On Tuesday, 7th June at the Fenwick Hall over 50 residents and neighbours came to see Lambeth house design principles at the Fenwick Estate Pre-Cabinet information exhibition.
The design principles are the principles which all the new homes will have to meet and will be built on the Fenwick Estate should the decision go ahead to proceed. The principles are:
- Secure, warm, safe and comfortable homes with high levels of insulation and sound proofing
- Practical homes with plenty of storage space and easy access to services
- Where we are re-housing residents, they will be involved in the design process
- Personal outdoor space for each home
- New homes are indistinguishable by tenure and fit well into the existing pattern of streets and open spaces
- Communal spaces that residents enjoy spending time in, designed with safety in mind
- Discrete and convenient storage for waste and recycling and secure covered storage for cycles
- Places that support the character of the area, contribute to Lambeth’s rich architectural heritage, and are built to last
- Streets and public spaces that create a safe and secure environment for alls
- Sustainable buildings and spaces that are easy and economical to manage and maintain
The event also provided an an overview of the information that will be presented to Lambeth Cabinet at the 11th July meeting. This included the preferred scenario that will the Cabinet decide upon. This represented the end of the feasibility stage of the regeneration project, on which we had been consulting with residents since November 2015.
The information which was presented included:
- The aims of the engagement
- The residents brief and concerns
- The Cabinet recommendation
- What happens after Cabinet
The aims of the engagement
The aim of the resident engagement during the feasibility stage was three fold:
- Ensure that as many residents as possible are INFORMED about the regeneration programme.
- Once informed facilitate a range of opportunities for people to be INVOLVED in the process.
- Collect feedback from residents who are involved in the process so that their views can INFLUENCE how regeneration happens.
The residents brief and concerns
Residents have co-created a Resident’s Brief and see potential for a regeneration scheme to provide:
- Better quality, warmer, larger homes
- Improved open space and in particular play provision
- More secure access to flats with entry doors to stairwells and minimise number of units per core
- Better lighting across the estate making it feel safer
Residents have ongoing concerns which can be summarised as:
- The change in tenancy and loss of right to buy
- Not getting like for like replacement with particular reference to private gardens and parking provision
- Affordability for both homeowners and tenants
- Repairs and upkeep not happening in the interim. Potentially a long regeneration project and people may be living in inadequate conditions for a long time
- Will individual housing needs be met particularly those with caring responsibilities or mobility issues
The Cabinet recommendation
Cabinet will be asked to approve the following recommendations, (current wording is in draft).
- To authorise the progress of the project on the basis of the full redevelopment of the Fenwick Estate (excluding the odd-numbered properties on Willington Road)
- To implement the Key Guarantees for residents
- To authorise officers to procure a Development Management team to progress the redevelopment of the estate
- To require officers and the procured development management team to work closely with residents in the procurement and formulation of the masterplan, including a phasing strategy and a local lettings plan for the Estate
The Cabinet report will include the following information, which will be the starting point for the Development Management team when it takes the project forward:
- Residents feedback on the regeneration proposals
- The Residents Brief
- The Feasibility Stage Consultation Report
- The Feasibility Stage Design Report
- A financial feasibility study
- An Equalities Impact Assessment
The redevelopment area includes all of the properties on the Fenwick Estate, but excludes the odd-numbered properties on Willington Road. The odd-numbered houses on Willington Road were originally included within the Fenwick Estate Regeneration Feasibility Study and the Council committed in April to do further work regarding the odd- numbered properties on Willington Road. This review is now complete, and it is now proposed that these properties will be excluded from the recommended scenario that the Cabinet will decide upon. This means they will be retained. This is primarily due to the existing condition of the stock and the need for investment in these homes in comparison to the Fenwick Estate, the financial feasibility of redevelopment, and a consideration of resident views.
The Cabinet Report is a public document and is published 5 full working days days before the meeting on 11th July.
An appraisal of the financial aspects of redevelopment will be included in the Cabinet Report. This will provide Cabinet with evidence, based on the information currently available, that the redevelopment is financially feasible. This appraisal is based on a number of assumptions, and considers the following:
- The costs of the development and construction of the new homes for existing and new residents, including open spaces and landscaping, building materials and fees, and other costs associated with the development, including compensation and acquiring properties
- The amount of money that would need to be borrowed in order to fund the development
- The costs associated with managing and maintaining the new estate
- The income that would pay back this borrowing, which comes from rent from tenants, service charges, and any rent or money from sales of homes from new residents.
The appraisals undertaken so far indicate that the redevelopment of the Fenwick Estate is financially feasible. Various options will be appraised in terms of the number of homes to be built, and how many extra new homes for rent (at social and market rents) or sale could be built, once all existing tenants and leaseholders are rehoused. These appraisals will be refined as more information becomes available.
What happens after Cabinet
If the recommendations in the Cabinet Report are approved, the Council will continue with a process to appoint a Development Management team for the Fenwick Estate. This Development Management Team will work the Council and residents to create a masterplan and designs for the new and replacement homes, and to take this plan through the planning process to delivery. Residents will be involved in the process to appoint this Development Management team from the range of companies who are bidding for the work.
This involvement will be through an exhibition on the Estate at which all residents can score the different teams, and a panel made of up resident representatives, ward councillors and council officers will interview each team. The winning team will be based upon a combination of this interview and exhibition, the price of their bid and the quality of a written submission. It is expected that the Development Management team will start work in September. In the meantime, both the Council and the Independent Resident Advisor will continue to engage with residents through drop-ins, meetings, and the Resident’s Engagement Panel to ensure all residents are aware of the regeneration, how it will affect them, and what residents are entitled to through the Key Guarantees.