Ladderswood Place Shaping Programme

Neil Vokes Project Manager24th March 2011

Ladderswood estate

Historical Map 1935

Project Background• The Ladderswood estate regeneration is

the first scheme to come out of the New Southgate Masterplan;

• Outline cost advice• Refurb to Decent Homes -£25.29m• Rebuild the existing 161 homes -£28.74• Comprehensive redevelopment £5.4m

Resident Involvement• Ladderswood Resident Panel

• Residents involved in development of options;

• Residents involved in the design process;

• Worked with the Council in producing:

– Secure Tenants Re-Housing Offer Document– Resident Aspirations Document;

• Management and maintenance a key priority;

• Desire to see local employment, information, advice and guidance services to be delivered locally;

• Support for mix of unit types inc family housing and maisonettes

• Want to see improved community and commercial facilities

• The resident panel appointed an Independent Tenant and Leasehold Advisor.

Ladderswood Indicative scheme

Indicative scheme based on viability and resident aspirations

Meeting the Council’s Requirements

‘New’ LadderswoodResidential Units <500 units

(60% private / 40% affordable) – (70% social / 30% intermediate)

Affordable housing to meet London Housing Design Guide standards

Provides almost 100 family sized units and approx 80 additional social units.

Resident Aspirations Document

All 54 aspirations either met or exceeded

Code for Sustainable Homes

Code Level 4 (BREAAM ‘Very Good’)Combined Heat and Power

Commercial Space 3,000 sq m commercial space

Community Space 300sqm

Millennium Green Agreed Capital improvements

Notting Hill and Higgins: Detailed Solution

Mulalley and One Housing: Detailed Solution

Key challenges

• Delivering a procurement in a changing policy (political) landscape

- Fairer Future for Social Housing

- Affordable rent model

• District Heating System

• Vacant Possession

• Gas Holder

Maintaining Viability• Original assumption that Ladderswood

was well placed to secure affordable housing grant;

• CSR forced the scheme to explore other avenues;

• Increased the percentage of 1 and 2 beds (68%) to 3 and 4 beds (32%);

• Revised negotiation strategy with Head Lessee and Telecoms;

• Alternative uses of commercial space;• Affordable Rent Model.

Rent ScenariosLadderswood

(LBE) 1999 Values

Enfield Target (RICS) 1999

Values

ExistingLadderswood

Rents

Revised Target Rents

Affordable Rent Model (80%

rents)

1 Bed Flat £53,000 £85,000 £89 £101(77%

affordability*)

£192*

2 Bed Flat £60,000 £95,000 £99 £113(73% affordability)

£224

3 Bed Flat £75,000 £115,000 £108 £129(68% affordability)

£240

3 Bed House

£115,000 £135,000 £136 £140(64.5%

affordability)

£260

4 Bed House

£150,000 £155,000 tbc tbc tbc

Viability Not viable Not viable VIABLE

* Affordability based on 30% of mean local income spent on rent

Lessons Learnt• Up front work to de-risk scheme speeds up

procurement process;• Site investigation including HSE checks;• Flexibility within scheme to accommodate

policy changes whilst retaining clear minimum scheme requirements;

• Maintain an open dialogue with the HCA;• Lorne and Roberts – decisive decision

making;• Cross party support.

Concluding comments and Questions