9 Epping Forest District Council Stage 1 Initial Feasibility & Financial Appraisal EFDC provides list of sites DA undertakes Devt Appraisal and Financial Appraisal for each site Devt Appraisal Technical / Planning/ Utilities / Legals / Best use of site / Mix Financial Appraisal Estimated build cost / Use agreed assumptions / 30 year development plan Report / recommend on each site - to EFDC Cabinet

10 Epping Forest District Council Stage 2 Planning For sites that EFDC Cabinet agrees to develop progress to Stage 2 Pre-application consultation with Planners DA prepares and submits (full) planning applications for each site If refused DA revises schemes as necessary until EFDC and DA agree that no development is possible

11 Epping Forest District Council Stage 3 Post Planning Development Agent: Forms development packages (approx 20 properties) Manages delivery of sites Responsible for procuring works contractors (JCT Design and Build Contract) Supervises works up to handover EFDC - has legal contract with works contractor Pays contractor - on DA certification.

12 Epping Forest District Council Timeline DA appointed January 2013 First development appraisals June 2013 First planning permissions Nov 2013 First starts on site August 2014 First handovers August 2015

13 Paul Munday Haringey Council

14 Housing opportunities in Haringey

15 Context Riots August 2011 Northumberland Park Ward Estate renewal strategy Nov 2013 Strategic Regeneration Framework Feb m for transport infrastructure Tottenham 250/sqf; Woodberry Down 700/sqf New build on infill/small sites Estate renewal on larger sites and in Tottenham Housing Zones

16 Housing opportunity bigger than Olympic Park or a new town Regeneration in Tottenham incorporates the most significant housing opportunity in London for the next ten years. By 2025, there will be: Over 10,000 new high quality homes Over 5,000 new jobs created 1 million square feet of employment and commercial space added 16

17 Tottenham Hale is one of the best connected places in North London Stratford 11mins Kings Cross 12mins Liverpool Street 14mins Oxford Circus 16mins Stansted 35mins With one change City Airport 33mins Heathrow 1hr 10mins Paris 2hrs 45mins and 141m investment is going to improve things further..

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20 Scale of Opportunity High Road West Adjacent to Spurs 430m development: stadium, superstore, college New station and stadium approach Up to 2,400 homes scope for significant number of ladder products

21 Scale of Opportunity Northumberland Park Transformed transport & improved station Up to 4,500 homes (3,000 within existing areas) Creation of a knowledge hub and up to 4,000 additional jobs

22 Medium sized sites

23 Helston Court / Culvert Road

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25 Park Grove (inc Durnsford Road)

26 Turner Avenue / Brunel Walk

27 Infill / small sites

28 Land between 10 & 12 Muswell Hill Place

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30 Cranwood House

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32 Summary / Scale Infill / small 11 sites, 96 homes, 15M Medium 9 sites, 405 homes(6), 50-60M Large 3 areas, 10,000+ homes,...?

33 Ian Collins Head of EA Services Pellings

34 Establishing the Programme Strategy Deliverables Processes New Homes

35 Managing the Programme Set-up programme wide approach to: - Planning avoid differing officers giving different views. Establish the Hierarchy. - Building Control Need to include use of Local Authority in Employer s Requirements or specification if that is the preferred route. - Risks Programme wide and site specific risk register.

36 Specification/Tender Documents Liaison with Asset Management and Maintenance Managers. Preferred or excluded materials and components Approach to sustainability - CSH levels - Technology (if any) Modern Methods of Construction - timber/steel frame - thin joint blockwork - CLT

37 Specification/Tender Documents Design Standards - GLA/HCA - Design and Quality Standards BfL, HQI, upload to IMS at start, during and at completion - Other (ECC design guide) Selection of materials Assessment of capital and lifetime cost.

38 Site Specific Due Diligence Services Enquiries: - Locations (above and below ground) - Capacity - Radar Surveys - Historic use likely to throw up problems Ground Conditions: - Foundation design - Contamination - Historic use likely to throw up problems Legal: - Established Rights of Way, Prescriptive rights - Ownership and Searches; approach it as if it was not your site.

39 Site Specific Feasibility Site coverage exercise informed from information from D.D. Early discussion with Planners Build costs Programme, site access Run the financial numbers Risk Register - Trees - Ground conditions - Party Wall issues

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42 Procurement Contractors and Consultants Design and Build, but consider control of design quality Consider size of programme - run OJEU tender exercise or - use of existing frameworks Compliance with Standing Orders Options - Existing Providers (East Thames) - SCAPE - Fusion 21 - SEC - DPP (2) Keep contractor procurement flexible. Smaller local contractors may be more appropriate for the small or 1-off sites.

43 Procurement Contractors and Consultants Consider how to procure the professional team, Architecture, EA, QS, CDM-C. One stop shop? Consider programme wide S.O.R for e.g. - Site Investigations - Ecology - Archaeology Call off when required.

44 Conclusions Set the Strategy - Number of homes/tenure - Programme - Funding - Site availability Set the deliverables - Specification - Sustainability - Design Standards - Costs

45 Conclusions Establish the process - Through site specific due diligence - Governance - Regular review and monitoring lessons learnt inform the latter stages of the programme - Record decisions Assemble packages of sites - Economies of scale, but challenge to contractor s management Appoint the right team for - Design - Cost and procurement advice - Contract management - Construction

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47 Any Questions?