Introduction
The MORE Project, stands for Maximising Our Resources Efficiently. It is part of the Hyde Group’s response the housing crisis. In London, where there is demand for over 54,000 homes a year but only 16,8000 homes were built in 2013/14 in London.
Greater competition in the development market has made land increasingly expensive.
Successive Governments have reduced the grant funding needed to create new affordable homes, and we do not anticipate any grant funding in the future. We therefore need to generate our own funds to replace the lost grant.
There are about 20,000 people currently on Lambeth’s waiting list for affordable housing. Annually there are about 3000 new housing applications. In 2013/14 only 1,350 lettings were made and only 340 new affordable homes were built (of total 530 new homes).
The Mayor of London has called for all housing associations to review their land holdings to identify opportunities for new homes.
Hyde has circa 50,000 unit property asset (stock),throughout its areas of operations, where there are “opportunities” to unlock potential development sites, Hyde is exploring which sites may be suitable for building homes. In some cases Hyde will explore whether building homes for sale on the private market, in order to generate a surplus (profit), as this surplus can be used to replace the missing grant, so that we can then build more affordable homes for rent.
Planning policy encourages infill development as part of the push for ‘brownfield’ sites, and is clear on what requirements Hyde needs to meet for this to be a possibility for Hyde’s owned stock.
Some examples of sites that could be used include land between or around existing buildings; buildings that can be demolished and replaced with more new homes than currently exist; and under-used car parks and garages. Hyde is looking at potential projects on its stock in Lambeth, Greenwich, Islington and Lewisham.
Lambeth Council are delivering a similar programme of infill development on their existing estates, and have also got some proposals around demolishing and rebuilding some of their estates. Several other housing associations and Councils are developing similar programmes, e.g. Ealing Council, London & Quardant Housing Association.
Proposal for development for Harleyford and Kennington Park Community Centre
The Hyde Group commissioned CZWG Architects to prepare an initial feasibility study for a potential site situated at Harleyford Street in Kennington.
The site is opposite the Oval underground station and it sits between two 5-storey balcony access mansion blocks that form part of the Kennington Park estate that is owned by Hyde.
Resident feedback was sought on the original plans CZWG proposed, and Hyde has also had a discussion with Lambeth Council planning department about the scheme. Based on feedback from both planners and residents the plans have been revised.
The revised brief is to locate an office space as well as a purpose built modern community centre, with outdoor space, and accommodation for nine flats for sale located over three floors, which step up to create a new building located between the two existing balcony access buildings.
A full right of light analysis has been carried out and this has informed the design process. The building steps away from its neighbours to ensure that there is negligible loss of daylight and sunlight to the existing flats located within the estate.
All of the flats all comply with the Greater London Authority’s Housing Design Guide and space standards.
Overview of site
Potential Retail Option
Hyde has dropped the original option of a retail store with deliveries coming through the estate.
However Hyde has been asked by Sainsbury’s if we can provide a smaller retail store on the site fronting Harleyford Street, if Transport for London and Lambeth Council will agree to a loading bay on Harleyford Street. The bay would have restricted hours of use to avoid clashing with rush hour traffic. All deliveries and refuse for the retail store would use the front door of the store straight onto Harleyford Street.
The option shown in this plan provides;
– A new retail store
– A new community centre with outdoor space
– A outside amenity space for the community centre
– Nine flats for sale on the upper floors
We would like your feedback on this option.
Would you like to see a small Sainsbury’s store on the estate?
Do you think it would be a useful facility for the local community?
Do you think it would cause any issues for the local community and residents of the estate?
If there are other comments or questions you would like to raise on this option please do.
Questions and Answers
The Proposed development
What is being proposed? The development is a four storey block of nine flats for sale on Harleyford Street between Blades and Lockwood blocks. The block will have an office space on the ground floor and incorporate a new community centre with outdoor space. The small unused building on Harleyford Street and the current community centre will be demolished as part of the re-development.
Has planning permission been given? Planning permission will be sought later this year, and residents will be kept informed of the timetable.
How can I find out more about the proposals? You can attend exhibitions we will be putting on in the current community centre, where proposed plans will be available. An information pack is available from the housing office or email consult@hyde-housing.co.uk.
Why was the site chosen for residential development? There is a housing crisis across the country, and in London there is an annual demand for over 54,000 homes. The Hyde Group has been looking at where it could build new homes on its own land. On Kennington Park Estate, the plot between Lockwood and Blades House has been identified as a suitable place.
When will the work start? The planning permission will be submitted around June 2015, but we will keep residents informed of the timetable..
Who will build the new properties? We will appoint a contractor through the legal procurement routes, and residents will be recruited to be part of a procurement panel so they can fully participate in the contractor selection process. Training will be provided to ensure the residents can fully participate in this.
Will the design of the building blend with the rest of the estate? The block will be a step building on the main road to the same height of the surrounding blocks. All non-residential facilities including the community centre and office space will be on the ground floor.
Will it have an effect on my rent or service charge? There will be no effect on either the rent or service charges.
Will I lose access to light? Any loss of light to existing properties will be within the statutory limits prescribed by the Right to Light legislation and controlled through the planning process. The original designs have been amended following discussions with residents and planners around this issue, and we are keen that any final design does not impact negatively on residents light.
Information about the new flats
Who will the homes be for? All the flats will be for outright sale on the open market. None of the flats will be for rent from Hyde directly.
Why can’t the new flats be for rent or shared ownership? The government has reduced the amount of grant available with which to build new homes and we are not expecting to receive any government assistance for this project or others in the near future.
To enable Hyde to build affordable housing, we need to raise funds. Flats on Harleyford Street would be desirable on the open market and this will help us fund the building of affordable housing elsewhere in Lambeth on our existing estates.
What is affordable housing? The government definition of affordable housing is housing that is let to up to 80% of the market rent. There is also a target rent and in Lambeth this is 65% of market rent. Hyde would be building affordable housing in the Stockwell area of rents between 65 – 80 % of market rent.
Has Hyde applied for funding from the Mayor for Affordable Housing? Yes, we have been allocated £24 million which will build 550 homes between 2015 and 2018.
Will local people benefit from the development? Although the flats on Harleyford Street are for sale, Hyde will be building affordable homes for rent and shared ownership in other parts of Stockwell. We will be providing a new purpose built community centre for the use of residents who live locally, and if we include an office space in the proposed development then we can bring the existing flats used as a housing office back in to use as residential accommodation.
How can I get one of these properties? The flats will be available for sale on the open market.
Who will own and manage the new properties? The flats will be sold on a leasehold agreement. The Hyde Group will own the block and the Hyde New Homes team will manage the building.
Will a new five storey building affect television (satellite) reception for neighbouring residents? The building of the new development should not cause any problems to television reception.
Will the there be a restriction on Buy to lets on the new flats? We can look at including this is the lease but further investigation will need to be done.
Where will the entrance to the new flats be? In the current plans the entrance is opening up onto Harleyford Street.
What will be the size of the flats? The flats will meet the Mayor’s Space Standards and meet with the lifelong homes standards. They will not be required to meet with those standards that relate to parking As no-parking will be included.
Environmental issues
Will any trees have to be cut down? An environmental survey will take place, which includes the trees on the estate. It is not intended that any trees will be cut down at this stage. If this changes or the survey identifies any trees are unsafe, we will inform residents.
What impact will the new block have on the estate? The new block will have a positive effect on the estate. The community centre will have improved facilities and the redesign of the area will mean that we can improve security around the entry gate currently located there.
If the developments are given the go ahead, what will be done about noise and dust for those residents living near the site? We have met with the residents of Blades, Lockwood and Alverstone to discuss their concerns. It is understandable that there will be some noise during the day, as the normal site working hours will be 8 a.m. – 6 p.m. Monday to Friday with occasional weekend work which will be Saturday between 8 a.m. and 1 p.m. The site will be cleaned at the end of each day and all equipment will be placed inside the compound. We will make arrangements for a Contractors Resident Liaison Officer to be on site, who can be available to receive any complaints or concerns from residents during the construction.
Will there be a loss of parking on the estate? Where will I be able to park while the block is being built? A detailed parking survey will be carried out to establish capacity to absorb any displaced parking places. Residents will be informed of changes to any parking arrangements nearer the time. We will aim to keep disruption to a minimum.
Will there be enough parking when the flats are built? No additional parking will be included in the planning permission. No parking permits on the estate will be issued to the residents of the new development, and this will be part of their lease which will be enforced through the staff in Hyde New Homes, who are experienced in managing leases.
How will Hyde stop the new residents’ or staff or visitors from parking on the estate? We are currently undergoing a parking review. A new parking enforcement will begin in March 2015. Any car parking on the estate without a parking permit will be fined and/or removed.
Will the development it increase the traffic around and through the estate? It is expected that during the building, the work traffic will access the estate from Magee Street. A traffic management plan will be put in place, which we will fully involve residents in developing.
Will the estate benefit directly from the development such as improvements to the garden or play area or cycle park? The community centre will be demolished and rebuilt at ground floor level within the new block with better facilities. Part of the project will look to improve the design of the parking layout and amenity space, as well as improving existing features such as the pedestrian gate from Harleyford Street.
What will be the effect on the pedestrian path from Harleyford Street into the estate? The path will remain but will be slightly smaller in width by 75 cm.
Will I be compensated for the inconvenience during the building works? We will put measures in place to avoid inconvenience. We will only compensate in exceptional circumstances.
Resident consultation
How will the community be engaged/consulted with? Public exhibitions will take place where residents will be able to discuss the development with Hyde officers and the architects before the planning permission is submitted. Plans will also be on view in the local housing office.
A consultation meeting with residents of Lockwood House, Alverstone House and Blades House took place on 22nd September 2014 and we have taken into consideration the issues raised by residents. We fed the resident feedback to planners, and have reflected these in the revised proposal
An exhibition will be held on 16th March 2015 at the Kennington Park Community Centre, you will be able to talk to the Hyde teams, architects and other people involved in the development. We will hold further exhibitions, and will provide many opportunities for residents to view the plans and provide feedback.
The proposed plans will be able to be viewed in the Oval Housing Office from late March throughout April.
A newsletter will be sent to you with the feedback from the exhibition and consultation, so that you are kept updated. Further dates and events will be advertised in the newsletter where you will be able to discuss the plans with Hyde directly.
We have an e mail and dedicated phone line for you to contact us if you are not able to attend the exhibitions.
What influence does the community have in what is being designed? We are asking for your views and comments on the whole of the development. All comments will be recorded and considered. We will feedback to you what changes have been made. We took the feedback in September very seriously, and as mentioned above, we have made significant changes to the proposals on the basis of that feedback.
Community Centre
Why does the current community centre have to be rebuilt? The community centre is a place where residents and local groups can hold meetings and events, and where services can be delivered for people on the estate. For example, at the moment there are things going on at the Centre for young people, and Hyde has plans to provide free internet access for residents from the centre. The Council and Hydel is also keen that community facilities are not lost as a result of regeneration projects. Re-locating the centre to the ground floor of the proposed new development will allow us to provide a fresh, modern facility, which can accommodate a wider range of facilities for the benefit of residents. The new centre will provide much needed appropriate external space which will benefit the users.
Will the new centre be the same size as the current centre? The proposed centre will be around slightly smaller but better layout as currently there is a lot of unused space e.g. in the hallway of the community centre.
Will the new centre have an outdoor space? There will be a dedicated outside space for the centre, as we appreciate that external space is valued and is important.
Where can we hold our events when the community centre is demolished? Hyde (through Hyde Plus) will consult with the regular users of the community centre and work with them to find alternative accommodation during the rebuild. We have experience of doing this, with no ill effect on the users. We are continuing to work with the KPE Tenants & Residents Association to explore possible locations for a temporary community centre, or places where current centre users can be moved to on a temporary basis.
Will we have a say in how the new community centre is designed? Residents’ views will be encouraged and will be important. Hyde will carry out a needs analysis across the estate to see what demand there is for the centre – and what size and design is most appropriate.
Who will run the new community centre? The Community Centre will be managed by Hyde – through Hyde Plus
Construction site office and compound
Where will the site office and compound be place? The site office and the compound will be located between Blades House and Lockwood House and enclose the current community centre. The compound will be surrounded by a perimeter wall. Residents will be informed about the exact location when the construction company has been appointed
How will the compound be accessed?
We are in discussion with Lambeth Council and Transport for London on this, but currently Harleyford Street is on the red route and so cannot used for unloading or parking. Vehicles are not allowed to reverse into the street.
Currently therefore, access will be through the estate. Measures will be put in place to ensure that the residents’ safety is maintained through the development of a traffic management plan. This will include using contractors ‘banksmen’ to accompany each construction vehicle that enters and leaves the estate. Temporary relocation of the play area could be considered, but will be explored with residents nearer the time.
How will the contractors ensure they take care of the community they are working in? The contractors will be a member of the Considerate Constructors scheme. This is a national scheme, whose members have to follow the Code of Considerate Practice, designed to encourage performance beyond statutory requirements. The Code consists of the following five sections: Care about Appearance; Respect the Community; Protect the Environment; secure everyone’s Safety and Value their Workforce.
Will they be working evenings and weekends? Any building work will only take place between 8 a.m. to 6 p.m. from Monday to Friday and between 8 a.m. to 1 p.m. on Saturdays. Work will not take place on Sundays and Bank Holidays. Staff may be working in the compound office outside these times.
What security will be in place during evenings and weekends? The compound and work site will be properly secured. The site will be checked regularly by a security service out of hours and at weekends.
How noisy will the worksite be? It is expected that during the day, there will be noise from the site but all building work will only take place between 8 a.m. to 6 p.m. from Monday to Friday and between 8 a.m. to 1 p.m. on Saturdays.
How will deliveries be made to Blades and Alverstone Houses during the building works? Access will be maintained to each block and deliveries will take place as normal.
What will be done to ensure the estates is kept clean and safe for children to play? The compound will be surrounded by a perimeter wall and properly secured. The work will take place within the compound, which will be not accessible to the public. The compound and any mess made outside the compound will be cleaned at the end of each day.
If there is asbestos in the current buildings, how will this be safely removed? A survey will be carried out, which will identify any asbestos. Once identified, the contractors will follow the statutory procedure in removing it. Please be assured there is no danger to the public.
Who to contact when work is on site
Who can I contact if there is a problem or need to complain when the work is on site? A Resident Liaison Officer will be the main contact for residents while the work is ongoing. Their name and contact details will be publicised in the newsletter and website. You can also go to the housing office or contact Hyde’s customer service centre.
Who will I be able to contact if I need to complain? If the Resident Liaison Officer or Housing Office is unable to resolve your issues then you can phone the Customer Service team on 08003 282282 (free from landlines) and 03001 232233 (free from mobiles) or email customerservice@hyde-housing.co.uk or write to The Hyde Group, Long Lane, Staple Street, London, SE1 4BS. Complaints will be dealt with through the complaints procedures.
What if something goes wrong and I need to contact Hyde out of hours or at the weekend? If it is an emergency repair, please phone 08003 282282 (free from landlines) and 03001 232233 (free from mobiles). If you see a security issue, you can contact the security service (the number will be provided to residents) or please contact the Police. Non-emergency issues will be dealt through the complaints procedures as above.
Viewing and commenting on the proposals
Where can we see plans? You can attend the public exhibitions during the Spring at the Kennington Park Community Centre, where you will be able to discuss the development with Hyde officers and the architects before the planning permission is submitted. Plans will be available on Hyde’s website at www.hyde-housing.co.uk .
What if I cannot attend any of the meetings? You can pick up an information pack from the Oval Housing Office. The display boards will be available at the Oval Housing Office.
You will also be able to view the plans on Lambeth Council’s website once they have been submitted for planning permission
Who can I send my comments about the development to? You will be able to send your views to Hyde by email at consult@hyde-housing.co.uk or in person to the Oval housing office. Your Tenants & Residents Association are always keen to hear your views too, and will present them to Hyde staff at our meetings with them.
You can also write to Lambeth Council Planning Section.
Can the planning permission be refused? Lambeth Council’s planning department could refuse planning permission or impose additional criteria if it considers the scheme to be detrimental to the community. If permission was refused, Hyde could submit a revised application or refer it to the Secretary of State for their permission.
Contact information
For further information or to send your comments please contact Hyde by:
By email: consult@hyde-housing.co.uk
By phone: 0800 234 6866
By letter: Hyde Housing office at Alverstone House, or Hyde’s head office at 30 Park Street, London SE1
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Pictures of Hyde’s revised plans can be found here.
Their ideas for the Community Centre are here.