The regeneration of the areas is funded through the sale of private housing, so there will be some private housing in the renewal neighbourhoods, but numbers are small. In the largest renewal area, Church Street and Paddington Green, there will be an introduction of 282 private dwellings over 15 to 20 years in a neighbourhood of approximately 6,000 dwellings i.e. less than 5%.
The Council’s Planning and Housing Policies promote affordable housing throughout the City. Since 1999, approximately 1,600 affordable homes have been delivered throughout the City, 75% of them traditional social housing. Of the 1,600, approximately 1,000 are in the more expensive south and central locations of the City, with 75% of these social housing. For some development sites, it is not viable to build the affordable housing on site. In such cases, the developer either has to build the affordable housing elsewhere in the City or contribute money towards affordable housing building generally.
Alongside the proposed physical regeneration of the renewal neighbourhoods, we are designing a programme of support to improve local peoples’ social and economic situation. A key component of this will be to ensure the chosen building contractors employ local people as far as possible. A programme of training and support will be available to ensure local people are able to take advantage of these employment opportunities.
The Council has no powers to affect the country of origin of leaseholders on its estates. However, it hopes that the relatively small numbers (see question 1 above) of private homes available for sale through the regeneration programmes will be attractive to prospective homeowners who want to live and take part in a vibrant central London location.
All the existing tenancy rights will be transferred to a new tenancy, whether this is a secure tenancy or an assured tenancy, and regardless of the landlord. Clearly, if there is a change in the number of bedrooms, this will be reflected in the new tenancy.
New rents will be set at the target social rent levels that apply at the time of letting (there is a government formula for these rents). Until a scheme has been fully designed, we cannot set the service charges. However, we do not anticipate they will increase significantly, and they may go down due to more efficient heating and insulation systems in the new homes, which will reduce energy costs.
All new homes will have a private outside space, though we cannot guarantee that someone currently with a garden will have a garden in the new home.
We will do our best to locate tenants in the new blocks according to their wishes, although this will depend on the exact layouts of new buildings.
All new homes will be built in line with the London Mayor’s Housing Design Guide which has clear standards around issues such as room sizes, sound and heat insulation, storage and balcony space etc.
If a budgeting loan is refused it may be possible to seek assistance from the council’s Local Support Payments scheme which is a non-cash scheme providing refurbished goods and gift cards in emergencies.
Discretionary Housing Payments (DHPs) are extra payments we can give you if your Housing Benefit is less than the full amount of your rent.
Unfortunately, we cannot give a DHP to cover Council Tax or the cost of things included in your rent, like fuel, water or food charges.
You can claim a DHP to help pay your rent but we must be satisfied that you need further help. DHP claims policy.
Any improvements will be reflected in the offer price made to you. This will be determined by an independent qualified valuer who you can choose as long as they are a member of the Royal Institute of Chartered Surveyors. We will pay for the cost of the valuer.
We have taken advice on how to ensure the product protects a lessee’s current rights.
We will try to ensure the temporary accommodation is close to where you live.
We will try to locate resident lessees in similar positions, but this will depend on the final layouts of new buildings.
The valuations will take into account the condition of the property. A flat with new windows will be worth more than a flat that needs new windows. However, the valuations are unlikely to reflect the full amount paid for windows. All new properties will have windows complying with the latest standards and will carry equivalent house building guarantees.