Exhibition Boards_19_09_2015

Metropolitan WorkshopA r c h i t e c t u r e + U r b a n i s m

1

The Housing Crisis in Lambeth

There is a housing crisis. There are simply not enough homes to accommodate London’s growing population. As a result:

• People are been priced out of homes, whether to buy or to rent

• There is not enough affordable homes for those who cannot afford market prices

In Lambeth there are over 21,000 people on our housing waiting list, 1,800 families in temporary accommodation and 1,300 families living in severely overcrowded conditions. In addition ‘Right to Buy’ has made it harder for Lambeth to respond with 11,579 council homes lost since 1980.

In addition the number of new social rented homes being built in Lambeth has fallen dramatically due to the Central Government cuts. In 2010-11, 700 new social homes were built in the Borough in one year; by 2013-14 this had fallen to 120; the forecast for 2015-16 from housing associations is that just 40 homes for social rent will be built.

More and Better Homes in Lambeth

Lambeth is tackling this challenge head on with a commitment to build 1,000 new homes at council-rent levels by 2019.

To meet this commitments Lambeth is working on projects across the Borough ranging from small schemes to redeveloping whole estates.

Lambeth has to do this as land is in short supply - there are no large tracts of unused or derelict land. We have to make better use of land that is already being used. This involves considering pockets of land around our housing estates.

This also involves looking at whole estates to consider whether these whole estates should be considered for redevelopment to provide new high quality residential neighbourhoods.

Lambeth is also investing £490 million over the next five years to improve the quality of peoples homes – the biggest estate regeneration scheme in Lambeth's history This work will happen despite a £150 million cut in Government funding. Unfortunately we don’t have the money to improve every home. By regenerating estates, we can fill this gap.

Westbury has been included in the estate regeneration programme:

• As the costs of upgrading homes to the ‘Lambeth Housing Standard’ would be prohibitively expensive

• These improvements would not address the fundamental condition of the homes

• And the wider benefits from new homes would justify the investment

Background Context


2

Next StepsFollowing this exhibition your comments will be collected and based upon this there will then be a further exhibition at which a recommended scenario will be presented. This will be the recommended scenario, which will go to Council’s Cabinet for decision. It is the Council Cabinet, made up of your elected Councillors, who will make the final decision.

In making their decision the Council Cabinet will apply the following tests.The following must be achieved:

• Viability: to make sure the option selected is financially viable

• Deliverable: that delivery risk is manageable and that phasing and construction programmes are feasible

• Meets Key Guarantees: delivers the re-provision of existing homes in line with the Key Guarantees to residents

• Meets Planning Policy and Tenancy Strategy: option meets as a minimum Council planning policy and Council tenancy strategy on affordable housing for the net additional new homes

The following need to be considered:

• Additionality (1): favouring options where the quantum of new homes provided is higher

• Additionality (2): favouring options where the quantum of new homes for council rent is higher

• Optimal Tenure Split: aim to achieve a tenure split between market and affordable homes, which is closest to a 60% affordable/40% market split (taking into account any localised reasons for moving away from this split)

• Nature of Market Housing: preference for private rent

• Pay-back Period: favouring options that provide shorter pay-back periods, while acknowledging that the Council is able to invest in the local community over a far longer period than a private developer, to support the needs of local families

• Subsidy: favouring options that require the least subsidy to meet the other objectives

At the moment Westbury is due to be discussed by a Cabinet meeting on the Nov 9th.

As well as today you will have the following opportunities to discuss the different scenarios present as well as discuss any specific questions and concerns you may have.

If the Cabinet agrees with recommendation present we will comeback to you with a detailed timetable of further engagement. This will show you how and when you will be able to have your say on how the new estate could look down to the fixtures and fittings in your home. In addition you will be able to discuss your options for moving elsewhere.

As your Council, our objective for residents going forward will be to:

• Keep uncertainty for residents to a minimum

• Ensure residents have an understanding of the bigger picture

• Make it clear to residents that their voices have been heard by decision makers

• Ensure that residents have the information they need to make the best choices about their families' futures

If the Council Cabinet decides to go ahead with regeneration you have a number of options. These vary depending on whether you are a council tenant or a homeowner.

Options for Homeowners1. Purchase of an alternative home on the open market without the involvement of the council.

2. Move to a new or refurbished home on the new estate by:

• Taking over all of the equity

• Transferring all of your equity in your current home into a higher value property and owning that part of the property. If you were to sell that property you would get the percentage share you have in the property - the Council would take its share at this point.

• If you are not in a financial position for the first two options you could take a shared option and payment of rent on unowned share.

It is important to note that all ownership options involve relinquishment of the ownership of your current home and all ownership options with the council are dependent on residents housing need and financial circumstance, and valuation of the respective properties.

You would be eligible to qualify for Home Loss and disturbance payments – the details of which will depend on the particular rehousing route you choose.

Options for Tenants1. Move to a new or refurbished home on the estate with a new lifetime assured tenancy agreement.

2. Move to a council or housing association home elsewhere in the borough by bidding for a home through the ‘Home Connections’ service, with top ‘A’ priority.

3. Move to sheltered housing in the borough if you are eligible ie for the over 60s (or over 55 with medical needs).

4. Buy a property elsewhere within the borough or on the new estate, on a full or part ownership basis. This will be subject to your financial circumstances and the availability of properties for sale within the scheme.


October 2015 November 2015September 2015

We are here

Exhibition 1

19th Sep

Study Trip

26th Sep

Workshop 5

8th Oct

Exhibition 2

17th Oct

Final chance to influence thepaper

23rd Oct

Cabinet Meeting9th Nov

Next Steps

Calender of Events


3 Workshop No.1 - Principles of Urban Design

Heathbrook Park

Port

slad

e Ro

ad

St R

ule

Stre

et

A3036 Wandsworth Road

Heathbrook Primary School

W a n d s w o r t h Road Train Station

Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Workshop Aims:

Aims were agreed for the workshops:

1. To explore how many homes could be built and the amount of demolition required to create a high quality new neighbourhood at Westbury.

2. To build skills within residents to participate in the ongoing design process for the estate.

3. To share information gathered in the workshops across Westbury Estate so that as many people as possible are aware of what is happening.

Workshop Topics:

Agreed topics for the next four workshops:

1. Density and Numbers

2. Landscape, Open Space and

Car Parking

3. Design and Security

4. Height, Size and Shape

Estate Walkabout:

At the start of projects designers often go on a walkabout around a site to analyse what works & what does not. We wanted to understand Westbury Estate from residents perspective and also give the opportunity for the residents to question things they may not have noticed before. This information will give clues as to what elements might be retained or reinterpreted as we move forward through the design process. The map on this page shows the result of this walkabout.

Main points from workshop No.1 were:

• Estate feels safe because there is a sense of openness. This should be carried through the design process

• Play provision is important however spaces should be overlooked

• Clear definition of fronts and backs will aid wayfinding and navigation

• Green areas are an important asset but are currently underused. New designs should make better use of open spaces. Walls and grass provide places to sit

• Where possible, mature trees should be retained

• Clear routes are important / lots of people walk through the estate to school

• Ability to see Wandsworth Road is important

• Parking needs to be properly considered

1

2

3

45

6

7

8

9

10

11

12

13

14

15

16

17

18

Large trees at entrance to site and open space used often

Open areas feel safe as it is well overlooked

Open space used mainly by dog walkers but valued by residents as a visual amenity

Big level difference and railings between Isley Court and rest of estate engenders feelings of being in a separate place

Oversupply of mismatched bollards but not noticed by residents

Car parking important to residents as most park near where they live

Unclear where front and back of units are on Isley Court

Confusing layout and difficult wheelchair access

Safe route to towers due to clear visual desire line

Garage area feels less safe at night; the garages in this area seem underused

Existing building on St. Rule St corner acts as a noise buffer to Wandsworth Road

Sports and play provision is important.

People sit on walls around open space

Enclosed stairwells feel safe as people do not loiter

Route to Heathbrook Primary School through estate is important

People value having private gardens and balconies as well as having access to shared open space

Views of open areas and Heathbrook Park offer 'green' feel which is valued

Level changes on open space reflects history of old river plateau

1

5 11 17

2

6 12 18

3

4

7 13

8 14

9 15

10 16

Following the workshop on 22nd July Metropolitan Workshop combined all the site analysis and produced this diagram showing some key information on how the workshop participants experience the estate


2

Next StepsFollowing this exhibition your comments will be collected and based upon this there will then be a further exhibition at which a recommended scenario will be presented. This will be the recommended scenario, which will go to Council’s Cabinet for decision. It is the Council Cabinet, made up of your elected Councillors, who will make the final decision.

In making their decision the Council Cabinet will apply the following tests.The following must be achieved:

• Viability: to make sure the option selected is financially viable

• Deliverable: that delivery risk is manageable and that phasing and construction programmes are feasible

• Meets Key Guarantees: delivers the re-provision of existing homes in line with the Key Guarantees to residents

• Meets Planning Policy and Tenancy Strategy: option meets as a minimum Council planning policy and Council tenancy strategy on affordable housing for the net additional new homes

The following need to be considered:

• Additionality (1): favouring options where the quantum of new homes provided is higher

• Additionality (2): favouring options where the quantum of new homes for council rent is higher

• Optimal Tenure Split: aim to achieve a tenure split between market and affordable homes, which is closest to a 60% affordable/40% market split (taking into account any localised reasons for moving away from this split)

• Nature of Market Housing: preference for private rent

• Pay-back Period: favouring options that provide shorter pay-back periods, while acknowledging that the Council is able to invest in the local community over a far longer period than a private developer, to support the needs of local families

• Subsidy: favouring options that require the least subsidy to meet the other objectives

At the moment Westbury is due to be discussed by a Cabinet meeting on the Nov 9th.

As well as today you will have the following opportunities to discuss the different scenarios present as well as discuss any specific questions and concerns you may have.

If the Cabinet agrees with recommendation present we will comeback to you with a detailed timetable of further engagement. This will show you how and when you will be able to have your say on how the new estate could look down to the fixtures and fittings in your home. In addition you will be able to discuss your options for moving elsewhere.

As your Council, our objective for residents going forward will be to:

• Keep uncertainty for residents to a minimum

• Ensure residents have an understanding of the bigger picture

• Make it clear to residents that their voices have been heard by decision makers

• Ensure that residents have the information they need to make the best choices about their families' futures

If the Council Cabinet decides to go ahead with regeneration you have a number of options. These vary depending on whether you are a council tenant or a homeowner.

Options for Homeowners1. Purchase of an alternative home on the open market without the involvement of the council.

2. Move to a new or refurbished home on the new estate by:

• Taking over all of the equity

• Transferring all of your equity in your current home into a higher value property and owning that part of the property. If you were to sell that property you would get the percentage share you have in the property - the Council would take its share at this point.

• If you are not in a financial position for the first two options you could take a shared option and payment of rent on unowned share.

It is important to note that all ownership options involve relinquishment of the ownership of your current home and all ownership options with the council are dependent on residents housing need and financial circumstance, and valuation of the respective properties.


Options for Tenants1. Move to a new or refurbished home on the estate with a new lifetime assured tenancy agreement.

2. Move to a council or housing association home elsewhere in the borough by bidding for a home through the ‘Home Connections’ service, with top ‘A’ priority.

3. Move to sheltered housing in the borough if you are eligible ie for the over 60s (or over 55 with medical needs).

4. Buy a property elsewhere within the borough or on the new estate, on a full or part ownership basis. This will be subject to your financial circumstances and the availability of properties for sale within the scheme.


October 2015 November 2015September 2015

We are here

Exhibition 1

19th Sep

Study Trip

26th Sep

Workshop 5

8th Oct

Exhibition 2

17th Oct

Final chance to influence thepaper

23rd Oct

Cabinet Meeting9th Nov

Next Steps

Calender of Events


3 Workshop No.1 - Principles of Urban Design

Heathbrook Park

Port

slad

e Ro

ad

St R

ule

Stre

et

A3036 Wandsworth Road

Heathbrook Primary School

W a n d s w o r t h Road Train Station

Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Workshop Aims:

Aims were agreed for the workshops:

1. To explore how many homes could be built and the amount of demolition required to create a high quality new neighbourhood at Westbury.

2. To build skills within residents to participate in the ongoing design process for the estate.

3. To share information gathered in the workshops across Westbury Estate so that as many people as possible are aware of what is happening.

Workshop Topics:

Agreed topics for the next four workshops:

1. Density and Numbers

2. Landscape, Open Space and

Car Parking

3. Design and Security

4. Height, Size and Shape

Estate Walkabout:

At the start of projects designers often go on a walkabout around a site to analyse what works & what does not. We wanted to understand Westbury Estate from residents perspective and also give the opportunity for the residents to question things they may not have noticed before. This information will give clues as to what elements might be retained or reinterpreted as we move forward through the design process. The map on this page shows the result of this walkabout.


• Estate feels safe because there is a sense of openness. This should be carried through the design process

• Play provision is important however spaces should be overlooked

• Clear definition of fronts and backs will aid wayfinding and navigation

• Green areas are an important asset but are currently underused. New designs should make better use of open spaces. Walls and grass provide places to sit

• Where possible, mature trees should be retained

• Clear routes are important / lots of people walk through the estate to school

• Ability to see Wandsworth Road is important

• Parking needs to be properly considered

1

2

3

45

6

7

8

9

10

11

12

13

14

15

16

17

18

Large trees at entrance to site and open space used often

Open areas feel safe as it is well overlooked

Open space used mainly by dog walkers but valued by residents as a visual amenity

Big level difference and railings between Isley Court and rest of estate engenders feelings of being in a separate place

Oversupply of mismatched bollards but not noticed by residents

Car parking important to residents as most park near where they live

Unclear where front and back of units are on Isley Court

Confusing layout and difficult wheelchair access

Safe route to towers due to clear visual desire line

Garage area feels less safe at night; the garages in this area seem underused

Existing building on St. Rule St corner acts as a noise buffer to Wandsworth Road

Sports and play provision is important.

People sit on walls around open space

Enclosed stairwells feel safe as people do not loiter

Route to Heathbrook Primary School through estate is important

People value having private gardens and balconies as well as having access to shared open space

Views of open areas and Heathbrook Park offer 'green' feel which is valued

Level changes on open space reflects history of old river plateau

1

5 11 17

2

6 12 18

3

4

7 13

8 14

9 15

10 16

Following the workshop on 22nd July Metropolitan Workshop combined all the site analysis and produced this diagram showing some key information on how the workshop participants experience the estate


4

The images on the left show units / houses (balls) of different types (sizes) and how much space they take up. The idea is that you can have different numbers of homes on the same land but that does not equate to the number of people.

The current density on Westbury Estate is 242 Homes on approx 3 hectares. Which equates to 80 dwellings per hectare (dph).

Policy S2(g) (housing), states that density levels are required to be in line with London Plan guidelines.

The London Plan for building additional new homes suggests that the appropriate density for Westbury Estate would be between 145 - 170 dph. However, when arriving at an appropriate density the Council will take into consideration other factors as well including:

• The views of residents • Planning policy • Financial viability

100 small units 100 medium units 20 large units

‘Density is not just about how many homes, but also what type’

An approximate target for density on Westbury Estate would be 150 dph which is just under double

the existing density.

Workshop No.2 - Density and Numbers

The density workshop looked to explain some of the jargon and key concerns surrounding density. It also sought to explain how the 'London Plan' influences the proposed density on any site.

Using models, groups of participating residents investigated what different densities of development would look like and discussed the opportunities and concerns about each model.

While these are not fixed ideas, the helped residents understand the relationship between density and building height


• Density is not just about how many homes but what housing mix / no. of people

• Current density on Westbury Estate is approximately 80 DPH

• Proposed density likely to be 145 -170 DPH in accordance with London Plan (PTAL rating)

• High density does not mean high rise

• Design exercise demonstrated such a density (150 dph) should be possible by building mostly 4-6 storeys of new build.

• If buildings are retained on site, new buildings are likely to be taller due to existing site layout

• Building height and provision of public/private space are closely interlinked

• Height can be used to indicate main streets and spaces

• Daylight and sunlight levels to streets and spaces can be influenced by layout of buildings

• Layout of open spaces can affect density

What do different densities look like?

Opportunities with this idea (left):

This group preferred the 4 storey stacked duplexes, with ground floor gardens, arranged in rows. They did not like the 5 storey blocks as they felt the blocks were too different in form to what’s there now. After modelling we keep coming back to what is there now.

Concerns about this idea (left):

The layout has open ended gardens and there was a discussion over how that might reduce the quality of pedestrian experience and how it could feel and be less secure.


This group wanted clear views to the park and clear views in spaces between buildings for safety. They also wanted a variety of homes/units in order to accommodate different family sizes.


There was concern over exposed back gardens that face roads and walk-ways. In current design guidance it is best to have back gardens enclosed and facing other back gardens for safety measures.


This group had rows of 4 storey blocks with streets either side. The layout was in a U shape to avoid exposed gardens. The buildings on major more frequently used roads were higher and lower on minor streets to make it easier to find your way around the estate.


Some people suggested it would be good to test the idea to check how the higher buildings might affect the sunlight in back gardens and what shadows might be created.

108 dwellings per hectare






The session ended with 3 groups explaining their proposition and what the pros and cons of the designs were. The main points are outlined on the bottom left of this board.


5 Workshop No.3 - Landscape, Open Space and Car Parking

This Workshop looked at how open space is currently used on Westbury Estate. It also looked at key open space issues to look out for when the estate is regenerated.

Metropolitan Workshop invited Phil Jones, a transport engineer to talk to residents about how parking provision is calculated and ways of integrating parking into the landscape design of the estate.

CABE is a charity with a pool of expert advisors and based on their skills in resident engagement, regeneration and housing projects, biographies of two potential advisors and a proposal for services was sent to residents on the 7th August 2015 by CABE.

Residents met independently with the two candidates before, during and after the workshop on the 3rd September and based on these conversations selected Kay Hughes to support them.

Kay will be attending the remaining workshops, the study trip on the 26th September and will meet with the residents on three separate occasions without Lambeth, or any other members of the design team, being present. Their role will include:

· Highlighting the key issues to ensure they are being addressed by the design team

· Supporting residents to understand the decision making process and the implications of these decisions

· Supporting residents to ask questions of the design team or ask questions on their behalf

· Questioning the assumptions of the design team

· Explaining technical details and jargon as required

Combining ideas on density and open space

What is public, communal and private space?Using Coin Street as an example, the designexplained the main elements of how open space can be distibuted around an estate

Kay Hughes - Residents Built Environment Expert

Density cannot be debated without considering open space and priorities for it’s use. Residents who chose to take part in the workshop design activity were given scale blocks representing housing at a density of 150 dph and areas of parking, public open space, communal space and private gardens. Working in two groups people were asked to combine housing and open space to create the types of spaces they would like to see and then discuss the priorities and concerns with these ideas.

Important open space considerations

• Ensuring open space is overlooked and has natural surveillance to make it feel safer

• Consider the relationship between trees and buildings

• Make sure communal spaces are accessible to all including prams and wheelchair users

• Consider privacy between neighbouring homes

• Consider the management and maintenance to make sure open space remains high quality

Car parking key principles

• No single best solution to providing car parking.

• A combination of solutions will often be appropriate

• “Rediscover the street as a beautiful car park”

• On-street parking is efficient, understandable and can increase vitality and safety

• Rear courtyards need to support on-street parking, not replace it

• The right number of parking spaces, in the right place and allocated in the right way

Priorities:

This group wanted to look for ways to provide more parking on the estate and created a large public space with on street parking around the edges. 4 storey buildings could create communal courtyards only for resident use.

Priorities:

This group wanted to provide open space for a range of ways of living so that you have communal spaces with and without play provision, private gardens, public space and on street parking. This allows different open spaces to reflect different people’s preferences.

Concerns about this idea:

This group considered how any development might be phased to allow existing residents to move straight into new properties. They discussed building a first phase of housing on the open space in front of Amesbury Tower.

Concerns about this idea:

This group questioned policy of mixing up housing sizes and wondered if there could be a whole block of 1 bedroom apartments for example. There were also questions over whether the open space in front of the towers could be better used.

Coin Street, LB Southwark

Public space

Communal space

Private Space


6 Workshop No.4 - Briefing Elements

The outcomes from the residents workshops were recorded and distributed. The following criteria form the first draft of the brief to the design team and we would be interested to hear your views

Residents BriefOpenness and views• The estate currently feels quite open and long views are afforded in several directions. This sense of openness should be maintained in any new design

• Preserving some green space at the heart of the estate is essential

• The new design should maintain strong links with Heathbrook Park and Wandsworth Road, including maximising the number of homes with views of the park and/or green space

Tenure and mix• The design tea should provide a good mix of types and sizes of accommodation in an integrated way across the estate.

• Homes for residents who have to be relocated should be provided first on a like for like basis

• Any new plans should recognise the desire to keep existing resident groups together, wherever this is possible. In some instances, residents may want to move back into equivalent locations on the site and this should be accommodated. For example, Isley Court residents believe there is a desire for a building consisting solely of non-family homes Open spaces• The plan should address aspects or areas of the estate that do not work well at present, including safety concerns in some areas and poor overlooking of some routes. Open space should be overlooked, benefit from natural surveillance and support good levels of interaction between residents

• Retain as much of the green spaces around the towers as possible. Make spaces more accessible and consult with residents over any changes to its design or arrangement

• Shape the development around existing mature trees and its general ‘green’ character. Trees should be reprovided on a greater than like for like basis.

• Include a range of types of private, communal and shared open spaces that encourage social interaction and communal activity. Open space should be accessible to all

• Management of open space should be thought about during the design stages

• Emphasis should be on access and quality of space rather than providing “enough space” Streets and Parking• Preferable to have a road running all the way through the site to accommodate emergency vehicles

• Streets should be for more than just moving traffic

• A mix of street parking and parking around public spaces might be accommodated

• Develop an approach to movement and car parking on the estate that allows it to retain its calm and quiet character

• In addition to providing existing car parking, new proposals must include a reserve of spaces that can b used as pay and display or similar for visitors/services etc Street life• Plan should maximise the number of new homes that are able to have their own front door onto a street or external entrance space

Lambeth’s Brief

In addition to the tests described on board no. 1 the following, more specific, requests have been given to the design team. The following criteria were investigated during the resident training workshop.

Lambeth must deliver a housing density of between 145 u/ha and 170 u/ha to increase the amount of affordable homes within the borough. This means going from 240 existing homes to between 435 and 510 homes, a number which has been subject to initial testing and is considered a reasonable but not excessive (see board 4). Additionally, Lambeth aim to: • Provide as many of the new homes as can be afforded as (social rented) affordable homes (and to ensure no reduction in the number of affordable homes) (see board 2)

• Enable existing residents who want to remain on the estate to do so, and to explain clearly to them any financial or other consequences of doing so (see board 2)

• Give existing resident leaseholders the opportunity to buy back into the redeveloped estate through a shared equity model

• Redevelop the estate to provide all new homes to current standards of construction, size and energy consumption

• All new homes should be designed to be fully in accordance with the London Housing Design Guide, Lifetime Homes, and built to current design and technical standards in terms of energy efficiency and insulation

• A minimum of 10% wheelchair accessible homes, more if supported by the housing needs assessment. This includes some wheelchair accessible parking where needed by residents, but without compromising the overall public realm strategy

• Plan the replacement homes with a single decant of all residents in mind, this includes developing a phasing strategy as part of the masterplan that aims to achieve a single decant

• Create robust new buildings that will remain in good condition into the future and that minimise on going or difficult maintenance regimes for buildings and spaces

Coming out of the workshops are two briefing documents, one which Lambeth must deliver on and one which is emerging from the residents. These two documents will from part of the brief to the masterplanning team

The rest of the session was spent reviewing the draft proposals and residents brief. The resident group met seperately with Kay Hughes and provided some useful feedback which will inform the next design iteration.

Workshop no.4 looked at issues surrounding design and security. We also looked briefly at the regeneration areas we will be visiting on the study trip.


6 Workshop No.4 - Briefing Elements

The outcomes from the residents workshops were recorded and distributed. The following criteria form the first draft of the brief to the design team and we would be interested to hear your views

Residents BriefOpenness and views• The estate currently feels quite open and long views are afforded in several directions. This sense of openness should be maintained in any new design

• Preserving some green space at the heart of the estate is essential

• The new design should maintain strong links with Heathbrook Park and Wandsworth Road, including maximising the number of homes with views of the park and/or green space

Tenure and mix• The design tea should provide a good mix of types and sizes of accommodation in an integrated way across the estate.

• Homes for residents who have to be relocated should be provided first on a like for like basis

• Any new plans should recognise the desire to keep existing resident groups together, wherever this is possible. In some instances, residents may want to move back into equivalent locations on the site and this should be accommodated. For example, Isley Court residents believe there is a desire for a building consisting solely of non-family homes Open spaces• The plan should address aspects or areas of the estate that do not work well at present, including safety concerns in some areas and poor overlooking of some routes. Open space should be overlooked, benefit from natural surveillance and support good levels of interaction between residents

• Retain as much of the green spaces around the towers as possible. Make spaces more accessible and consult with residents over any changes to its design or arrangement

• Shape the development around existing mature trees and its general ‘green’ character. Trees should be reprovided on a greater than like for like basis.

• Include a range of types of private, communal and shared open spaces that encourage social interaction and communal activity. Open space should be accessible to all

• Management of open space should be thought about during the design stages

• Emphasis should be on access and quality of space rather than providing “enough space” Streets and Parking• Preferable to have a road running all the way through the site to accommodate emergency vehicles

• Streets should be for more than just moving traffic

• A mix of street parking and parking around public spaces might be accommodated

• Develop an approach to movement and car parking on the estate that allows it to retain its calm and quiet character

• In addition to providing existing car parking, new proposals must include a reserve of spaces that can b used as pay and display or similar for visitors/services etc Street life• Plan should maximise the number of new homes that are able to have their own front door onto a street or external entrance space

Lambeth’s Brief

In addition to the tests described on board no. 1 the following, more specific, requests have been given to the design team. The following criteria were investigated during the resident training workshop.

Lambeth must deliver a housing density of between 145 u/ha and 170 u/ha to increase the amount of affordable homes within the borough. This means going from 240 existing homes to between 435 and 510 homes, a number which has been subject to initial testing and is considered a reasonable but not excessive (see board 4). Additionally, Lambeth aim to: • Provide as many of the new homes as can be afforded as (social rented) affordable homes (and to ensure no reduction in the number of affordable homes) (see board 2)

• Enable existing residents who want to remain on the estate to do so, and to explain clearly to them any financial or other consequences of doing so (see board 2)

• Give existing resident leaseholders the opportunity to buy back into the redeveloped estate through a shared equity model

• Redevelop the estate to provide all new homes to current standards of construction, size and energy consumption

• All new homes should be designed to be fully in accordance with the London Housing Design Guide, Lifetime Homes, and built to current design and technical standards in terms of energy efficiency and insulation

• A minimum of 10% wheelchair accessible homes, more if supported by the housing needs assessment. This includes some wheelchair accessible parking where needed by residents, but without compromising the overall public realm strategy

• Plan the replacement homes with a single decant of all residents in mind, this includes developing a phasing strategy as part of the masterplan that aims to achieve a single decant

• Create robust new buildings that will remain in good condition into the future and that minimise on going or difficult maintenance regimes for buildings and spaces

Coming out of the workshops are two briefing documents, one which Lambeth must deliver on and one which is emerging from the residents. These two documents will from part of the brief to the masterplanning team

The rest of the session was spent reviewing the draft proposals and residents brief. The resident group met seperately with Kay Hughes and provided some useful feedback which will inform the next design iteration.

Workshop no.4 looked at issues surrounding design and security. We also looked briefly at the regeneration areas we will be visiting on the study trip.


7

Heathbrook Park

Amesbury Tower

Durrington Tower

Welford Court

Fovant Court

Allington Court

St R

ule

Stre

etP

ortslade R

oadDesign Proposal 1 - Lanes and Courtyards

Parking distributed

around the site

Isley Court redeveloped

Sense of 'openness' on

the estate may be compromised by

infill scheme

Mature trees removed and replaced with street trees

Possible first phase

No vehicular access through

sitePossible to keep

most existing residents in their

own home

Back gardens maintained

Mature trees at entrance to site are maintained

Memorial retained

Bus stop overlooked

Existing buildings can

be re-clad and updated

Mature trees removed and replaced with street trees

Possible first phase

Some development of

green space would be necessaryNew secure

communal spacesExisting connections and views to

Heathbrook Park are maintained

Wandsworth Road

Retention and conversion of Welford, Fovant and Allington into secure courts - circa 150u/ha (200-210 additional homes)

Pedestrian Route

Vehicular Route

Parking

Private

Communal

Public

New Homes (4 Storeys)

New Homes (4-6 Storeys)

New Homes (8-14 Storeys)

Granville New Homes, Brent Claredale St, LB Tower Hamlets

N

Infill scheme will be defined by lanes and courtyards

Possible to have

private space (back gardens),

communal space or a combination of

both

Some development

of green space at entrance to site is

necessary


8

Heathbrook Park

Amesbury Tower

Durrington Tower

St R

ule

Stre

et

Portslad

e Road

Wandsworth Road

Potential for non-family

units to re-house Isley Court residents

Linear open space at centre

of site is well overlooked

Strong sense of 'openness'. Long sightlines

maintained

Mature trees maintained to west of site

Vehicular access all the

way through the site

New secure communal

spaces surrounded by private back

gardens

On street parking

distributed around site

Mature trees at entrance to site is

maintained

Memorial Retained

Bus stop overlooked

Some development

of green space at entrance to site is

necessary

All mature trees around tower is

maintained

All green space around

towers is maintained with

potential to improve

Potential site for first phase

Potential site for first phase

Play area maintained and

overlooked

Fountain relocated

Strong links back to

Heathbrook Park and Wandsworth

Road

Design Proposal 2 - Landscaped Avenue

New homes with only towers retained, green space is not built on - circa 150u/ha (200-210 additional homes)

Coin Street, LB Southwark St Andrews, LB Tower Hamlets

N

Pedestrian Route

Vehicular Route

Parking

Private

Communal

Public

New Homes 4-6 Storeys

New Homes 10-12 StoreysThis scheme will be defined by green spaces and landscaped avenues

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