Frequently asked questions
Below are some frequently asked questions about the project.
What are you proposing?
We are proposing to demolish the existing building. It will be replaced by a new building containing 20 flats. Of these, 13 will be let at council rents and 7 will be available on a part rent/part buy option.
Of the council rent properties, two will be one-bedroom flats, six will be two-bedroom flats and five will be three-bedroom flats. Of the part-rent/part-buy homes, one will be one-bed and the remaining six will be two-bed.
How can you justify the height of the proposed building?
The proposed new building sits adjacent to the Brockwell Park conservation area, the design team has therefore been in discussion with both conservation and planning officers about the development of the design from the outset to ensure the proposal successfully draws on materials, proportions and references from the conservation area without directly replicating.
Starting on Trinity Rise at the junction with the terrace houses that are in the conservation area, the building begins at a height of 3 storeys positioned at a level that continues the incremental stepping of the roofline that can be seen all along Trinity Rise. Here the building’s form is articulated in a more traditionally domestic style with a pitched roof forming the upper-most storey and dormer projecting up into the roofline, echoing the pattern of projecting bay windows of the terrace row.
From here the proposed building steps up to four storeys and the brickwork colour changes to turn the corner with Hardel Walk. This element is designed to form a clear, welcoming gateway into the Cressingham Garden Estate, with an improved connection to the street.
On Hardel Walk the building then transitions through a change in building form, brick colour and roof style into a series of townhouse elements that complete the building line with the existing Upgrove Manor homes and extend the streetscape complete with individual entrances, new planting and street trees.
Whilst heights of the proposed new building will be a slight increase from the existing building on the site (currently at 3.5 storeys), this has been sensitively approached to balance the relationship with the conservation area and surrounding buildings, against the need for a greater number of affordable homes.
As part of the planning application submission, a Heritage Report will be submitted and reviewed by LBL. HFL have commissioned the conservation experts, MOLA to undertake a Heritage Report. The site does not lie within a Conservation Area and there are no designated heritage assets within the site, This MOLA Report assesses the possible impacts of the proposed development on built heritage assets in and around the site. The MOLA Report concludes that:
- The proposed new build will have a positive impact on the site and its surrounding area.
- The new build will improve the quality of the housing on site and the architecture of the site.
- The identified heritage assets will not be affected. Views towards them will be maintained, including the prominence of the church spire.
This report will be made publicly available when the planning application has been submitted.
Will there be any parking?
Two new spaces for holders of Blue Badges will be provided on Trinity Rise. There will be no additional car parking, in line with the London Borough of Lambeth and the mayor of London’s planning policies. Only residents who have moved from other properties on Cressingham Gardens will be allowed to take up a permit for on-street parking.
There will be a significant amount of secure cycle parking within the building.
Where will the disabled car park spaces be?
The 2 x disabled bays are proposed to be located on Trinity Rise at the front of the building.
How many homes will be wheelchair accessible?
All homes will be building regulations part M category 2/Lifetime Homes, allow for accessible and adaptable homes and two dedicated wheelchair user homes (category 3).
Will there be a lift?
There is one dedicated lift which serves all upper floor apartments, all ground floor homes benefit from step free level access – 14 homes use the lift (six on ground floor)
There will be a service charge cost to maintenance of lifts, and this will be split between the 14 homes that use the lift. Service charge costs will be made available to any residents interested in moving into the new homes prior to occupation.
Have you considered the effects of sunlight and daylight on neighbouring properties?
The design of the scheme has developed with input from a specialist daylight/sunlight consultant to limit the amenity effects to neighbouring properties. This has influenced the height and articulation of the proposals both along Trinity Rise and Hardel Walk.
The proposal steps down to the immediate neighbour on Trinity Rise whilst the section closest to Hardel Walk is lower and set back as far as possible from both the facing neighbours at Brockwell Park Gardens and the gardens of those perpendicular along Trinity Rise.
Whilst the scheme continues to develop the detailed daylight/sunlight testing that has been undertaken suggests that there will be very limited effects to any neighbours when assessed against the nationally applied BRE criteria. A comprehensive daylight and sunlight assessment will be submitted in support of the application and will also be subject to independent review.
Why is the proposed building taller than the surrounding buildings?
The design of the scheme has developed with input from a specialist daylight/sunlight consultant to limit the amenity effects to neighbouring properties. This has influenced the height and articulation of the proposals both along Trinity Rise and Hardel Walk.
The proposal steps down to the immediate neighbour on Trinity Rise whilst the section closest to Hardel Walk is lower and set back as far as possible from both the facing neighbours at Brockwell Park Gardens and the gardens of those perpendicular along Trinity Rise
Will the building works cause disturbance?
Whilst temporary, we do appreciate that any development is disruptive. HFL will seek to mitigate the impact of the development through ensuring that the selected Contractor complies with the Considerate Contractors Scheme.
There will be an element of noise, dust ant traffic as part of a demolition and build project. But this will be minimised.
A full Construction management report will be completed as part of the application process. This will be a live document throughout the construction programme, which shall be made available to stakeholders, local residents and council members. The report shall include the proposed processes and methods of containment. Contact details and complaints procedures shall also be provided and advertised on any site hoardings.
Can I see the site waste management plan?
No site waste management plan has currently been prepared, however waste management associated with construction works will be addressed during the planning process, typically through the preparation of the Detailed CLP / Construction Management Plan (CMP) once the contractor has been appointed and construction methodologies / phasing agreed.
As part of the Considerate Contractor requirements there will restrictions on when site traffic can enter the site and when construction takes place. There will also be contact details to report any issues on the site.
Who will be allowed to move into the new homes?
The new homes will be available for secure tenants and resident lease holders on Cressingham Gardens. The wheelchair units will be allocated to families who need them & will be identified on the council’s housing list.
For Lambeth’s secure tenants and leaseholders on the regeneration estates there are Key Guarantees which outline the re-housing options - http://engage.homesforlambeth.co.uk/key_guarantees These guarantees give households the option to move from the estate or move into a new home. There is also a package of compensation and support outlined in the guarantees.
Will everyone who lives there now get a new flat?
In the event that the new homes are not taken up by existing Cressingham Gardens residents then the shared ownership properties will be marketed in line with the GLA Shared Ownership guidelines and the council level rent homes will be offered to ease pressure on the Councils housing waiting list.
How is this scheme being financed?
The financing of Roman Rise and other projects being developed by HFL is outlined in the 2020-23 Business Plan - http://engage.homesforlambeth.co.uk/plan.
When will the wider estate regeneration start?
The master planning for the whole estate will start in 2020. This document will identify a phased development of Cressingham Gardens. We will be engaging with residents shortly on this.
Following approval of the HFL Business Plan, we are now mandated to procure a new design team to bring forward the proposals for the regeneration of Cressingham Gardens. We would envisage a start to engaging with residents in Summer 2020 about the regeneration proposals.
Will the new building be part of Cressingham Gardens?
The new building will be part of Cressingham Gardens.
Will any trees be lost, and will any be planted?
Three trees will need to be removed. The trees are not protected and are not of high quality. To replace them, nine new trees will be planted.
The image below shows the location where the trees will be planted
Can I see the financial viability review?
A financial viability assessment is requested by the Council where a submitted planning application proposes an affordable housing quantum that is not policy compliant. The purpose of the assessment is to demonstrate that the maximum amount of affordable housing has been provided. Lambeth Council’s policy requirement is 50% affordable housing. As the scheme proposes 100% affordable housing, the maximum amount of affordable housing has been provided and therefore a viability assessment would not be required by Lambeth.
The planning application will include a Sustainability and Energy Report. The Energy report includes how the proposals will reduce carbon emissions and explain the sustainability measures proposed by the scheme.
No financial viability assessment is required to be submitted as it is an 100% affordable housing scheme.
When will you submit a planning application?
At present, it is proposed to submit in Summer 2020
How can residents view the plans if they don’t have access to the internet?
Information has been, and will be, posted to residents. Residents can also have their say by calling our freephone number or writing to us using a freepost address. Telephone conversations can be arranged at times suitable to residents (including evenings and weekends).
Will bins be provided?
There will be a communal refuse and recycling store located on the Ground Floor adjacent to the main communal entrance and directly accessed off Trinity Rise. Properties along Hardel Walk with individual entrances will have their own individual refuse and recycling bins. The collection vehicle will collect the individual bins as it moves along Hardel Walk, this is a one-way road and therefore the collection vehicle will approach from within the estate and exit onto Trinity Rise. The communal store will be collected from Trinity Rise as the collection vehicle passes collecting from other properties along the street. As such, it is considered that there is limited impact on existing residents.
What band Council tax are you expecting the homes to be classified?
The banding of Council Tax for any home is set by the Valuation Office Agency.
I understand that under shared ownership, if a resident gets into rent arrears then they can be evicted and lose even their equity contribution. What protections will be in place for such residents?
HFL Homes will have policies in relation to rent and service charge collection. As a Registered Provider they will look at all options with the leaseholder in relation to payments and benefit entitlement.
Will there be space for children to play?
The rear communal garden will provide space and equipment for incidental play for young children in a secure environment.
Will the play area on Upgrove Manor way be affected?
The play area on Upgrove Manor Way will not be affected by our plans.
Will the different homes be physically separated, e.g. different buildings or different floors? Will they receive different services?
The scheme has been designed in line with prevailing planning policy guidelines and the need to deliver mixed and balanced communities. As such, the scheme is ‘tenure blind’ meaning that there is no differentiation in external appearance and internal communal appearance between the Council Level rent tenure and the shared ownership tenure.
Furthermore, the allocation of housing typologies within the proposals has been designed to meet the Councils housing need with larger 3 bed homes allocated to the Council Level Rent tenure.
How wide are the corridors in the communal areas and inside homes?
The corridors will be a minimum of 1.2m and 1.5m outside lift areas.
How many homes at council level rent will the scheme provide? What will be the mix of the remaining homes be?
The proposals will deliver 20 much needed new affordable homes comprising 13 new homes for Council Level Rent and seven new homes for shared ownership, these will be a mix of one, two and three bed homes.
What will be the level of the council rents?
For secure tenants and homeowners living in Cressingham Gardens they are protected by the Key Guarantees. These outline the options residents have, their rights and what they can expect. Details of the Key Guarantees can be found at: http://engage.homesforlambeth.co.uk/key_guarantees
The Key Guarantees give current residents the right to move into a new home on a rebuilt estate which meets their needs. Current secure tenants will be offered an Assured Lifetime tenancy with a contractual Right to Buy as HFL Homes tenants. Rents will be set in the same way as council rents. If this rent is higher in newly built home, then that rent increase will be phased in over a five-year period. During construction of these new homes the rent levels will be published.
Which HfL legal entities will be the counterparties for the various tenancies in the buildings? e.g. HfL Build or HfL Homes. If the shared ownership or full ownership is remaining with HfL Build, then what are the risks to the residents if the legal entity goes bankrupt as it is taking on all construction risk?
All applications for the Right to Manage are subject to a set of criteria set out in the Housing Right to Manage (England) Regulations 2012 issued under the Housing Act 1985. Neither the Regulator nor the government `requires’ that the Right to Manage be granted under all conditions. More importantly, Homes for Lambeth is a Registered Provider, rather than a local authority landlord. Because of this HFL Homes is not obliged under the statute to grant a Right to Manage, in the same way, that applies to a local authority if all the criteria are met. This is because the tenants in the new homes will not be secure tenants, who would in principle be entitled to exercise the Right to Manage, but instead will hold lifetime assured tenancies with Homes for Lambeth.
Additional information on the difference between the different tenancies can be found on the link below:
The Key Guarantees for secure tenants ensure that secure tenants can remain on their estate and that any increase in rent is phased in over five years.
The Regulator’s Tenant Involvement and Empowerment Standard, to which you have included a link, states that registered providers will `support their tenants to exercise their Right to Manage or otherwise exercise housing management functions, where appropriate.’
In accordance with the Standard, HFL Homes will work with its residents to involve them in the management of their homes and of the associated services they receive. Our objective, as set out in our Business Plan, is to always place residents at the centre of what we do, both as a developer and a landlord.
HFL Homes will be happy to engage with the TMO as a stakeholder in the future to ensure the effective management of all parts of the estate.
What are the expected utility bills?
Heating & Hot water (via heat pump) has been estimated at around £750/yr., based on around 3,500kWh/yr. Most other electrical costs are highly variable and dependent on the behaviour of occupants.
Will there be gas or only electricity? Will it be a communal system?
There will be no gas in these new homes and there will not be a communal heating system either. Air source heat pumps (ASHP) and photo voltaic panels will provide heat and power to new homes, reducing the amount of energy relied on from the central grid.
Will there be a communal garden?
All residents of the new homes will have access to the communal garden; however, it will not be accessible to any other residents of the wider estate or to non-residents.
Who will be responsible for maintaining the communal garden?
The gardens will be managed by HFL Homes. HFL Homes is registered with the Regulator of Social Housing.
Will residents be expected to contribute to the maintenance of the communal garden?
Services charges are still being agreed for the new homes but HFL are committed to keeping service charges to a minimum to ensure that the new homes are as affordable as possible.
How will the communal garden be accessed?
Access to the garden is via the main communal entrance on Trinity Rise.
Will there be any private amenity space?
Private outdoor amenity space is provided in the form of balconies, terraces or gardens dependant on the location of the home within the new building. The size of these spaces will vary depending on the number of bedrooms / people the home is designed for.
How large are the private gardens? Will they get any sunlight?
The size will vary depending on the number of bedrooms / people the home is designed for. Private outdoor amenity space located at ground level will be provided with boundary treatments that will include railings and buffer planting.
The private gardens and terraces are in a number of orientations but will all get sunlight during the day. This will be especially so in the summer months when the use of the spaces would usually be at their highest. Detailed shading studies considering both amenity within the scheme and to neighbouring spaces against the appropriate BRE guidance will be submitted with the application.
How secure will the new homes be?
The building and surrounding landscaping has been designed in line with Secured by Design principles, with the aim of designing out the opportunity for crime and anti-social behaviour. The proposed plans will be reviewed by a Designing Out Crime Officer of the Metropolitan Police to ensure this guidance is being properly applied.
With regards to entrances, there will be a key fob entry system on the main communal entrance, with a set of primary and secondary fobbed access doors forming an ‘air-lock’ lobby in-between to prevent tailgating. Within this ‘air-lock’ lobby will be the secure post-boxes so that mail can be delivered without gaining full access to the building.
For the homes at ground level facing Hardel Walk, they will have their own individual entrances, these are located to ensure good visibility from the street whilst also being provided with an area of defensible space and planting directly outside the homes for improved privacy.
How will you prevent overcrowding/under occupation occurring in the future?
The proposals provide a range of home types from one, two and three bed homes across both the Council level rent tenure and shared ownership tenure. The GLA and Lambeth Council policy seeks to deliver a mix of homes to create mixed and balance communities.
The affordable homes will be managed by Homes for Lambeth’s own Registered Provider of Social Homes, HFL Homes. The Council retains 100% nomination rights for all of the affordable homes owned by HfL. The council is also committed to having a local lettings plan which it will consult six months prior to the handover of the new properties on Trinity Rise. Residents will have access to the Lambeth wide choice-based lettings system to bid for homes in the rest of the estate and elsewhere in the borough as they do now.
How will the site be accessed during the construction period?
It is currently anticipated that construction access will primarily occur via Trinity Rise, due to constraints on access routes through the estate. We estimate that around four construction delivery vehicles may typically be required per day during the peak of works. This will be subject to vehicle and operational requirements; however, a number of measures will be proposed in the Construction Logistics Plan (CLP) to mitigate traffic impacts and control deliveries so that local residents will not be significantly affected.
Can you provide a timescale for the project? When do you anticipate starting work and how long will the project last?
Planning Submission – Summer 2020
Planning Decision – Winter 2020
Start on Site – Summer 2021
Build Completion/Occupation – Autumn/Winter 2022
Please note that this is an indicative timetable.
What will happen to existing residents on Ropers Walk?
Secure tenants and resident leaseholders have options within the Key Guarantees. Lambeth Council as the landlord/freeholder is discussing these options with these households in Ropers Walk.
The council has declared a climate emergency. Please provide evidence to show how the proposed scheme will be carbon neutral.
Homes for Lambeth’s Business Plan sets out ambitious plans to meet the council’s target to be carbon neutral by 2030. Building Regulations already require new homes to be more efficient in how they are built and run. We aim to go beyond these minimum requirements.
The development of this energy strategy comes during a period of significant change in relation to the regulatory and policy energy landscape, with the New London Plan, The Future Homes Standard, and Standard Assessment Procedure (SAP) methodology all challenging the more conventional energy strategy routes. It is becoming increasingly complex to develop an energy strategy which enables substantial CO₂ reductions both now and in the longer term, whilst ensuring residents’ comfort or affordability of heat is not compromised.
In response to this, Homes for Lambeth have prioritised an energy strategy which emphasises the following:
- Energy demands to be reduced substantially through fabric ‘Be Lean’ measures to achieve the New London Plan energy efficiency target. This locks in CO₂ savings irrespective of the source of the delivered energy;
- A holistic approach which balances further considerations such as daylighting, overheating, and noise to ensure resident comfort;
- A balanced strategy for the generation of low carbon heating. Homes for Lambeth are committed to the delivery of heat which is both low in CO₂ and not unreasonably costly. A strategy has therefore been proposed which utilises heat pumps in each dwelling. No existing heat networks are in the vicinity of Trinity Rise.
- Provision of PV panels enabling on-site electrical generation.
The commitment to energy efficient design and renewable technologies will enable a reduction in Regulated CO₂ of 80.0% using SAP 10.1 CO₂ emissions factors, well above the minimum 35% site target. The remaining emissions shall be offset via a Zero Carbon payment contribution. This has been calculated at £15,960.
You mentioned that some of the homes will be single aspect. Which ones? What direction are they facing?
The proposed design of the scheme seeks to maximise the number of dual aspect homes. There are no single aspect homes however, there are two one bed homes that have only dual aspect living rooms which face south and south west.
What is the wall construction (external, between homes and internal)? Double brick cavity walls?
The construction details and wall build-ups will not be finalised until after a planning decision is received and a contractor is onboard to deliver the building. However, the building has been designed to allow for an external wall thickness of 450mm, which would allow a construction build-up of insulated cavity walls with a full brick outer-leaf. Regardless of the final construction chosen, the walls will need to meet high insulation and air-tightness performance criteria in order to reduce heating demands and also use robust, durable materials.
The Social Housing Regulator requires that the proposed new tenants be given the Right to Manage. In light of this, what engagement have you made with the TMO on Cressingham Gardens?
The Assured Lifetime Tenants moving onto Trinity Rise will have the right to a ballot to develop a Tenant Management Organisation. Any application will be to be to HFL Homes - a Registered Provider. The Cressingham TMO proposal was a ballot where Lambeth Council is the landlord. As residents on Cressingham Gardens the members of the TMO have been engaged on the development proposal for Trinity Rise on an individual basis.
In the last 20 years Lambeth council has sold well over 1,000 council houses (outside of Right to Buy) as well as land which they have sold to developers, which has raised hundreds of millions for the council. Why is the council now demolishing homes and dislodging people when it could have kept its existing housing stock instead? As well you know, the residents of Cressingham Gardens commissioned an architect who came up with a viable, cheaper scheme of repairs and newbuilds that would allow current residents to stay on as well as some more affordable housing, but Lambeth just dismissed these proposals and carried on their bulldozing agenda.
Our current proposals are for the redevelopment of Trinity Rise; however, you can find more can be found at: engage.homesforlambeth.co.uk/plan. The wider points you raised are better direct to the council.
Will the online presentations be the only opportunity to view the plans?
No, the plans will be uploaded onto the consultation website - trinityrise.site. These plans are currently work in progress and will require refinement and finalisation. These plans will also be posted out to residents if requested. The final plans will be submitted with the planning application and made publicly available at that stage.
Can you provide copies of the structural engineer’s foundation and piling layout drawings?
Foundation design and piling layout drawings are not required to be submitted with a planning application. As such, we do not have these.
However, a ground investigation report will be submitted with the planning application and this report will form part of the structural engineer's substructure drawings.
In accordance to health and safety for residents, can there be contact details put
up on the notice boards which are currently around the estate?
As part of the Considerate Contractor requirements there will contact details to report any issues on the site.
How does the quality of the new homes compare to the current ones? e.g. sound insulation levels, etc.
- The scheme has been designed to ensure overheating risk is reduced to acceptable levels in accordance with CIBSE TM59:2017 requirements.
- Flow control devices and water efficient fixtures and fittings will be installed in all homes to target a maximum internal daily water consumption of 105 litres/person/day.
- Adequate facilities will be provided for domestic and construction related waste, including segregated bins for refuse and recycling.
- The homes will target an improvement on Building Regulations Part E through party walls and floors.
- Where practical, new building materials will be sourced locally to reduce transportation pollution and support the local economy. New materials will be selected based on their environmental impact and responsible suppliers will be used.
- Consultation with a Security Specialist will take place at the detailed design stage to ensure the development is safe and secure for its residents.
- Ecological enhancements will be implemented through the provision of landscaped areas and additional tree and shrub planting.