150717westbury estate draft feasibility study

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Westbury Estate

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July 2015

DRAFT

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

Social Life

XCO2

Bernard Williams Associates

Maddox Associates

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· Introduction

· Site Context

· Urban Design Analysis

· Planning Context

· Existing Buildings

· Opportunities and Constraints

· Exhibition 1

· Exhibition 2

· Feedback about options

· Appendix

· Social Life Leaflets and Posters

Contents

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In 2014 Metropolitan Workshop were commissioned

by Lambeth Council to carry out some initial

feasibility studies and consult with the residents on

what might be possible for Westbury Estate. The

full team consisted of Metropolitan Workshop as

team leaders, Social Life who lead the consultation

exercise, BWA as cost consultants, XCO2 on the

energy strategy and Maddox Associates as planning

consultants.

Westbury Estate has recently been ear marked for

improvements because the council want to build

more affordable homes. Like many estates of its era

there is potential for intensification and improvements

for the whole estate.

This public consultation and urban design strategy

aims to identify the brief and vision for the estate

which provided a better place to live for existing and

future tenants.

Introduction

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Heathbrook Park

Wandsworth Road

Wandsworth Road Train

Station

Brief Site BackgroundThe Westbury Estate is located in the north west

of the London Borough of Lambeth. It is situated

on Wandsworth Road and is bound to the west by

St. Rule Street and to the east by Portslade Road.

Heathbrook Park forms the northern boundary

although this green space is located in the London

Borough of Wandsworth. To the south east corner

lies Wandsworth Road train station. Two 21-storey

towers dominate the largely low rise estate. The site

is fully in residential use however there are some

retail and community uses surrounding the estate.

The estate is owned by LB Lambeth and currently

managed by Lambeth Living who are responsible

for the management and maintenance of all the

council owned units and all the open spaces. The

site currently consists of 242 homes, out of which 64

are privately owned.

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Church (Disused)

Almshouse

The Artesian Wall

Virgin Active

S t . P a u l ’ s c h u r c h

5 min walk

5 min walk

Wandsworth

Road Station

Clapham

High Street

Train Depot

Heathbrook

Primary School

Baptist

Church

Queenstown Road

Wandsworth Road

Heathbrook Park

Westbury Estate

Vauxhall

Clapham Common

Clapham Junction

Falcon Park

Battersea Park

Site location showing 400m and 800m walking radii

Site massing showing number of homes per building

Site location plan

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Site Context

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Urban Design Analysis

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Key Issues

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Abrupt level difference between Wandsworth Road and site

Backs of buildings fronting onto public realm

Disorientating layout

Ill-defined streets

Lack of definition in public realm and entrances

Poor relationship between park and estate

Underused garage areas

Uninviting public realm

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The site and its building appear to be reasonably

well cared for however the site represents a lost

opportunity due to the low density and ill-conceived

urban design layout. Some of the key issues are as

follows:

This study seeks to improve the estate layout in

consultation with the existing residents.

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Heathbrook Park

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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

Heathbrook Park

Port

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Heathbrook Park

Port

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Heathbrook Park

Port

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

OVERGROUND

BUSES

BUSES BUSES

Towards Clapham Junction Towards

Waterloo/Vauxhall

Heathbrook Park

Port

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Existing key entry points

Heathbrook Park

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

Existing street hierarchy

Existing landscape connections Existing land use map

Existing transport links Existing heights

Vehicular

Pedestrian

Primary Route

Secondary Route

Tertiary Route

Residential

Retail

School

1 Storey

2 Storey

3 Storey

4 Storey

22 Storey

Bus Route

Bus Stop

Railings

Park Links

Urban Analysis

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The drawings & diagrams on this page illustrate

a number of site analysis carried out earlier in the

design process. These investigations enabled the

design team to better understand the existing urban

context.

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Heathbrook Park

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

OVERGROUND

BUSES

BUSES BUSES

2(6)

1(6)

3(6)

2(6)

1(4)

1(4)

2(4)

0(6) 4

(6)

4(6)

2(6)

3(6)

3(6)

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14(80)

18(80)

2(4)

The majority of the estate is owned by the Lambeth

Council. Each one of the blocks has at least one

leaseholder with Amesbury Tower having 14 (of 80),

Durrington Tower having 18 (of 80), Allington Court

having 10 (of 18), Fovant Court having 8 (of 18), Ilsley

Court having 9 (of 28) and Welford court having 5 (of

18).

There are some sites within the estate (but outside

the site boundary) that are privately owned including

the 29, 31 and 33 Crichton Street, 438 Wandsworth

Road and 418 Wandsworth Road which lies within

the Wandsworth Road conservation area.

Land Ownership

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Land ownership map: main figure shows number of privately owned homes with total homes in parenthesis

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These historical maps illustrate the development of the site over the past 200 years.

The diagrams illustrate the changing street patterns of the area, and show how the area was planned with unclear routes ill-defined inward facing entrances as well as large areas of ‘left’ over space.

Lambeth and Wandsworth grew very rapidly during the Victorian era. Streets of terraced housing spread from the main routes of Wandsworth Road. The patterns of streets and warehouse blocks reflected the principal lines of movement and connected homes and factories to the main transport routes. Unfortunately, many areas south London lost this historic fabric through war damage and the comprehensive clearance programmes of the 1950’s, 60’s and 70’s.

As well as houses, many of the industrial and commercial buildings were demolished post war, leaving Heathbrook park empty.

The subsequent post-war redevelopment broke the traditional street patterns, using large, monolithic housing blocks to create internalised estates which literally “turned their backs” to the wider neighbourhood.

Over the following decades the buildings and left over spaces have formed places apart from their surroundings and have deterred natural pedestrian movement.

1870 1960

1916 War damage map

Blast Damage

General Blast Damage

Seriously Damaged

Damage Beyond Repair

Total Destruction

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Historical Evolution

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Original Plan Drawing

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Historical EvolutionThe Westbury Estate was designed by the GLC

Architects department and the original plans show

how the new design was organised compared to the

existing street pattern.

It is immediately clear that the low density site

ignores the existing street pattern. The old heathwall

sewer is shown to run under the back gardens of the

pre-war neighbourhood. However we understand

this was moved into Heathbrook Park when

Amesbury Tower was built.

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Conservation areas

The site is adjacent to the Wandsworth Road Conservation area and close to the Rectory Grove Conservation area.

Core strategy (2011)

Policy S2(g) (housing), states that density levels are required to be in line with London Plan guidelines, having regard to other uses on site, local services, public transport accessibility, urban design context and impact on current/future residents

London Plan (2011) and London Plan Housing SPG (2012)

The PTAL rating for the site is moderate and varies between a rating of 2 towards the north end of the site but increasing to 3 closer towards the Wandsworth Road frontage. We believe the site comes under the classification of “urban” having regard to the definitions set out below table.

Sustainable residential quality (SRQ) density matrix (habitable rooms and dwellings per

hectare

Density

UDP Saved Policies (2007)Saved Policy 33 (building scale and design), sets out the density requirements for new development, which mirror the density thresholds specified in the London Plan.

We have carried out a broad brush assessment of the potential density that could be accommodated at the site in order for the site to fall within the acceptable density thresholds noted above. The existing estate area is approximately 3ha, which includes all landscaping and car parking areas.

Based on an upper density limit of 145 u/ha (3.1-- 3.7 hr/ha), there is a case for the estate being able to accommodate in the region of 435 homes. Pushing the average density into the higher category in Table 3.2 of 170 u/ha(2.7-- 3.0 hr/ha), the total number of homes increases to 510.

It is noted that the existing estate accommodates 243 homes, therefore an additional 192 to 267 homes may be considered an appropriate level of density for the site.

Housing Mix

Lambeth Local Plan proposed submission (November 2013) has been through public examination and could be adopted in 2015 subject to the plan being found sound. Draft policy H4 sets out the affordable housing requirements and states the following:

1--bedroom units: not more than 20%; 2-bedroom units: 20-50%; and 3-bedroom+ units: 40%.

Outdoor amenity space

Lambeth’s Guidance and Standards for Housing Development and Housing Conversions SPD (2008)

5.1 Chapter 2 of Lambeth’s SPD sets out the standards for outdoor amenity space as follow:

-For new houses, the minimum area required as private/garden space is 30 sqm per house-For new flatted developments, shared amenity space of at least 50 sqm per scheme should be provided. A further 10 sqm per flat should also be provided either as a balcony/terrace/private garden or consolidated within the communal space

UDP Saved Policies (2007)5.2 Similarly, policy 50(i) (Open Space and Sport Facilities, children’s play facilities), states the following:

-Children’s play facilities will be sought in residential developments of 10 units or more (or sites of 0.1ha or more)-Where provision is not appropriate on site, contributions to off--site provision may be acceptable

GLA’s SPG – Providing for children and young people’s play and informal recreation (2012)

5.3 The GLA’s SPG provides guidance on play provision in new developments based on the child yield of the development:

Play provision in new developments

Until such time as the likely number and mix of units is available, it is difficult to provide a worthwhile calculation of child yield although given the number of units the site could accommodate it is likely it will be in the 80+ category. Accordingly, in formulating initial proposals, at least 800sqm of on site playable and youth space should be planned for.

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No. of Children 10-20 30-40 50-70 80+

Size of space required

100-300 sq m 300-500 sq m 500-800 sq m 800 sq m +

Facilities for under 5s On-site doorstep playable space

On site local playable space

On-site local playable space

On-site local or neighbourhood playable space

Facilities for 5-11s Off-site within 400 m On site local playable space

On-site local playable space

On-site local or neighbourhood playable space

Facilities for 12+ Off-site within 600 m Off-site within 100 m Off-site within 600m or on-site subject to size and local circumstances

On-site youth space

Possible variation to reflect existing provision

If area is deficient in play space for 5-11s, some on-site facilities should be provided

If area is within 400m of existing facilities for 5-11s, an off-site contribution may be considered if in accordance with play strategy

If area is deficient in spaces for 12+, some on-site facilities or new off-site provision should be provided within 800m

If an area is within 800 of existing facilities for 12+, and on-site contribution may be considered if an accordance with play strategy

0 to 1 2 to 3 4 to 6

Suburban 150-200 hr/ha 150-250 hr/ha 200-350 hr/ha

3.8-4.6 hr/unit 35-55 u/ha 35-65 u/ha 45-90 u/ha



Urban 150-250 hr/ha 200-450 hr/ha 200-700 hr/ha




Central 150-300 hr/ha 300-650 hr/ha 650-1100 hr/ha




Setting Public Transport Accessibility (PTAL)

Westbury

Wandsworth Road Conservation Area

Rectory Conservation Area

Planning Context

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Flat Type Existing

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Based on the original plans we have accessed the existing size of homes on the estate

compared to current London Housing Design Guide standards.

Any new homes (or replacement homes) would need to be built to LHDG standards which are

generally bigger than existing

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1 bed flat

Existing LHDG

Living/Dining/Kitchen

23m² 23m²

Bedroom 10.1m² 12m²

GIA 42m² 50m²

Studio flat

Existing LHDG

GIA 29.1m² 37m²

Kitchen

Kitchen

Bath

Bath

LivingBedroom

Living/Bedroom

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Flat Type Existing

1 bed flat

Studio flat

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3 bed flat - ground floor

Existing LHDG

Kitchen 9.2m²

Living Room 10.1m² 29m²

Bedroom 1 11.4m² 12m²



GIA 75m² 87m²

Ground Floor First Floor

Kitchen

Bath

Living

Bedroom

Bedroom

Bedroom

Flat Type Existing

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4 bed flat - ground floor

Existing LHDG

Kitchen 7.2m²

Living Room 23.2m² 31m²





GIA 83m² 100m²

Kitchen

Bath

Living

Bedroom

Bedroom

Bedroom

Bedroom

Flat Type Existing

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Ground Floor First Floor

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Opportunities and Constraints

Heathbrook Park

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Amesbury Tower

Durrington Tower

Welford Court

Allington Court

Fovant Court

I s l e y Court

Fountain

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BUSES

BUSES BUSES

Frontage Frontage Frontage

Possible location for

taller building

Possible location for

taller building

Potential development site

Potential development

site

Existing substation is expensive to

move

Vunerable backs to homes

Building currently

outside site boundary

Building in conservation

area

Storey height level

di�erence

Road frontage

to be repaired

Road frontage

to be repaired

Convoluted tra�c

routes and dead ends

Does not create a street

setting, so limited natural

surveilance

Back of building

facing onto site

No overlooking of external

spaces

Mature trees

Access between

MUGA and park

unsafe

Heavy tra�c to builders merchants

Green space popular but di�cult to

use

Train line can be over-

shadowed

Tall building casts shadow

on park

Exis

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Exis

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24m setback

24m setback

24m setback

24m setback

Existing sightline through to park

Create frontage to overlook park

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ortunities and

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nstraints

What do we want to achieve?Initial studies found that there were significant

opportunities for intensification on site however this

needs to be set in the context of the consultations

and engagement strategy which are described in the

next few pages.

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Opportunities and Constraints Exhibition 1

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The first public exhibition was held on 28th February

in the TRA rooms at the base of Amesbury Tower.

Residents were presented with findings of Social

Life’s conversations; a summary of the offers to

residents from Lambeth and “scenarios” for possible

development.

The overall message to residents was that new

housebuilding would happen at scale, this could be

200 to 300 new homes. The exhibition showed initial

ideas that would be developed following feedback,

and that these were not to be seen as fixed options.

Some people gave considered views, while others

found it difficult to respond as this was first time

specific options had been presented.

Metropolitan Workshop also ran two “walkabout”

sessions so residents could show architects their

perspective on plans, and the architects could

explain more about the different scenarios to

residents.

Exhibition, Saturday February 28th & Monday March 2nd


28th February

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

Introduction

Social Life on the Westbury Estate

Who we spoke to

Residents interviewed

%Interviewed

Total 85 / 242 35%

Amesbury 25 / 80 31%

Durrington 16 / 80 20%

Allington Court 11 / 18 61%

Fovant Court 10 / 18 55%

Welford Court 9 / 18 50%

Ilsley Court 14 / 28 50%

Social Life and Metropolitan Workshop are working with Lambeth Council to look at options for new homes at Council rent levels on the Westbury estate.

Since December, Social Life has been speaking to residents about what it is like to live on the estate, what needs they have, what improvements they would like to see, and residents’ views on the potential for new housing being built on the estate.

We tried to speak to as many residents as possible by visiting the estate at different times

of the day, and knocking on every door at least once. We...

• spoke to people on the street, outside blocks and in the car park

• ran drop-in sessions

• leafleted every home several times

• set up a Facebook page

• brought together a residents steering group.

Thank you to everyone we have met for your time!

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Tells us what you think

before you leave!

There are 14 exhibition boards here, please look at

all of them!


Westbury past to present

EmploymentOverall the proportions of people in work are broadly similar to the Lambeth average,

although slightly fewer people work full time, and more people work part time.

Westbury present: who lives on Westbury?

Neighbourliness & safetySocial Life’s data suggests that residents of areas like the Westbury estate are likley to be

concerned about safety, and to feel a lower level of belonging and trust in their neighbours

than the national average. They are likley to be dissatisfied with their local area as a place to

live. However, police data suggests that crime is relatively low and residents we spoke to

generally like living on the estate and feel comfortable with their neighbours.

178 council tenants

64lease-

holders

242 total

homes

TenureThere are 242 homes on the estate, 80 each in Durrington and Amesbury Towers, and 82 in

the low-rise blue blocks. These are home to 64 leaseholders and 178 homes council. Some

leaseholders rent out their homes to private tenants.

AgeCompared to the Lambeth average, residents of the Westbury estate include a higher

number of children under 11, but fewer people in their 20s and 50s, and over 80.

Language28 per cent of residents do not speak English as their main language (although they may be

fluent in English, alongside their primary language). The main other languages spoken are

Portuguese, Spanish, and Filipino/Tagalog.

Somali5

Bulgarian5

French11

Tigrinya6

Amharic6

Arabic7

Tagalog / Filipino

13Spanish

29

Portuguese

46English

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Westbury past“There are a lot of people who’ve

lived on this estate a long time (30-40 years), so there is a mix

of different generations (grandparents / grandchildren).”

- Durrington Tower resident

Wandsworth Road by Crichton Street, 1955, now part of the Westbury Estate Plaques in the sensory gardens commemorating resident activists’ impact on the estate

1916 War damage map

“History is important here - there are plaques commemorating

community activists at the fountain, like Barry Turner.”

-Fovant Court resident

“There used to be three shops on the estate, including a sweet

shop and a grocer, probably until around 15 years ago.”-Fovant Court resident

1916 Street layout with the current Westbury Estate boundaries (orange overlay) War damage map with the current Westbury Estate boundaries (orange overlay)

‘The King’s Dinner to the Poor’ was held on 5th July 1902 at the Queen’s Place Mission Hall in Wandsworth

Road to celebrate the coronation of Edward VII. The Hall was on the site

of the Westbury Esate.

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Blast Damage

General Blast Damage

Seriously Damaged

Damage Beyond Repair

Total Destruction

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Living on WestburyWhat residents like about living on Westbury

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Residents told us about the benefits of the

openness and the small size of the estate,

compared to other estates in Lambeth. The quiet and calm were highly

appreciated.

Many of the people we spoke to told us how they like the green space in and around the

estate. This includes Heathbrook park and the green spaces near the tower blocks. Some

residents expressed a dislike for the blue colour of the maisonettes.

A number of longstanding residents, who call themselves “the originals” told us with pride

about their history of campaigning for improvements, including the fountain and sensory

garden, the play area, and the path into the estate from the bus stop. Some residents told us

about overcrowding, and we spoke to families with several children living in one bed flats. We

also met residents with disabilities living in homes that were unsuitable.

Green and open spaces

The green areas, are used by children to play, to sit

out or have a picnic in the summer, for dog walking,

as well as being pleasant to look at.

A number of tower block residents expressed concern at

the prospect of losing these spaces. Residents in the low-

rise blocks appreciated to the ‘openness’ of this part of the

estate, especially the spaces between the blocks.

Many people also want to see the fountain restored. The

fountain was originally designed by … and built by … There

are plaques dedicated to resident activists in this area, but

no benches or comfortable places for people to sit in the

sun.

Residents told us a playground for younger children in the

estate would be welcome. There were two playgrounds

when the estate was first built but these were taken away

because of health and safety concerns. The newer

playground at the back of the estate is mainly used by older

children and young people.

Open green space leading from Wandsworth Road onto the Estate

“The green space is very important. I use it for dog walking, and sitting out on

the wall beside tower.” - Durrington Tower resident

“There is nothing for under fives on the

estate” - Durrington Tower

resident

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SafetyResidents consider the area to be quite safe.

Some residents told us they felt intimidated sometimes

by young people hanging out in the evening, and that

drug users occasionally come into the tower blocks and

loiter in the corridors.

There were also stories of more serious one-off

incidents, but we were told these were uncommon.

Residents told us they wanted improved lighting,

particularly behind Ilsley Court and around the other

low-rises.

“Because of openess of space there is less

vandalism.” - Allington Court resident

“If you come home late at night, you see groups

hanging around.” - Amesbury Tower resident

The wider area

Many residents felt positive about the wider area in which the

estate is situated. The location within London, and closeness to the centre

was important, with good transport links via bus and overground giving easy

access to other parts of London.

Some residents also expressed a desire for better shops nearby, many go to Clapham

Junction for their shopping.

Wandsworth Road and Wandsworth Road Station

“I like the environment. I like that the station and

buses are nearby, it’s easy to travel around.”

- Fovant Court resident

“As an estate, it’s not like a typical estate. It’s not

daunting.” - Amesbury Tower resident

“It’s nice to be surrounded by green. ”

- Ilsley Court resident

“I like the path down the grass for buggies from the bus stop, which was a result of resident

campaigning.” - Amesbury Tower resident

What residents told us they like about the estate


Commitments from LambethLambeth’s starting point

•Lambeth plan to build 1,000 new homes at council rent levels across the Borough over

the next 5 years.

•There will be an increase in the number of homes at Westbury estate; the majority of

the new homes will be at council rent levels.

•Lambeth’s main aim in regenerating the Westbury Estate is to build more homes at

council rents. Lambeth will keep ownership and control of the whole estate throughout the

process, and after regeneration is finished.

•All existing tenants will be able to remain at Westbury Estate. New homes at council

rents will be prioritised for existing residents, through a “local lettings policy”, so tenants

who are overcrowded or need a different home will be rehoused first.

•Leaseholders are an important part of the community and Lambeth will work hard to

find ways that they can all stay on the estate too.

•The towers at Westbury will remain. There is no intention to demolish them. The only

thing that could change this if new information is found about the condition of the towers,

at the moment we think they are in a sound state.

•There may be some new private rented and privately owned homes within the

regeneration plans, to build new homes for existing leaseholders and also to make the

project financially viable. The priority is to maximize the proportion of new homes for

council rent.

•Some of the funding for the first phases of the regeneration is likely to come from

developments in Vauxhall and Waterloo.

Lambeth’s key guarantees for secure tenants

1. Any tenant who wishes to continue to live at the Westbury Estate will have the

opportunity to do so.

2. Any tenant who wishes to remain a Council tenant will be allowed to do so.

3. Secure tenants on the Westbury Estate who have to move because of a decision to

demolish and rebuild the part of the estate you live on will have the choice

a. EITHER to take a lifetime tenancy in a new home on the estate

b. OR, if available, to take a lifetime tenancy in an existing refurbished home on the

estate

c. OR will be given high priority, Band A, to bid for a new home elsewhere in the

Borough through the Choice Based Lettings scheme

4. Where a tenant chooses to remain on the estate, the new tenancy will be an assured

lifetime tenancy. Where a tenant chooses to move away from the estate they will have the

opportunity to bid for a secure tenancy or an assured tenancy elsewhere in the Borough.

5. The new home will meet your housing needs according to the Lambeth Housing

Allocation Scheme 2013.

6. Tenants who are overcrowded will be offered a larger home that addresses the

overcrowding, according to the Council’s allocations policy.

7. Tenant’s under-occupying by more than one bedroom will be offered a new home with

one bedroom above their need, for example a couple living in 3 bed home would be offered a

2 bed home.

8. Rents for the new homes will be at Council rent levels and set in accordance with

government guidelines.

9. The Council will pay the statutory home loss payment, this was £4,900 in December

2014, plus reasonable costs of removal and disturbance. An element of home loss payment

can be made before the final move to help facilitate the move. The amount will be agreed on a

case by case basis advance payments will be maximum £1,000.

10. The Council will provide help with rehousing to all affected households during the

process. Additional support will be offered to residents with special needs or disabilities. This

additional support could include:

a. Packing and unpacking services at the time of your move

b. Help in claiming benefits at your new address

c. Liaising with other agencies such as social services

11. The Council will make every effort to ensure that people only have to move once by

phasing development so that some new homes are built before existing homes are

demolished.

12. Those tenants, who require adaptations to their property due to their disability or to the

disability of a family member, will have this carried out before they are required to move into a

new property. Any necessary adaptations should be carried out in consultation with the user

and with relevant professionals e.g. Occupational Therapists or Social Workers.

13. Vulnerable tenants will be offered a handyperson service to help with small jobs required

for the removal.

14. The Council will provide all possible advice, information and support to tenants seeking

rehousing either elsewhere in Lambeth or outside of the Borough.

For those who are affected by regeneration proposals for the Westbury Estate, the

Council makes the following commitments:

1. Any leaseholder who wishes to continue to live at the Westbury Estate will have the

opportunity to do so.

2. The Council will buyback existing homes at market value. The Council will pay relevant

and reasonable legal and valuation costs which enables homeowners to obtain independent

advice.

3. Homeowners will receive homeloss payments plus disturbance costs.

4. Assistance given with the property transaction and moving home (a homeowners’ advisor

will provide assistance).

5. Homeowners will be able to swap to a retained home at the Westbury Estate subject to

availability and a similar offer to tenants:

a. Retained property to be owned 100% by homeowner (subject to any mortgage

or other charge)

b. Retained home to meet the Lambeth Housing Standard with any major works

funded by the difference in value between old and new home and investment of

the homeloss payment to pay for improvements

6. Homeowners will have access to shared ownership of a new home at the Westbury

Estate:

a. Minimum equity share to be 25% and maximum 75%

b. Rent payable on unsold equity of 2.75% pa

7. Homeowners will have access to shared equity of a new home at the Westbury Estate

a. Minimum equity share to be 60% or value of existing home plus Homeloss

payment, whichever is the higher

b. No rent payable on unsold equity

c. One succession allowed for a spouse, civil partner or family member nominated

by the leaseholder only. Any other inheritance (or when the property is sold) will

require the council’s equity share to be repaid

d. Property not to be let without notifying the Council

8. For homeowners unable to fund any of the options above, nomination to a home for

intermediate or market rent at Westbury Estate or elsewhere, subject to financial assessment.

9. Priority will be given to purchase a new home for sale outright at Westbury Estate

10. Right-to-Buy Discounts – where the homeowner is still within the RTB discount period,

they will not have to pay back the discount if they sell their home within the three year period

11. The Council will provide advice, information and support to leaseholders seeking

rehousing either elsewhere in Lambeth or outside of the Borough.

Lambeth’s key guarantees for leaseholders

3

20


New homes on Westbury Estate

Fears and concerns about new housing

General attitudes towards new housing“Absolutely no way. I am

completely against it. Why build on this estate? Lambeth Council … are trying to build in this area

that’s already crammed with people.”

- Ilsley Court resident

I

Residents had mixed feelings about new housing being built on the estate.

• Some were completely against the idea of any new housing being built; while other

residents would welcome new homes.

• The majority of residents were neither outright opposed or in favour, but had some

reservations. Some had specific fears or concerns about the prospect of new housing.

Others wanted to see certain restrictions applied on how and what would be built.

• Some residents in this group said they could understand the need for new housing,

particularly genuinely affordable housing, but were concerned as to how it would affect the

estate and their individual situation.

• There was a strong fear fears about becoming a big, overcrowded estate; the loss of green

and open spaces; displacement of residents; increased housing costs; disruption from

construction; and safety.

• Other comments included a desire for any new housing to fit alongside the general look

and feel of the estate as a whole, avoiding stark contrasts between new and old..

Overcrowding & the wider areaA common concern raised was that Westbury would become a big, overcrowded estate,

for some this included incresasing social problems associated in people’s minds with big

estates.

• Other residents thought that more people could bring more problems, such as more noise,

problems between neighbours, and more parking problems.

• The pressures that more residents could put on local services and amenities was also

raised as a concern, including strain on open spaces, parking, schools and transport.

• A couple of residents felt that the wider area was already crowded and that it could not

support a larger population.

Displacement & the desire to return

The displacement of residents was strong fear for both tenants and leaseholders.

• Residents told us that it would be important to them to be able to return to the estate.

Some had important connections to the area, including family ties and proximity to jobs.

• Some leaseholders were afraid that they would not be able to afford to stay in the area if

their home was demolished.

• There was opposition to the estate being redeveloped as private housing. A number of

residents were open to the idea of new housing, but only if it was social housing. Some

thought that private housing could be exclusive or only for investors.

Construction & disruption

Several residents we spoke to were worried about the

length of time construction could take and the

disruption, and noise it could cause. This was an issue

for people whose working hours mean they need to

sleep in the day.

• There were also some concerns about the process of moving. As well as voicing a wish to

stay on the estate, some residents were concerned about impact of moving on the

vulnerable residents, particularly older people.

• Some residents felt that refurbishment or improvements to buildings that are not being

demolished should be part of any redevelopment on the estate.

Safety

Although safety was not one of the top concerns, some residents thought that increased

numbers and density might increase crime and anti social behaviour.

6

0

5

10

15

20

25

Num

ber o

f Res

pons

es

Fears and concerns around new housing at Westbury as mentioned by residents

“It depends on the amount of �oors. Will it block the light? Will it be crowded? Will there

be enough space?”- Ilsley Court resident

“I have no problem with newcomers but I am worried

about the disruption and noise the construction will cause.”


“New housing is di�erent if it’s social housing. With private housing people

invest in a property but don’t stay there for even a week. If new housing

is built, it shouldn’t be private.” - Amesbury Tower resident


Living on Westbury

Sense of community

“The neighbours are friendly. We say hello to

each other.” - Ilsley Court resident

“We need mechanism of mixing, links in the

community, through outreach groups, social opportunities.”

- Amesbury Tower resident

Family life at Westbury

Some residents felt that they have good

relationships with neighbours, while slightly fewer

said they do not.

There were some anecdotal reports of minor conflict with

neighbours, while we also heard some strong views around

a lack of community spirit.

There are few community facilities where residents can

meet each other and take part in community activities.

The TRA is active and well known, and is a strong source of

information for many residents.

“There is a high turnover because more of the flats are bought now, only a few in my

block are still council” - Allington Court resident

Dislikes and improvements identified by residents

5

Estate maintenance and managementMany residents complained of issues with maintenance

and repairs.

This includes problems with mould, particularly, in the low rise buildings, plumbing and leaks

in the tower blocks, and poor heat or sound insulation.

Despite the skepticism of many residents at the prospect of Lambeth fixing these issues any

time soon, many people who have lived on the estate for a long time felt that the estate is

much better than it used to be. Individuals told us that Lambeth has done a lot in recent years

to improve the estate.

Residents said they would like to see cycle storage, and better rubbish disposal facilities,

including recycling.

Parking was raised as a concern, although we were told it was a bigger issue in the past. The

introduction of parking permits for residents appears to have eased problems.

Some residents, along with grounds maintenance staff, were concerned at the poor access to

the site, which can cause problems problems for emergency and maintenance vehicles.

“Leakages are a problem, recent

bathroom/kitchen refurb has not helped.”


The Millennium Fountain and Sensory Garden

“There is no community spirit, people keep themselves to

themselves. People only interact when they’re rowing over

something petty.”- Welford Court resident

“It’s friendly, everyone gets on with each other

and gets involved or has a say in the estate. ”

- Allington Court resident

“I really, really miss the fountain. It was quite sad when it stopped working.”

- Welford Court resident

Green spaces and parks

Repair estate fountain

6

Allotments

1 New exercise

2

More green areas / more

11

Heathbrook Park

5

More seating /

5

Wish for pace for children / Playground improvements

12

Own home

Housing condition

22

Insulation

8

Lack of storage

6

Safety and security

High service charge

1

Security doors

5

Intercom buzzer

2Concierge

2

CCTV

3ASB or drugs

15

Community and neighbours

Ties with neighbours /

Unfriendliness

13

Noisy

9

Community spaces for different groups

8

Wider area

Shops / wider area

10

Estate

Access to homes & accessibility

5

Lighting

4

General estate maintenance

18

Estate boundaries & signage

5

Accessibility: pathways & walking

4

General look of estate / Colour of buildings

12

Bicycle facilities

7Rubbish disposal

9

Parking & car accessibility

10

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Westbury Estate


Physical Analysis: Opportunities and Constraints

Flat Types

3 Bed Flat

KitchenLiving RoomBedroom 1Bedroom 2Bedroom 3

GIA

Existing 9.22m217.8m211m210.2m26.5m2

66/75m2

LHDG

29m212m212m28m2

87m2

1 Bed Flat

Living/Dining/KitchenBedroom

GIA

Existing 15.2m29.8m2

42m2

LHDG23m212m2

50m2

Studio Flat

GIA

Existing 27.5m2

LHDG*37m2

4 Bed Flat

KitchenLiving RoomBedroom 1Bedroom 2Bedroom 3Bedroom 4

GIA

Existing 10.1m222.1m211.1m210.2m26.5m26.5m2

83m2

LHDG

31m212m212m28m28m2

100m2

Current housing standards mean that all new homes would be bigger than existing homes on the estates. This would include additional storage space and provisions for bicycle storage.

If decanting is required, all replacement homes would have to comply with London’s

housing design guide standards. This guide promotes better neighbourhoods,

high environmental standards, better accessibility and better design and includes

new minimum standards for the amount of floor space and private outdoor space,

as well as guidance on natural light and ceiling heights. The tables below show a

range of existing floor space for flat/maisonettes on the estate compared to current

housing design guide standards.

N

7

*LHDG = London Housing Design Guidelines

LHDG

Existing

LHDGExisting

LHDGExisting

LHDGExisting


Steps going forward

Lambeth Council’s proposed timeline for new homes at Westbury

2015 2016 2017 2018 2019 2020

Duration Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4

3 - 4 months

Options appraisal / feasibility

6 months

Concept design

9 months

Design progression and planning

2 - 2.5 years

Compulsory Purchase Order

2.5 years

Phase 1 construction

2.5 years

Phase 2 construction

Threats and fears

Overcrowding & loss of openness

Strain on resources and services from bigger resident population

Increase in traffic and parking demand

Losing home & disruption in moving

OpportunitiesImprove quality & maintenance of

housing

More facilities & better services

Better public space

Improve outside appearance of buldings More community

spaces & facilities

Tackle anti-social behaviour

Quality & maintenance of housing

Fountain area has become run down

Issues with rubbish disposal

Lighting

Lack of community facilities

Access to estate for service and emergency vehicles

Weaknesses

Calm & quiet

Good transport links

Openness

Sense of safety

Valuable green spaces

Good location in London

Active Tenants and Residents Association

Sense of belonging particularly amongst longer standing residents.

Strengths

8Summary: this is what residents told us about what is good and what needs to be improved, what their fears are about the prospect of regeneration, and what could be improved in the future.

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Westbury Estate


Scenario 1 - What could the estate look like with new streets and lanes?

N

1

1

1

2

3

4

5

6

7

8

Cons

A

CD

E

F

G

In this scenario Welford Court, Fovant Court and Allington Court and the two towers are retained. Isley court is demolished with new, larger homes replacing them. Additional new homes are introduced on infill sites around the estate on a phased basis. There would be approximately 440 homes of which 214 are retained, 26 are replaced and 200 are new.

11

Retained

2-3 storey terraced houses

4 storey apartment building

8-14 storey apartment blocks

9

Fovant Court, Welford court, Allington Court are retained and refurbished.

Routes made cleaner with new building.

Existing back gardens incorporated.

Community facility introduced on St. Rule Street.

Green space adjacent to towers preserved. Sense of openness retained.

Views towards park from Wandsworth Road.

Vehicular entrances on Wandsworth Road opened up (allowing refuse disposal, delivery

vehicles, and emergency vehicles easier access to homes).

New active frontage on St. Rule Street and Wandsworth Road.

Visual appeal of retained buildings enhanced.

Barrier removed between Westbury Estate and park.

Car parking retained.

Principle routes and spaces can be well lit.

High quality public spaces created.

Pros

Isley Court is demolished.

Building next to existing buildings may cause some disruption.

Green space adjacent to Wandsworth Road is built on.

New buildings in close to back of existing homes.

Some back gardens may be exposed to new walkways.

Fountain retained but relocated.

Some gables fronting onto park and Wandsworth Road.

Some retained building may need to be upgraded/ reconfigured.

13

1

2

3

4

5

6

7

8

9

10

11

12

13

A

B

C

D

E

F

G

H

Westbury Estate


Firstly this... Followed by... Then...The Isley court site would be redeveloped providing a new frontage onto

St. Rule Street. There could be a community use facing onto Heathbrook

Park forming a cluster of community buildings including the school and

the one o’clock club.

In this scenario new homes would be built facing onto Wandsworth Road

on the site of the existing garages site in order to decant Isley court

residents.

New homes would be built opposite the train station with opportunities

for new shops on the ground floor. This site could form a new gateway

to the estate. The next moves would be to gradually infill and re-furbish

the existing estate providing more defined “fronts” and “backs” of

homes.

3-4 storeys

8-10 Storeys

14 Storeys

10

Scenario 1 - What could the estate look like with new streets and lanes?

Claredale Street, LB Tower Hamlets

Abode, Great Kneighton, Cambridge

Thames View East, LB Barking and Dagenham Claredale Street, LB Tower Hamlets Newhall Be, Harlow

Ceres, Cambridge

Ropemakers Fields, LB Tower Hamlets

Hannibal Road Gardens, LB Tower Hamlets

Kidbrooke Village, LB Greenwich

Future construction

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Westbury Estate


Scenario 2 - What could the estate look like with new streets and a landscaped Avenue?

Isley Court is demolished

Some demolition of Fovant, Welford and Allington Courts required causing disruption

Green space adjacent to Wandsworth Road built on.

New buildings in close to back of existing homes.

Close proximity of construction to new build.

Fountain retained but relocated.

Some gables fronting onto park and Wandsworth Road.

Some retained buildings may need to be upgraded/ reconfigured.

ConsPros

1

1

1

2

3

4

5

7

14

8

A

CD

F

G

In this scenario the two towers are retained. Welford Court, Fovant Court and Allington Court each have one of their three wings removed to create a more coherent street network. Isley court is demolished with new, larger homes replacing them. Additional new homes are introduced on infill sites around the estate on a phased basis. There would be approximately 460 homes of which 196 are retained, 44 are replaced and 220 are new.

11

N

11

Existing buildings are substantially retained and refurbished. (One wing removed from each

of Fovant Court, Welford Court and Allington Court.)

Routes made cleaner with new building.

Existing back gardens incorporated.

Community facility introduced on St. Rule Street.

Green space adjacent to towers preserved. Sense of openness retained.

Views towards park from Wandsworth Road.

New vehicle route through centre of site, with landscaped tree-lined avenue created (allowing

for refuse disposal delivery vehicles, and emergency vehicles easier access to homes).

New frontage on St. Rule Street and Wandsworth Road.

Visual appeal of retained buildings enhanced.


Car parking retained.


High quality public spaces to be created.

No exposed back gardens improving security.

1

2

3

4

5

6

7

8

9

10

11

12

13

14

13

Retained




A

B

C

D

E

F

G

H

Westbury Estate


Firstly this... Followed by... Then...New homes are built facing onto Wandsworth Road opposite the train

station to decant Isley court residents.

New homes are built facing onto Wandsworth Road opposite the train


The Isley court site is fully redeveloped with new frontages onto St. Rule

Street and community uses onto Heathbrook Park forming a cluster of

community buildings including the school and the one o’clock club. The

next move would be to gradually infill and re-furbish the existing estate.

This would be the beginnings of a street identity rather than estate

blocks.

12

What could the estate look like with new streets and a landscaped Avenue?

3-4 storeys

8-10 Storeys

14 Storeys

Abode, Great Kneighton, CambridgeAnne Mews, LB Barking and Dagenham Kidbrooke Village, LB Greenwich

Abode, Great Kneighton, Cambridge

Future construction

St Andrews, LB Tower Hamlets

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Westbury Estate


Scenario 3 - What could the estate look like with courtyards and a new park?

Communal courtyards created.

Landscaped tree-lined avenue created

Community facility introduced on St. Rule Street

Generally larger homes.

Dedicated outdoor space for the towers.

Clear street layout.

Buildings overlooking park improving security of it.

Visual appeal of buildings enhanced.


More public open spaces than at present for community to use.

Some more car parking available for residents.


High quality public spaces to be created.

New vehicle route through centre of site, with landscaped tree-lined avenue created (allowing

for refuse disposal delivery vehicles, and emergency vehicles easier access to homes).

New frontage on St. Rule Street and Wandsworth Road.

Completely new built environment.

Pros

1

5

6

7

3

2

In this scenario the two towers are retained. Isley Court, Welford Court, Fovant Court and Allington Court are replaced with new, larger homes in courtyard blocks. There would be approximately 525 homes of which 160 are retained, 80 are replaced and 285 are new.

All low rise blocks demolished.

Fewer private ground floor gardens.

Taller Buildings

Buildings occupy green space that is adjacent to the towers.

Disruption to site with overall new build may be greater than other scenarios.

Additional cost of new underground services

Cons

N

13

D

Retained




A

B

C

D

E

F

1

2

3

4

5

6

7

8

9

10

11

13

14

15

16

17

18

Westbury Estate


Scenario 1

Firstly this... Followed by... Then...The garages site is redeveloped in a courtyard form with new frontages

onto Wandsworth Road. The beginnings of a landscaped avenue is

introduced. Additional residential accommodation is provided at the

north corner of the site over.

New homes are built facing onto Wandsworth Road opposite the train


Further perimeter blocks and improved communal landscaping is

introduced.

14

What could the estate look like with courtyards and a new park?

3-4 storeys

8-10 Storeys

6 Storeys

14 Storeys



St Andrews, LB Tower HamletsBarrier Park, LB Newham St Andrews, LB Tower Hamlets

Barrier Park, LB Newham


Future construction

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Westbury Estate


0This Is Where We Are

Scenario 1 - March 2015 Scenario 2 - March 2015 Scenario 3 - March 2015

A public exhibition was held on Saturday 28th February and Monday 2nd March, showing initial feedback from residents about their experience of living on the Westbury Estate, as well as some preliminary ideas for what new housing in the area might look like. Residents responded to the 3 scenarios above in the following ways:

Density – Residents are concerned about the number of new homes being proposed

In order to estimate the density of housing on an area this size, we are required to look at the PTAL rating (public accessibility transport level). This rating is based on Westbury Estate’s 3 Hectares, which includes all landscaping and car parking areas.

As a result the PTAL rating is between 2 and 3 suggesting that in planning terms an additional 192 to 267 homes may be considered an appropriate level of density for the site. The scenarios on display today show densities falling largely within this range.

Housing Stock & Maintenance

• For many residents, maintenance and quality of existing homes was a problem.

• Some residents said that old buildings should not look mismatched with any new ones.

• Some were concerned about the size of any new homes in comparison to their current home.

Open Areas & Green Areas

• Many tower block residents said that the green space on the estate were valuable and well loved.

• Many low-rise residents reported that the fountain area was valuable and should be repaired.

• Residents are worried that new development will reduce the amount of green or open space on the estate.

Openness & Height of Buildings

• Many residents said what they loved about the estate was the openness, calm and quiet. This was perceived to be one of the reasons the estate did not have much crime and was a pleasant place to live.

• Many residents have expressed concern at being ‘boxed in’ by tall buildings or being in a ‘concrete jungle’ if there was to be new development.

Parking & Access

• Residents are concerned about a reduction in parking space if there is an increase in the number of houses on the estate.

• Some residents have also mentioned that it is difficult for vehicles (e.g. emergency vehicles, rubbish collection, or deliveries) to access some of the homes on the estate.

Displacement & Disturbance of Residents

• Residents have raised concern about the displacement of existing residents and the extent to which this would happen.

• Some residents were concerned about displacement of elderly estate residents and how they would be affected.

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Public Consultation - March 2015



Westbury Estate


1Scenario 1 - 270 Additional Homes with only Amesbury and Durrington Tower Retained

Amesbury Tower

Durrington Tower


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H e a t h b r o o k Primary School

44

4

6

6

44

4

48

64

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OVERGROUND

Density 270 additional homes with 510 overall.

Housing Stock & Maintenance • All new homes apart from tower blocks.• No refurbishment of tower blocks. • New public spaces created with tower block residents in mind. • Potential to create canopy structures to mitigate down draft of towers. • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Amount of green areas reduced slightly, and moved to different places. Most trees retained.• Residents of new buildings would have access to overlooked communal green spaces.• Tower residents would have access to green areas near towers. These grass areas would be improved, for example they could be made more accessible and have play equipment or benches added. • Fountain area would be moved to a different part of the estate and repaired.• Potential for new open spaces or playgrounds within the estate.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • Wide, open central street, linking both sides of the estate.• Strong cross routes between Wandsworth Road and Heathbrook Park. • New courtyards will have natural sunlight. • 4-6 storey buildings in central area. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.

Parking & Access • All existing residents who currently have parking permits would be given parking permits on the new streets created. • New residents would not be provided with parking.

Displacement & Disturbance of Residents • No displacement of tower block residents.• Single decant policy (residents who do move, should only move once directly into their new home).

Barrier Park, LB NewhamMyatts Field North, LB Lambeth

Section A-A

4 Bed Stacked Duplex

1, 2, 3 Bed Duplex/Flat

1/2 Bed Flats

Retained Buildings

Wandsworth Road Communal Garden Tree Lined Street Heathbrook ParkCommunal Courtyard

N

Trees Retained

New Entrance

No. on roof indicates storey height

Communal Garden

Communal Garden

Communal Garden

Communal Garden

A

A

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Westbury Estate


Scenario 3 - 170 Additional Homes with Retention of Welford fovant and Allington Court

3

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44

44

4148

OVERGROUND

Density 170 additional homes with 410 overall. Note: This option is currently not favoured by Lambeth as low density makes upgrade of existing unviable.

Housing Stock & Maintenance • Existing homes would unlikely be refurbished in this scenario however it is likely they would need significant refurbishment in the future.• The public spaces would be improved, this would include the fountain area. • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Residents of new Ilsley court buildings would have access to communal green spaces enclosed by new buildings. • Slightly less green spaces overall due to new buildings on eastern part of estate. • Possible improvements to existing grass areas would make for higher quality public spaces; for example adjusting the heights to make them more usable and /or them adding play equipment. • Fountain area could remain where it is and be repaired.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • The new Ilsley court would be 4 storey buildings, likely a mix of duplex and flats.• Views between estate and Wandsworth Road would be maintained.• Potential for new street access through site for cars and pedestrians. • View from station through estate to park would be maintained. • Strip of land between Allington Court and Wandsworth road remains undeveloped.• New taller buildings on eastern part of site won’t overshadow the rest of the estate - shadow will be cast on train tracks.

Parking & Access • All existing residents who currently have parking permits would be keep their permits, there would be no change in the overall amount of parking. • New residents would not be provided with parking.

Displacement & Disturbance of Residents • No displacement of tower block residents, or low-rise court residents. • Displacement of Ilsley Court residents• Single decant policy (residents who do move, should only move once directly into their new home).

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


Granville New Homes, Brent St Andrews, LB Tower Hamlets

Section C-C

Wandsworth Road Allington Court (Existing) Welford Court (Existing) Heathbrook Park

N

Trees Retained


Existing Entrance Retained



1/2 Bed Flats

Retained Buildings

Communal Garden

Communal Garden

C

C

Westbury Estate


2Scenario 2 - 160 Additional Homes with conversion of IIsley, Welford, Fovant and Allington into Secure Courts

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


Ilsley Court

4

44

4148

4

4

3 4

4

4

4

4

2

2

2

OVERGROUND

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Density 160 additional homes with 400 homes overall. Note: This option is currently not favoured by Lambeth as low density makes upgrade of existing unviable.

Housing Stock & Maintenance

• New “courtyards” would improve the security and access arrangements to the existing low rise blocks.• Unlikely that viability would allow existing blocks to be refurbished to match new buildings.• New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Overall reduction of grass areas, though most grass and trees near towers preserved. • Remaining grass areas can be improved to be more pleasant and useable.• Fountain area retained – either on a different part of the site, or could be kept where it is.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on greenspace near train tracks. • Low-rise blocks turned into secure courtyards with key access.• Routes through the estate are clearer and easier to move through. • Views to Wandsworth Road maintained from where road patterns are, but reduced in some parts due to new buildings. • View from station through estate to park would be maintained. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Some low-rise residents will be affected by neighbouring construction work. • Single decant policy (residents who do move, should only move once directly into their new home).

St Andrews, LB Tower HamletsAbode, Great Kneighton, Cambridge

Section B-B



1/2 Bed Flats


3 Bed House

Retained Buildings

Wandsworth Road Private Back Gardens Allington Court Heathbrook ParkCommunal CourtyardCommunal Garden Welford Court

N

Trees Retained



Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Secure Stair Tower

B

B

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Westbury Estate


5Scenario 5 - 207 Additional Homes with conversion of Welford, Fovant and Allington into Secure Courts

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


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4

4

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4

4

3 4

4

4

4

4

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Density 207 additional homes with 447 homes overall.

Housing Stock & Maintenance • New “courtyards” would improve the security and access arrangements to the existing low rise blocks.• Existing buildings would be refurbished to match new buildings. • This would be a mix of internal and external refurbishment • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Overall reduction of green spaces, though most grass near towers preserved. • Remaining grass areas can be improved to be more pleasant and useable.• Fountain area retained – either on a different part of the site, or could be kept where it is.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • Low-rise blocks turned into secure courtyards with key access.• Routes through the estate are clearer and easier to move through. • The new Ilsley court would be 4 storey buildings, likely a mix of duplex and flats.• Views to Wandsworth road maintained from where road patterns are, but reduced in some parts due to new buildings. • Potential for new street access through site for cars and pedestrians. • View from station through estate to park would be maintained. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Some low-rise residents will be affected by neighbouring construction work. • Displacement of Ilsley Court residents. • Single decant policy (residents who do move, should only move once directly into their new home). Abode, Great Kneighton, Cambridge

Section E-E

4 Bed Duplex


1/2 Bed Flats


Retained Buildings

Wandsworth Road Private Back Gardens Allington Court Heathbrook ParkCommunal CourtyardCommunal Garden Welford Court

N

Trees Retained



Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Secure Stair Tower

Granville New Homes, Brent

E

E

Westbury Estate


4Scenario 4 - 216 Additional Homes with only Towers Retained. Green Space is not Built on

Amesbury Tower

Durrington Tower


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44

4

6

6

4

4

4

4

86

OVERGROUND

Density 216 additional homes with 456 overall.

Housing Stock & Maintenance • All new homes apart from tower blocks, and no building on green spaces near towers. • No refurbishment of tower blocks. • Potential to create canopy structures to prevent down draft.• New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Amount of green spaces maintained around towers, other green spaces moved around. • Fountain area would be moved to a different part of the estate and repaired.

Openness & Height of Buildings • No new towers at front of estate. • No building on grass areas near towers.• Wide, open central wide street (but does not run straight through estate). • Partial through routes are maintained / improved. • New courtyards will have natural sunlight. • 4-6 storey buildings in central area.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Single decant policy (residents who do move, should only move once directly into their new home). Adelaide Wharf, LB Tower HamletsCoin Street, LB Southwark

Section D-D

Wandsworth Road Communal Garden Tree Lined Avenue Heathbrook ParkCommunal Courtyard

N

Trees Retained





1/2 Bed Flats

Retained Buildings

Communal Garden

Communal Garden

Communal Garden

Communal Garden

D

D

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Number of individuals

Number of households

Total on estateProportion responding

Total responses 82

Residents 77 71 242 29%

Non residents 5

TENURE

Tenants 55 50 177 28%

Leaseholders 20 10 64 30%

Private tenants 1 1

Tenure unknown 1 1

BLOCKS

Amesbury 18 15 80 19%

Durrington 21 18 80 23%

Allington 5 5 18 28%

Fovant 10 10 18 56%

Welford 11 8 18 44%

Ilsley 10 10 28 36%

Block unknown 1 1

TOTAL

Towers 39 35 160 22%

Low-rise blocks 36 34 82 41%

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82 forms were completed. This included five from

non residents. 29% of households on the estate

responded.

Roughly the same proportion of tenants and

leaseholders filled in forms. However, a higher

proportion of residents living in low rise blocks than

in than towers completed forms.

Everyone attending the exhibition was given a

feedback form, and the opportunity to fill it in at the

exhibition or bring it back on one of the three nights

the following week that Social Life were on the estate.

Feedback forms were distributed to all residents,

along with a printout of the scenarios. Residents

were told they could:

• Leave the completed forms with the concierges

(who had agreed to let residents in do this)

• Fill in the survey online

• Contact Social Life to arrange for their form to be

collected.

Four people filled in the feedback form online. 30

people returned forms through the boxes left with

the concierges. 42 people gave forms directly to

Social Life at events (mainly in an anonymised box).

The numbers completing the survey mean that the

overall results are meaningful, although differences

of a few percent either way should be considered as

falling into the margin of error. The more that

responses are broken down by block or tenure, the

less certainty there is about specific results,

especially when differences are small, although they

can reveal broad trends.

Who completed the surveyFeedback about options

Table: who completed feedback forms

30

This question was less well answered than the

questions about specific scenarios – 60 people gave

responses to this.

This question split opinion – the mid point of the

range of answers supports between 100 and 150

new homes.

Overall leaseholders were less willing to consider

new build, at all and at scale, than tenants.

Views about numbers of homes that should be built

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

100%

200+

160 to 200

100 to 150

up to 100

no new build

0% 10% 20% 30% 40% 50% 60% 70% 80% 90%

100%

200+

160 to 200

100 to 150

up to 100

no new build

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Tables: How many homes would you accept? By tenure and blocks

31

Residents asked what matters most – and to rank

these in order of importance. Most people indicated

what was important but did not rank the factors.

The six most important factors to residents, in order

of importance, are:

• Keep the grass area

• Keep the open spaces on the estate

• CCTV on the whole estate

• Restrict heights to heights similar to low rise

• Residents keeping their existing homes

• Minimising disruption.

These are broadly the same factors that came out of

earlier feedback from residents.

Only one person gave no views of the scenarios,

some people did not give a view of scenarios 2 and 3

pointing out that the council did not support these.

All scenarios split opinion and overall no scenario

had more people approving of it than disapproving.

Scenario 4 and 5 had the most support, scenario 1

and 5 received the most opposition.

Leaseholders were more likely to see all scenarios as

bad or very bad, and were particularly opposed to

scenario 1, more in favour of scenario 4.

Council tenants’ views were split between whether

scenarios 1, 4 and 5 were bad or good, but were

more negative about scenarios 2 and 3.

People living in the low rise blocks were more likely

to be in favour of scenarios 5 or 4 (with fewer negative

views about scenario 5), people living in the towers

were more likely to be in favour of scenario 4 or 1

(with fewer negative views about scenario 4).

What matters mostOpinions about the scenarios

0 10 20 30 40

Scenario 1

Scenario 2

Scenario 3

Scenario 4

Scenario 5

Very bad

Bad

OK

Good

Very good

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Table: Views of the scenarios overall

150717westbury estate draft feasibility study

Documents