Archive FAQs

Frequently Asked Questions

Below is a series of questions and answers on Estate Renewal which we hope you will find helpful.  However, for estate specific questions please use the contact information given on the web page for each estate (click here to go back to the list of estates). 

1. Why is the council carrying out this scheme?
2. Will building new homes with a mix of tenure types mean fewer social rented homes?
3. Where will the money come from?
4. Will the new homes be sellable in the current climate?
5. If money is obtained from another funding source can it be used for other purposes?
6. What sort of improvements will be considered?
7. Will my leasehold charges or rent increase to pay for the environmental improvements?
8. Will I be able to stay in my neighbourhood?
9. Will compensation be paid?
10. When are you going to start?
11. Will you continue to talk to us about these proposals?

1.   Why is the council carrying out this scheme?

A. The Westminster Housing Commission reported the need for up to 5,000 new homes in Westminster over the 5 years to 2011.  The Commission found that all types and tenures of new homes were needed including properties for market sale, shared ownership and rent.  In response to this the council looked at all sites in its ownership to identify areas where new homes could be built and what sort of homes would be suitable for the area. 

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2.  Will building new homes with a mix of tenure types mean a reduction in the number of social rented homes?

A.  Housing Renewal gives us the opportunity to look at whether there is potential to increase the number of homes and to provide a greater tenure and size mix. One of the key aims of the Housing Renewal Strategy is to build more family size homes for social rent – so we will be aiming to replace old stock, which is mostly studio and one bedroom, and provide new two and three bed social rent homes to meet local demand.

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3.  Where will the money come from?

A.  The council made a bid to the Homes & Communities Agency and was awarded £36m. Early estimates suggest that a figure of around £126m will be needed borough-wide so the council is adopting a model similar to that used by Housing Associations of setting up a development company to raise funds through commercial loans and mortgages. The development company will be wholly owned by the council and will also be able to identify further pots of funding from other government departments to tackle issues such as crime or green issues which will contribute to some of the costs. The scheme also has a self-funding element as all proceeds from outright sales are ploughed back into the overall funding pot.

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4.  Will the new homes be sellable in the current climate?

A.  Despite drops in the overall housing market the demand for low-cost and intermediate housing is still there. The market is now stabilising and the council expects no problems in marketing the for-sale properties.

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5.  If money is obtained from another funding source (eg Home Office to reduce crime) can it be used for other purposes?

A.  Money obtained under any bid would have to be used for its stated purpose so if money was given for security or environmental works it would have to be used for that purpose. However where money is obtained from outside sources it relieves some of the demands on the rest of the ‘pot’ so will always have a knock-on benefit for the rest of the scheme.

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6.  What sort of improvements will be considered?

A.   Anything and everything will be considered for improving and regenerating neighbourhoods.  This can include re-modelling of estate layouts, replacement and renewal of existing dwellings, the provision of new dwellings, security and environmental enhancements, provision of communal facilities and changing the physical layout of estates

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7.  Will my leasehold charges or rent increase to pay for the environmental improvements?

A.   The costs to develop these improvements will be met from the proceeds from the sale of the new homes.  The charges residents currently pay for ongoing maintenance of grounds will be calculated as usual on the proportion of the costs incurred.

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8.  Will I be able to stay in my neighbourhood?

A.  Yes. The Renewal Strategy is for the benefit of existing residents. Any plans developed which might result in council tenants and leaseholders needing to move out of their home, so that refurbishment or redevelopment works could take place, will give residents the option to move back to the area after redevelopment works have been carried out.

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9.  Will compensation be paid?

A.  This is linked to the extent of improvement works agreed upon and this won’t be known until a thorough planning and consultation period is carried out. But if any plans are developed which involve improvement works on a scale which would involve residents having to move out of their home, even just temporarily so that major maintenance can be carried out, there is clear legislative guidance in place covering compensation and rights. The legislation is different for tenants and leaseholders but we would ensure that people are fully informed of their rights. We are looking at developing support packages for affected residents which would go beyond our minimum legal requirements. Once more detailed proposals have been developed, these will be discussed with tenants and leaseholders prior to any finalisation.

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10.  When are you going to start?

A.  We’re looking at a phased start and are already underway with the selection of specialists for the Church Street area.  We anticipate selecting appropriate specialists to work with stakeholders in the Tollgate Gardens area by the end of November 2009, and in the Brunel and Ebury Bridge areas by the early in 2010.  These dates are flexible and we will keep you informed of any changes as they occur

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11.  Will you continue to talk to us about these proposals?

A.  We are committed to involving communities in the programme and will continue to involve residents in all proposals and any ongoing works.

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