>
news
Housing, Planning, Regeneration

Central Hill residents to have their say on the future of their estate

Residents of the Central Hill estate will get the chance to have their say on the future of their estate over the coming weeks.

After working with residents for the last 12 months and analysing all the alternatives available, Lambeth Council officers have recommended that full rebuilding of Central Hill is the only practical way to improve living conditions people living there. The option was put forward after a number of potential alternatives, including refurbishment, infill and partial rebuilding, were rigorously analysed and ruled out.

Full rebuilding would guarantee existing secure tenants a brand new home, with a life-time tenancy, while homeowners would also be able to have a brand new home without the threat of substantial bills from refurbishing the current estate.

The Council is now beginning the process of formally consulting residents on their recommended option. A booklet, setting out the details of every proposal considered and explaining why the council is proposing to rebuild the estate, has now been sent to every home on Central Hill.

In the coming weeks, residents will be asked for their views on the future of the estate. Over the next few weeks, they will be invited to take part in a number of events taking place on the estate, to review all the information, ask questions and set out what they would like to see for the future of their estate.

Comments and questions from these events, along with other feedback collected during the consultation process, will be used to help inform the final recommendation.

The recommendation, along with responses received from residents during the consultation period, will now go before Lambeth Council’s Cabinet in December. Cabinet members will make the final decision on the future of the estate.

Central Hill is one of six estates included in Lambeth’s estate regeneration programme, which aims to provide more and better homes to help tackle the borough’s housing crisis. The council has been working with residents on the future of the estate for over 12 months – looking at options and listening to views.

“Officers and independent advisers have held 12 public meetings and exhibitions,  over 50 weekly drop-in sessions in the local office, 15 door-knocking days and sent out numerous newsletters and ‘frequently asked questions’ (FAQs). There have also been over 20 meetings of the Resident Engagement Panel (REP).”

The team has had contact with over 400 people living on the estate, from over 300 different households) – amounting to 70% of everyone living in Central Hill.

Each alternative proposal was assessed against the same criteria – whether it would deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in, whether it would deliver more homes, and whether it would provide value for money for the council.

-ends-

NOTES

—Links—

Full details of the consultation process are available here: http://estateregeneration.lambeth.gov.uk/consultation_on_the_future_of_central_hill

A copy of the booklet can be downloaded at this link: https://d3n8a8pro7vhmx.cloudfront.net/lambethhousingregen/pages/1184/attachments/original/1475839438/Central_hill_sept_2016_v11_PRINT.pdf?1475839438

Alternative proposals assessed

Proposal 1: Full rebuilding

PROPOSAL TO BE TAKEN FORWARD

The full rebuilding option means:

  • The full rebuilding of the estate, with the new homes built by Homes for Lambeth
  • Every secure tenant guaranteed a good-quality new home which will meet their needs on Central Hill
  • The opportunity for all existing resident homeowners to acquire a new home on

Central Hill

  • Maximising additional housing offered at Council rent levels – the number and tenure mix to be determined by further design process
  • The phased demolition of all the existing homes, to enable the majority of residents to move straight into a new home

Assessment criteria

Does this option deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in?

Yes. All secure tenants are guaranteed a good-quality new home built to high energy performance standards which will meet their needs. All existing resident homeowners will have the opportunity to acquire a new home on Central Hill.

Does this option deliver more homes?

Yes. The final numbers will be agreed through the design and planning process, ranging from 500 – 750 new homes being built. As many as possible of the additional new homes will be affordable and at a Council level rent.

Does this option provide value for money for the council?

Yes. The new homes would be built by Homes for Lambeth, including the private homes (either private sale or rent) which would help pay for the much needed affordable homes, including homes at a council level rent. No money from the council’s limited housing budget would be used, saving money that can be used on other homes across the borough.

 

2 – Refurbishment

PROPOSAL NOT TAKEN FORWARD

What is refurbishment?

Refurbishment means restoring every home to a good condition. The estate would stay as it is, but tenants would see their home refurbished to the Lambeth Housing Standard (LHS). That would involve new roofs, kitchens, bathrooms etc.

Assessment criteria

Does this option deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in?

This option would deliver improved homes for council tenants. But it would not resolve some of the inherent design problems with the estate. This option would NOT resolve overcrowding on the estate.

Does this option deliver more homes?

No. There would be no additional new homes.

Does this option provide value for money for the council?

No. Only part of the works required at Central Hill have been costed, but we already know that an investment of at least £18.5 million (at 2015 costs) would be needed, with £13 million required within the next 5 years. This puts the average cost of refurbishment on Central Hill at over £44,000 per council tenanted home. Elsewhere in Lambeth, the average cost is around £16,000. Refurbishment of the homes at Central Hill does not therefore represent value for money for the council and means that there is less money available to be spent improving other homes in the borough.

This proposal does not give all current residents a good quality home which meets their needs. Also the inherent design issues with the estate would remain. It also does not represent value for money for the council. The council is therefore not consulting on this.

 

3Infill and refurbishment

PROPOSAL NOT TAKEN FORWARD

What is infilling and refurbishment?

Infill means adding additional homes to the existing estate on vacant and underused land.

Alongside the infill sites, this option would see all current homes refurbished to the

Lambeth Housing Standard (in the same way as the full refurbishment option above).

Assessment criteria

Does this option deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in?

This option would deliver improved homes for council tenants. But it would not resolve some of the inherent design problems with the estate.

This option may resolve some of the overcrowding on the estate, if existing residents were to be given priority for the new homes.

Does this option deliver more homes?

Yes. There would be some additional new homes.

Does this option provide value for money for the council?

No. As set out under the full refurbishment option (overleaf), the cost of refurbishing homes on the estate is much higher than elsewhere in Lambeth and does not therefore represent value for money for the council and means that there is less money available to be spent improving other homes in the borough. New infill homes cannot be used to pay for the refurbishment of existing homes.

This proposal does not give all current residents a good quality home which meets their needs. Also the inherent design issues with the estate would remain. Some new homes would be provided, but not as many as rebuilding.

It also does not represent value for money for the council. The council is therefore not consulting on this.

 

4 – Partial rebuilding

PROPOSAL NOT TAKEN FORWARD

What is partial rebuilding?

This option would involve retaining 77 existing homes (including 4 freehold homes).

The rest of the estate will be rebuilt. The retained homes would be refurbished to the

Lambeth Housing Standard, while the rest of the estate would be demolished.

Assessment criteria

Does this option deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in?

This option would deliver improved homes for some residents.

This option could resolve some of the overcrowding on the estate, if existing residents were to be given priority for the new homes.

Does this option deliver more homes?

Yes. There would be some additional new homes.

Does this option provide value for money for the council?

No. Although the investment needed to improve the retained homes is around £33,000 per council property, as opposed to £44,000 in the full refurbishment option, this is still a significantly higher cost than elsewhere in Lambeth. This does not therefore represent value for money and means that there is less money available to be spent improving other homes in the borough.

The costs of refurbishment for the 73 homes is still high – excluding 4 freeholders. Some new homes would be provided, but not as many as rebuilding. It also does not represent value for money for the council. The council is therefore not consulting on this.

 

5Architects for Social Housing (ASH) proposal

PROPOSAL NOT TAKEN FORWARD

This has been put forward by Architects for Social Housing (ASH) and involves infilling on vacant land and building on top of flats and maisonettes. ASH suggest a number of sites within the estate where they believe new homes can be built, specifically:

  • Vacant land on the estate
  • The boiler house on Highland Road
  • Building on top of maisonette blocks and some of the Prospect blocks

The Council has considered the ASH proposal and assessed it in exactly the same way as other options.

Assessment criteria

Does this option deliver a good-quality home for all current Lambeth tenants and resident leaseholders to live in?

This option would not deliver improved homes for current residents. Also it would not resolve some of the inherent design problems with the estate. Infilling would lock in these existing design problems and make it harder to resolve them at some future time.

This option could resolve some of the overcrowding on the estate, if existing residents were to be given priority for the new homes.

Does this option deliver more homes?

Yes. There would be some additional new homes.

Does this option provide value for money for the council?

No. As set out under the full refurbishment option (above), the cost of refurbishing homes on the estate is much higher than elsewhere in Lambeth, does not therefore represent value for money for the council and means that there is less money available to be spent improving other homes in the borough.

New infill homes cannot be used to pay for the refurbishment of existing homes.

This proposal does not give all current residents a good quality home which meets their needs. Also the inherent design issues with the estate would remain. Some new homes would be provided, but not as many as rebuilding.

It also does not represent value for money for the council. The council is therefore not consulting on this.

 

Advertisements

Discussion

Comments are closed.

Archives

Join 188 other followers

%d bloggers like this: