Our contact details If you have any questions about the regeneration of the South Acton estate, please contact any of the team:
For allocation or moving queries: Amar Sokhi Regeneration Officer t: 0208 825 9791 e:
[email protected]
Leon Joseph Regeneration Officer t: 020 8825 7409 e:
[email protected]
Kuldip Mann Regeneration Officer t: 0208 825 6402 e:
[email protected]
David Colley Regeneration Manager t: 020 8825 5833 e:
[email protected]
For regeneration queries: Toni Hodson Regeneration Co-ordinator t: 0300 456 9998 ext 6421 e:
[email protected]
Suzanne Keys Regeneration Co-ordinator t: 0300 456 9998 ext 7147 e:
[email protected]
Bianca Goulden Senior Regeneration Manager t: 0300 456 9998 ext 2876 e:
[email protected]
For development or building queries: Mark Ludlow, Project Manager t: 07753 933389 e:
[email protected]
For independent advice: Keith Mann Independent Advisor t: 01732 522 740 e:
[email protected]
Further information and updates can always be found on our regeneration website www.yoursouthacton.co.uk. This includes the full community lettings plan that explains the regeneration process for tenants.
1
South Acton Regeneration A guide for Ealing Council tenants
Contents Introduction 3 Summary 4 The story so far
6-7
Moving timetable and map
8-9
Sheltered residents timetable
10
Moving home
12-13
Allocations 14-15 Tenancy differences
16-18
New home layouts
19
Compensation 20 Before you move
21-22
Further information
23
FAQs 24-27
2
An introduction to the South Acton regeneration In 2011 Acton Gardens LLP was formed, with a purpose of regenerating the South Acton area in partnership with Ealing Council and the South Acton community. It is a joint venture between L&Q, one of the UK’s leading housing associations, and Countryside Properties, a leading UK home builder. The original masterplan, which outlined the overall regeneration programme was approved by Ealing council in 2012. In 2016 the master-plan programme was updated, mainly to reflect residents’ wishes to remain in certain areas of the development. Acton Garden LLP’s aim is to work with community groups and individuals to ensure that the overall project delivers a high quality housing in a built environment in which people enjoy living. This booklet contains important information for secure council tenants. It explains the process of moving from an existing home to a newly-built home. A separate booklet is available for council leaseholders for whom the process is slightly different. Tenants of other landlords (for example, those renting from a private landlord) should speak directly to their landlord about moving home. The regeneration team can also give you advice on how the regeneration will affect you.
3
summary A group of residents helped develop this booklet and the South Acton Community Board approved the final version. South Acton is a very large area and the regeneration will take a number of years. The South Acton Regeneration and Acton Gardens teams are here to support you throughout the process and to help your move go smoothly. This Tenants guide to re-housing sets out Acton Gardens and Ealing Council’s vision for regenerating the estate over the next eight to ten years. Ealing Council will start the allocation and rehousing processes for residents approximately 12-18 months ahead of the demolition of each block. An approximate phase timetable and anticipated relocation date is detailed on pages 8-9. Other information can be found on pages: Your choices: The allocations policies: Differences between L&Q and council tenancies: What do the new homes look like: Compensation: What happens before you move and during your move:
page 12 page 14 page 16 page 19 Page 20 Page 21
This booklet is designed for Ealing Council tenants. If you are a leaseholder please visit www.yoursouthacton.co.uk/ leaseholders. A full Buy Back guide can be found using this link. Acton Gardens LLP posts a quarterly newsletter to all residents with updates about the regeneration. If you would like to receive this and currently do not, please email
[email protected] with your name and address.
4
5
The story so far The regeneration of South Acton is taking place in phases over a 15 year period. Different architects are designing each phase. This will give the buildings their unique identities whilst still complimenting each other and the natural surroundings. Phase 1, 2 and 3 have been completed and are occupied. So far, detailed planning consent has been granted for around half of the proposed new building. Leasehold and freehold owners in these areas have either been brought-out or are currently negotiating with the council.
Phase 3.1
There are 124 new homes in Phase 3.1 and these have been completed and occupied between September and December 2016. 37 homes are affordable and 87 are for private sale. This phase also sees the creation of a Station Square with shops. This will form the gateway to the Acton Gardens development from South Acton Overground.
Phase 1
The first phase for Acton Gardens provided 167 new homes. 87 of these were affordable homes and 80 were for private sale. The building was completed in autumn 2013 and replaced the area where Kipling Tower was located.
Phase 3.2
Phase 3.2 was completed in spring 2017 and will provide 116 new homes for South Acton. 57 homes are affordable and 59 are for private sale.
Phase 2
Phase 2 delivered 106 new homes - 46 were affordable and 60 were private homes. The new homes were completed in September 2015 and replaced the site where Blackmore Tower was originally located.
6
Phase 3.2 is located between Osborne Road and Bollo Bridge Road, next to Berrymede Junior School. The design is for an eight story high mansion block with 99 homes. There are 17 four-bedroom terrace houses adjacent to the block.
Phase 4
Phase 4 provides 107 new homes for South Acton. 53 are affordable and 54 are private homes. They will be ready Spring/Summer 2017. The new ‘West Park’ will be created as a landscaped public park with an outdoor gym.
Phase 7.1
This is the area where Church Road, Ragley Close and Telfer Close were located. By summer 2020, 246 new homes will be built. The planning application was approved in November 2015 and will see the revitalisation of the existing Avenue Road Park.
Phase 5
Phase 5 will be completed from summer 2017. It will provide 271 new homes to the west corner of South Acton. Of these 129 will be affordable, 70 private and 72 private rented sector homes. This phase replaces the buildings on the corner between Bollo Bridge Road and Bollo Lane - Caine House, Conrad Tower, Meredith Towers, Galsworthy Court, Carroll Court and Chesterton Court.
Phases 6.1 and 6.2
These phases will replace Charles Hocking House and Hardy Court and provide 308 new homes to the heart of the estate. Phase 6 will see delivery of ‘The Hub’. It will provide the majority of Acton Gardens’ new community with commercial and retail facilities. It will also be the new home of the existing Bollo Brook Youth Centre and Oak Tree Community Centre, nursery, doctors and dentists.
Architects:
Every phase had a different architect and these were: Phase 1 - HTA Design LLP Phase 2 - Alison Brook Architects Phase 3.1 - Stitch Studio Phase 3.2 - Maccreanor Lavington Phase 4 - PCKO Architects Phase 5 - HTA Design LLP Phase 6 - Levitt Bernstein Architects Phase 7.1 - Stitch Studio
7
The moving timetable and phasing map The redevelopment of South Acton will be delivered in several phases and is scheduled to be completed in 2024. The table below shows an approximate time frame of when your move will take place. It also shows where residents from each area will be moving to, if they decide to remain at South Acton:
Residents living in
Where am I moving to?
When am I moving?
Ragley Close Telfer Close Church Road
Phase 3.1, 3.2 & Offsite
Spring 2017
Bennett Court Webb Court Enfield Road
Phase 3.1, 3.2 & 4
Spring - Summer 2017
Charles Hocking House
Phase 2, 3.1 & 3.2
Spring 2017
Carisbrooke Court
Phase 5
Spring / Summer 2018
Buchan House
Phase 5
Spring / Summer 2018
Osborne Road
Phase 3.1 & 3.2
In Progress / Spring 2017
Barwick House and some houses within Brouncker Road
Phase 5, 6.1 & 9.1
Summer 2018 - Winter 2019
Anstey Court Bollo Lane
Phase 6.1
Spring 2019
Belgrave Close Frampton Court Cheltenham Place Avenue Road Buckland Walk
Phase 4, 6.1 & 7.1
Summer 2017 - Summer 2020
Jerome Tower Doyle House
Phase 6.2 & 9.2
Spring 2021
Glamis Court Arundel House* Pevensey Court
Phase 6.2 & 9.2
Spring - Summer 2021
St Margarets Lodge Pembroke House* Ludlow Court
Phase 8.1, 9.2 & 9.3
Spring - Summer 2021
Beaumaris Tower Harlech Tower Corfe Tower
Phase 8.2, 8.3, 9.4, 9.5 & 10.1
Spring - Summer 2023
Arlington Court Clandon Close Barrington Court Harleyford Manor*
Phase 7.2 & 10.1
Summer 2023 - Spring 2024
*The three sheltered schemes (Arundel House, Pembroke House and Harleyford Manor) will be affected differently. Please see page 10 for further information. On occasion when capacity remains after previous allocations have been completed, it may be possible to offer alternative rehousing options.
8
21
150
20
24
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127
125
121
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to
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31
26
29
29
2
31
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120
159
10
51
143
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El Sub Sta
100
Shelter
to
39
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118
106 to 112
145
102
26
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147
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104
17
124
8
TE
16
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AC
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HI
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153
29
36
Tertiary College (annexe)
155
Coopers Court
116
to
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1
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114
8
13
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20
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28
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161
163
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43
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157
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171
20.9m
30
25
15
Fire Station
26.7m
3
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14
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26
Colle
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Sheltered Residents Timetable
9
56 41
30
24
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43
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16
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31
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22
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15
11
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4 to
62
Health Centre
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M
31 58
60 60a
HA
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63
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Court
12
Arlington
1 to 63
ELT
66
17
42
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1 to
2
21
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7.3 Arlington Court Clandon Close Barrington Court Harleyford Manor
23.9m
40
lk Wa
49
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12
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to
11
40
66
1 to
3
26.6m
13
Acton
Care Centre
AM NH TE EL E CH AC PL
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8
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26
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7.2 Belgrave Close Frampton Court Cheltenham Place Avenue Road Buckland Walk to
1 to
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10.2 Beaumaris Tower Harlech Tower Corfe Tower
De Courcey Court 2
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15
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204
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23.4m
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T
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8.1 Carisbrooke Court
LB
Arundel House
Carisbrooke Court
22
Playground
1 to 54
5
79
13.4m
41
1
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25.2m
Ludlow Court
1 to 6
2
James Welch Court
83
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TCBs
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139
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23.9m
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23.0m
12.8m
15.0m
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1 to
4
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1
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7.1 Ragley Close Telfer Close Church Road
PAR
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25.5m
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116
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85
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25.4m
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Oldham Terrace
The Grange
61
Langford
Car Park
FB
74
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21.5m
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21.3m
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45
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32 59
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61
63
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Avenue Gardens
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21.7m
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Berrymede
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38
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36
26
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39
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60
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37
8.2 Barwick House
School
Middle School 62
64
64
66
53
55
Doyle House
2
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93
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House
Berrymede Middle School
PO 25
(South)
1 to 96
1 to 96
15.1m
11.8m
112
Charles Hocking House
6.2 Charles Hocking House Charles Hocking
Posts
19
D
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25
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El Sub Sta
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Sunninghill Court
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12.4m
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9.3 Osborne Road
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355
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363
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Acton
20
30
40
50
60
70
80
90
38
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9.7m
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CK 6
RD
ISSUE REASON FOR ISSUE
PROJECT CODE
CLIENT
DRAWING TITLE
13028
Acton Gardens LLP (Countryside Properties Ltd and London & Quadrant Housing Trust)
Estate Lettings Plan
9
DATE
No
Acton Gardens phases being delivered
Note
Date
A
Updated Annotation
22/09/16
B
Updated Annotation
30/09/16
DRAWING NUMBER PROJECT
South Acton Masterplan
REVISION
100
B
SCALE
DATE
STATUS
Draft
+44 (0)20 3617 8725 Suite 6, Fusion House, 28 Rochester Place, London, NW1 9DF www.stitch-studio.co.uk Do not scale from this drawing. This drawing is based on dimensional survey information provided by others. The architect cannot accept resposibility for the accuracy of this survey information.
Ort
Sheltered Residents Timetable Residents living in
Where am I moving to?
When am I moving?
Arundel House
Phase 9.2
Summer 2021
Pembroke House
Phase 9.2
Summer 2021
Harleyford Manor*
Phase 7.2*
Spring 2024
*There may be the potential for some residents to move earlier to the accommodation in phase 9.2, which will be completed earlier. Accommodation exclusively for people over 55s will be built in two areas – where Buchan House is currently situated between Osborne Road and Enfield Road, and also in the area north of Avenue Road.
Ealing Council managed sheltered accommodation within the borough. In some cases extra care accommodation may also be available. For residents of Arundel House and Pembroke House who may want to stay in the north of South Acton there may be an opportunity for you to move to Harleyford Manor until the new homes of Phase 7.2 are ready in 2024. Please speak with a member of the regeneration team to make this request
The current sheltered housing residents will have the option to move to the new over 55s accommodation, or other
For further information please see the sheltered residents’ frequently asked questions leaflet.
Phasing Plan F
Phasing Plan G
Phasing Plan I
A402
A402
A402
0
0
0
ad
Aven
Ave
Lane
ue Ro
ue Ro
ad
ury
Lane
R nue
Gunn
Gunn
ersb
ersb
ury
ury ersb Gunn
s
en
oad
Aven
Ave
St Margarets Lodge Pembroke House Ludlow Court
10.1
8.1
Avenue Gardens
Newton Avenue
Newton Avenue
Newton Avenue
Avenue Gardens
ard
ad
dG
ue Ro
ea
R nue
Glamis Court Arundel House Pevensey Court
rrym
Lane
Be
oad
Aven
Ave
7.2
e
e
e
Driv
s
Driv
en
ley
ard
dG
Lang
ea
ley
s
Driv
en
ley
ard
dG
Lang
ea
rrym
rrym
Be
Be
Lang
oad
R nue
Arlington Court Clandon Close Barrington Court Harleyford Manor
Avenue Gardens
Jerome Tower Doyle House 9.2
9.2 Acton Town Tube
Acton Town Tube
6.2 ad
ne Ro
Osbor
4
Bollo
Bridg
ad e Ro
1 5
3.2
Bollo
Bridg
ad e Ro 2
4
20
30
40
50
60
70
80
Bollo
ad
e Ro
Bridg
1
2
ne
ne
10
10
3.2
3.1
3.1 South Acton Station
0
5
lo La
lo La
ne
3.1
ad
ne Ro
Osbor
1 Bol
Bol
2
Acton Town Tube
ad
ne Ro
Osbor
4
lo La
Bol
5
3.2
9.3
South Acton Station
South Acton Station
90
100 M
0
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Acton Gardens phases being delivered
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Residents living in Arlington Court, Clandon Close, Barrington Court & Harleyford Manor
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What does phasing mean The regeneration requires people to move out of their homes so that blocks can be demolished and new homes can be built. It is not possible to move everyone from the South Acton estate at the same time, knock it down, build new homes and then move everyone back in again. This is because there are no spare empty council homes in Ealing (or any other borough) for people to live in temporarily. There is a national shortage of housing.
This process is repeated over and over on a rolling programme until the regeneration is completed. This means most people will only have to move once – straight from their old home to their new home. It is important for tenants to know when their phase will start and finish so they know when they’ll be moving home.
Because it is not possible for everyone to move at the same time, the regeneration is being completed in several phases. Phasing works by moving tenants into a new-build block and then demolishing the old block where they used to live. Then, more new homes are built. When the next new block is completed, tenants from another old block move in and their old block is demolished.
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Moving home Approximately 12-18 months before a block is demolished Ealing Council will ask residents of that block to complete a housing needs questionnaire. This gives the council enough information (and enough time) to help with the varied and sometimes complex needs of all the people living in each block. The questionnaire must be completed online and help is available if you need it. The council uses the questionnaires to allocate the right size home for tenants who want to stay in South Acton and for those who want to move away. It is also used to identify any special adaptations that may be needed in the new home, or other preferences a household may have.
What are your choices?
Making the right choice for you and your family is very important and the council and L&Q are here to help. You will have two options: 1. Move away from South Acton into an Ealing Council or a housing association home elsewhere. If you chose to do this you will be given a high priority banding on the choice-based lettings scheme known as LOCATA. Through LOCATA you can bid for another home in the London boroughs of Ealing. 2. Move into one of the new L&Q homes. If there is a new home suitable for your needs you will be allocated a home according to your needs and the rules outlined in this booklet. Council and L&Q staff may draw your attention to suitable homes advertised on LOCATA. They can also help you bid on the LOCATA website if you don’t have access to the internet or are not confident using computers. If you decide to move to a new home on South Acton you will be allocated a specific home that suits your needs whilst it is still being built. This allows you time to make choices about things like the kitchen units, wall and carpet colours and, in some cases, the kitchen layout. This is known as tenants’ choices. You will be able to watch your new home being built and visit your home before you move in as soon as it is safe to do so.
The request to return
The majority of people who chose to stay in South Acton will simply move from their present home into one of the newbuild homes.
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TEMPORARY MOVES AND THE RIGHT TO RETURN TO THE AREA A few people may need to temporarily move into another council home on South Acton, or elsewhere in Ealing, until a suitable new home is built later on in the regeneration programme. You may want to move into one of the new homes on South Acton but cannot because there are no suitable homes in your moving phase. You can request to move to a new home on South Acton in a later phase. You can do this by filling in a Request to Return form. Staff will speak to you nearer the time of your move and will help you complete the form if you need it. There are some rules that apply to the Request to Return: • You will have to re-apply every two years. We will send you a reminder • You will be told how likely you are to get a home in a future phase • The housing needs of your household will be assessed at the time of your request. If your housing need changes during the waiting period, the council will do its best to accommodate your new requirements. However, they cannot guarantee that a suitable property will become available. • The Request to Return is not available if it was your choice to move elsewhere, and then you later change your mind and decided you would like to return to South Acton.
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How are homes allocated? Once the housing needs questionnaire is completed the team will ask you to complete a transfer form. Home allocations will be made using the following guidelines: • One to three bedroom flats will usually go to single people, couples and smaller families • Maisonettes will usually go to families • Houses will usually go to families with three or more children • Lower floor flats would usually go to the elderly or those with special medical needs. You can view the council’s full allocation policy at www.ealing.gov.uk The size (number of rooms) of the new home you will be offered is decided by the council’s allocations team. Under new central government regulations the following are expected to share a bedroom: • An adult couple • Two children under 16 of the same sex • Two children under 10, regardless of sex. The following can have their own bedroom: • A single adult (16 or over) • A child that would normally share but shared bedrooms are already taken (for example, you have three children and two already share) • Children who can’t share because of a disability or medical condition • A non-resident overnight carer for you or your partner (but only if they must stay overnight). One spare bedroom is allowed for: • An approved foster carer who is between placements but only for up to 52 weeks from the end of the last placement • A newly approved foster carer, for up to 52 weeks from the date of approval if no child is placed with them during that time. L&Q have a different allocation policy on this which can be found at www.yoursouthacton.co.uk/news/landq-news. You may wish to review their policy if you have any queries with your allocation.
Downsizing
If you are downsizing to a smaller property (e.g. from a three bed to a two bed) you can currently get an allowance of £1,000 per bedroom given up. You will be notified if this changes.
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Extra bedroom
If you are living in a home larger than your current assessed housing need, you may be able to apply to be allocated one discretionary extra bedroom in certain circumstances. The rules are that you must: • Currently have at least one spare bedroom • Not have any rent arrears • Not have any record of anti-social behaviour within the last two years • Show you have a need for an additional room, such as joint custody of a child, a medical need or a need for someone to stay to care for you from time-to-time • Are able to afford the rent and service charges for the larger property • Agree to move within the timescales specified by the council. Each case will be dealt with on its merits. If an additional room is granted over and above your assessed needs, but you already live in a three bedroom home, then you will not get the downsizing payment, even if you are still giving up a bedroom. It is important to bear in mind that if you are in receipt of housing benefit the government has made changes that may affect you if you have an extra bedroom. This change is known as the bedroom tax or under-occupancy charge. It is a cut in your housing benefit if you live in a council or housing association property and have what is classified as a spare bedroom. New conditions to housing benefit mean you can only claim for a certain number of bedrooms, depending on how many people live in your home. Bedroom tax is applied to your net rent (the rent when things like water charges are removed, as these aren’t covered by housing benefit). The housing benefit office refer to this your eligible rent. The amount of net rent covered by housing benefit is cut by: • 14% if you have one spare bedroom • 25% if you have two or more spare bedrooms For example, if your net rent is £120 a week you need to pay the following extra rent yourself: • £16.80 more if you have one spare room • £30 more if you have two spare rooms
Ealing Council and Acton Gardens can veto any application for an additional bedroom when downsizing if it is felt the applicant may be unable to afford the additional bedroom owing to the bedroom tax. Each case will be looked into on an individual basis. Council officers will allocate homes after considering the housing needs in terms of number of bedrooms, medical issues, family requirements and elderly provision. Where there is more than one household who like a certain property, priority will be determined by taking the following into account: • Tenancy start date on the South Acton Estate – the longer you have been a tenant at South Acton the more priority you will get • Larger households will be allocated larger homes. For example, a two parent, two children household will be allocated a bigger two-bed home than a single parent with one child • Medical needs but only if a particular type of home is required for a health condition. For example, a disability which requires a ground floor flat • Age of oldest tenant – but only if a particular type of home is required that would assist an elderly person. For example, a ground floor flat.
Anti-social behaviour, drug users/dealing and squatters Those with a recorded history of anti-social behaviour or drug use/dealing will be given a low priority and squatters will not get an allocation.
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differences between a council and a housing association tenancy If you move to a new home on South Acton you will change landlord and become a housing association tenant. This means you will move from a secure tenancy to an assured tenancy. The differences between the two types of tenancy are explained in the following table:
Secure council tenant
Assured L&Q tenant
Accountable through elected councillors and other participation arrangements
Accountability
Accountable through a board and other participation arrangements
Applies to spouse, including civil partner who has lived in the property for at least 12 months
Right of succession**
Applies to spouse, including civil partner, or close relative who has lived in the property for at least 12 months
Yes
Right to buy
Right to Acquire’, which works in a similar way to Right to Buy
Yes – with landlords consent
Right to carry out improvements
Yes – with landlords consent
Yes – landlords consent
Right to compensation for (certain) improvements
Yes – with landlords consent
The 1985 Housing Act provides the right to be consulted on major changes to the way your home is managed
Right to consultation
Yes – no changes will be made to the way your home is managed without consulting you
Yes – with landlords consent
Right to exchange
Yes – with landlords consent
Yes
Right to manage
L&Q is required to consult and involve all tenants in the decisions that are likely to affect you and there are many ways you can get involved in the running of the housing association
Yes – in law
Right to repair
Yes – a clause in the tenancy agreement
Yes – requires landlord consent
Right to take in lodgers or sub-let
Yes – with L&Q consent
Yes – in law
Security of tenure
Yes – in law
“** Post April 2012 Ealing Council tenancies are restricted to spouses, which includes civil partners. This is expected to be applied during 2017 L&Q’s assured tenancies currently offer additional succession rights to family members (i.e. children) through our tenancy agreement as a contractual right rather then a statutory right. For all new tenancies created after April 2012 succession will be allowed to the current tenancies conditions.
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What is a tenancy agreement?
• A tenancy agreement is a legal contract that sets out your rights and responsibilities as a tenant • It tells you what to expect from your landlord and explains what you must do as a tenant • You can stay in your home for the length of your tenancy as long as you keep to the conditions. Ealing Council issues secure tenancies. L&Q, like other housing associations, issues assured tenancies.
What is a Housing Association?
Housing associations are not-for-profit organisations that provide affordable homes. They are regulated by the Homes and Communities Agency. As a not-for-profit organisation L&Q use all of their income to provide services and to develop new homes.
Who are L&Q?
L&Q stands for London & Quadrant. L&Q is a housing association which provides affordable homes for rent and for low cost home ownership. L&Q are based in London, and most of their homes are in the capital. L&Q is creating places where people want to live by: • Building and maintaining quality affordable homes for rent • Building quality new homes for low cost home ownership • Providing accommodation for key workers, like nurses and hospital staff • Helping people on lower incomes buy homes through shared ownership • Investing in local communities to create jobs, training and educational opportunities To find out more about L&Q please visit our website at www.lqgroup.org.uk.
If I choose to move to one of the new homes being built, how will my home be managed?
Once your L&Q tenancy starts, you will have a dedicated officer, based at South Acton. They will be your key contact at L&Q throughout your tenancy. If you have any queries directly affecting your tenancy a case manager will be assigned to you to help you. L&Q’s customer service centre is called L&Q Direct. They can answer all your questions about rents, service charges, repairs, maintenance and other housing enquiries. You can report repairs and anti-social behaviour via L&Q Direct on the free phone number 0300 456 9888.
Good neighbours’ agreement
In addition to your tenancy agreement, L&Q will also ask you to sign a Good Neighbours Agreement. It sets out what residents should expect of their neighbours, and what others can expect of them. This will help make South Acton a clean, peaceful and safe place to live. Some things in the Good Neighbours Agreement state that you: Do: • Leave the play areas tidy if your children use them • Talk to your neighbour first, before putting in a report about their behaviour. Do not: • Play loud music or make noise that disturbs other people, especially during evenings and nights • Have parties that disturb others. The Good Neighbours Agreement also includes information on what you can expect of your landlord. Examples are • Tackling anti-social behaviour effectively • Carrying out walkabouts with residents • Working closely with the Police or Safer Neighbourhood teams.
How much will my new rent be?
Current rents for social housing are regulated by central government and in London, also by the GLA/London Mayor. The way rents are set for future South Acton phases will depend both on central and local government policy. In 2011, Central government introduced a new rent system for all new social housing. This is based on a percentage of the market rent charged for a similar property in the locality and is called ‘Affordable Rent’. As affordable rents have generally been more expensive than the traditional ‘Target Rents’ used prior to 2011, L&Q let Phases 1 to 3 at rents calculated using the old target rent formula which takes account of the rents and average earnings in the local area, the cost of building the new homes and inflation that may occur in the economy. From April 2017, the GLA has introduced benchmarked ‘London Affordable Rents’ which are based on the old target rent levels and are much lower than the previous affordable rent levels in Ealing. From Phase 4 onwards, L&Q will be using the new GLA London Affordable Rent for all new social rent units at South Acton.
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For new homes being let for the first time in 2017/18 the rents are: • 1 bed - £144.26 • 2 bed - £152.73 • 3 bed - £161.22 • 4 bed - £169.70 These new London Affordable Rents are exclusive of service charges. Typical service charges will include: • Caretaking costs • Grounds maintenance • Cleaning to shared areas • Lighting of shared areas • Bin hire • Fire safety equipment • Communal TV aerial maintenance • Lift maintenance • Door entry system These charges vary depending upon the size of your home. For service charges you only pay for the services charges that your household use. To get an example of what the rents and services charge may be, this is the costs for the Phase 4 homes that residents moved into in the Summer 2017. Service charges are approximately: • 1 bedroom £14.00-£17.00 • 2 bedroom £17.00-£20.00 • 3 bedroom £20.00-£28.00 • 4 bedroom £28.00-£32.59
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What do the new homes look like? As well as the London Housing Design Guide the new homes are designed to the Lifetime Homes standards. This will make it possible for your home to be adapted in the future to meet your changing needs. Homes will have private terrace or garden space and apartments will have balconies that have been designed to maximise natural lighting.
• Balconies accessed off the living room space • Ground floor homes typically have their own front door direct from the street • Common areas have shared lifts and staircases, however these are not shared between too many homes per block. Typically this is around 25-30 homes per building.
The new homes typically have the following features:
Below are some typical layouts of one, two and three bedroom apartments. Please bear in mind that this may not be the exact layout of your future homes as each phase is designed by different architects and has different building layouts to suit the site at which it is located.
• Efficient layouts, maximising bedroom and living spaces • Rooms that are sensibly designed and easy to furnish • Storage and utility areas to free-up kitchen and living spaces One bedroom
Three bedrooms
Three bedrooms
Two bedrooms
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Compensation You will get a Home loss Payment as long as you have lived in your home for at least one year before you move. The figure is set by central government and is currently £5,800 as of 2017. The amount may increase or decrease each year. If you have any rent arrears or other debts to the council, these may be deducted from your Home loss Payment. Financial assistance with moving The council will also cover agreed costs incurred as a result of moving. These are called disturbance payments which is the basic principle is that you should not be out of pocket because of the move. This payment cover the cost of: • Removals • Disconnection and reconnection of appliances • Redirection of mail for six months • Reconnection of phone, internet and satellite (if permitted at your new home) • An allowance towards carpets and curtains -currently £584 for a 1-bed, £701 for a 2-bed, £818 for a 3-bed, £935 for a 4-bed. This is reviewed by the council every October. This allowance will not apply to the new homes being built by L&Q if carpets and blinds have been provided • Moving any adaptations in your home in conjunction with an occupational therapist • Dismantling or reassembling furniture • Loss of wages (for unpaid leave – one tenant maximum) • School uniform if a change of school is needed • Any other reasonable expense incurred due to moving. Disturbance payments can only be paid on the production of a receipt or invoice marked paid from a VAT registered company. Where something costs more than £50 we will need three quotes unless it is a fixed cost such as BT connection charge. Payments will be made to you by cheque. Any reasonable costs due to your moving can be claimed through the disturbance payment. If you are in any doubt whether the Council will make a particular disturbance payment, speak to the Ealing Council regeneration team and get their agreement.
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What happens before I move? Whether you are moving to one of the new homes being built at South Acton, or to a home away from the regeneration area, the council will assess your needs. This will include identifying if you need any items dismantled or re-assembled, need appliances disconnected or reconnected, or need help to pack and unpack. A couple of months before your move the council will arrange for a home visit from a removals company. This is to make sure they provide the right amount of boxes and packing materials for your belongings. You can appoint your own removal company if you prefer, but you must obtain three quotes and the cost must be reasonable. Please discuss this with the regeneration team beforehand. The removal company will assist you with moving home and will contact you beforehand to ensure everything is ready for your moving day. Boxes will be supplied by the removal company ahead of the move so you can begin to pack your belongings. The council will work with the removals company to book a moving day that is convenient for you and fits in with the timescale of your new landlord. If you cannot pack for yourself and do not have family or friends that can help, the council will arrange for a packing service. You should also contact your phone, internet and satellite providers two to four weeks before you move home, to arrange to have these services transferred. A member of the South Acton regeneration team is available to help tenants who cannot do this themselves.
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What happens when moving to a new L&Q home in South Acton? The removals company will arrive at your home at the agreed time. If you are doing your own packing you should be completely packed before they arrive. You should dispose of any rubbish but if you have large bulky items that you do not want, you can leave these in your old home but must tell the council that you have done so. You should take your gas, electric and water meter readings, if you have them. A member of staff from the council will take these for their records. After you have moved you will need to return your old keys to the council by 12 noon on the Monday after you have moved. You can return them to Ealing Council’s regeneration team at the office in Enfield Road on South Acton. You will be given a receipt for your key. You will need to contact your gas, electricity and water suppliers to tell them that you have moved. A member of the South Acton regeneration team can help you with this if you need it. The South Acton regeneration team will be available to help in the weeks after you have moved. People who have chosen to move to one of the new homes being built at South Acton will receive a welcome visit by L&Q. Also on the week of moving in you will have a home induction by an L&Q employee. They will show you where all your utilities and appliances are located and how they are operated. You will also be provided with a home user guide with full instructions for everything in your home.
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Ealing Council and Acton Gardens have skilled staff to help tenants move and you can expect the following: • Help to make sure you understand the moving process • Support with using the internet to bid for accommodation using LOCATA • Regular updates that are clear to understand and without jargon • Staff to come with you to view properties, if requested (subject to giving us at least one weeks’ notice) • Organised trips to sheltered housing schemes for older residents • A packing service for people who cannot do it themselves and those with support needs who do not have friends or family to help • Help for elderly and disabled tenants (who do not have carers to help) to transfer gas, electricity and other utilities • Boxes and tape to be delivered to your property • The removal of your personal belongings by our reliable removal company • The dismantling and reassembling of your furniture where required • Your appliances disconnected and reinstalled by qualified technicians • Vacated properties to be secured within 24-48 hours of the keys being returned • Process of Home loss and Disturbance payments promptly, normally within 28 days • Satisfaction surveys to all tenants who move to ensure we continuously improve our service • Staff to work closely with resident groups to monitor and improve service delivery phase by phase.
Further information As new information becomes available it will be published on the South Acton website at www.yoursouthacton.co.uk There are also several other ways residents can keep updated. These include: • Public exhibitions and events • Community board meetings • Quarterly newsletters • Design group meetings • Questionnaires and feedback forms • Housing surgeries.
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FAQ’s How are homes allocated to residents?
You can view the council’s full allocation policy at www. ealing.gov.uk. The size of the new home you will be offered is decided by the council’s allocations team. Staff at the regeneration office will then match you to a new home on South Acton, if this is the option you have chosen. You may be asked to produce supporting evidence if your circumstances have changed since you were first housed by the council. If you are moving away to another landlord they are also likely to ask for proof of identity for each member of your household.
How many bids will I be allowed to make under the LOCATA System?
If you choose to move away from South Acton, you can make three bids per fortnight on LOCATA. As the time gets closer to when the existing homes must be empty, tenants will be told how long they have before legal proceedings are started to ensure they move.
What if I refuse to move?
The council will provide help and support, and explain clearly why the move is necessary. If you still refuse to move the council will start a process to ensure the property is vacated. The council will: • Apply to the Secretary of State for permission to get legal powers to remove you • Serve a Notice of Seeking Possession on the property • Make one direct offer of a suitable homefor you to move to • Apply to court for possession of the property • Apply to the court to appoint a bailiff to ensure that the council gains possession of the property.
Can I appeal if I am not satisfied with the home I have been allocated on South Acton? Yes, you have the right to appeal. The South Acton regeneration team will review your case. If you are still not happy then you can appeal to the council’s regeneration manager and L&Q’s area director who will review the case.
What if I have a complaint about the service?
You can use the council’s complaints procedure as normal.
Who will monitor this process of moving people to new homes?
The South Acton Community Board will receive reports following resident satisfaction surveys from time-to-time. The board may recommend that changes are made where it is clear that amendments to the moving process are required.
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Can I complete a Request to Return form to come back to South Acton if I have chosen to move to another home away from South Acton and I find that I don’t like it after I have moved in?
No, if you chose to leave South Acton and live somewhere else you cannot complete a Request to Return form, even if there are homes suitable for your needs. You can apply to be transferred back to South Acton, but you will no longer have the high priority band rating on LOCATA that you had when moving from South Acton.
Will housing benefit cover the rent levels for the new estate?
Yes, the new rents and service charges will be eligible for housing benefit. If you currently receive full housing benefit (i.e. you pay nothing or only a heating charge) the new rent and service charge levels should still be covered, unless your circumstances change. If you currently receive partial housing benefit (i.e. you pay a contribution towards your rent and service charge) then you will be required to complete a housing benefit form with your change in rent and service charge details. If you do not currently receive housing benefit, but are on a low income, you may be eligible for housing benefit for some or all of the rent increase. To find out if you can claim for housing benefit, please complete an application form when you move and the council will assess your eligibility. You can also use the online government recommended benefit calculators at www.entitledto.co.uk/benefitscalculator or www.turn2us.org.uk. Since 2013, the overall amount of benefits that you can receive has been capped by the government for workingage households. This amount was changed from November 2016 and the maximum amount you will receive is: • £442.31 per week for single parents • £442.31 per week for couples with or without children • £296.35 per week for single people without children If you are single and under 35, you can only get housing benefit for bedsit accommodation or a single room in a shared accommodation.
I am on a low wage. I have heard that council rents are lower than the rents charged by housing associations – is this true? It is true that council rents are usually lower than housing associations’ rents, but both use the same formula for calculating social rents.
L&Q’s rents are higher than old council homes mainly because the formula takes into account the cost of building the new properties. Also, council rents include service charges. Housing associations are required to charge tenants for the specific services they receive at their homes. We have included the estimated rents being charged for the properties in phase 4 of the South Acton regeneration, which residents will be moving into in 2017. Inflation, changes to government policy and the services being provided within the blocks may affect future rent and service charges. Year 2017/18
Weekly rent
Service charge
1 bedroom
£144.26
£14.62-£15.38
2 bedroom
£152.73
£19.40-£20.14
3 bedroom
£161.22
£20.14-£28.75
4 bedroom
£169.70
£28.25-£32.59
How long will it take for me to receive my Home loss payment?
You will receive your Home loss payment approximately six weeks after you have moved home.Once the keys to your old home have been returned to the council, the process for closing your old rent account will start. This usually takes about 14 days but can take up to 28 days. If you receive housing benefit, it may take a little longer to receive your payment as the council has to check that there are no over-payments. Once your old tenancy has been ended your final rent account will be checked to see if there are any rent arrears. Any rent arrears will be deducted from your Home loss payment before it is issued. It usually takes seven to ten working days for cheques to be produced. Your Home loss payment will not affect any current entitlement to benefits.
Is it true that housing associations can evict tenants more easily?
Housing associations issue assured tenancy agreements, which provide security to tenants as long as the tenant keeps to the terms of the agreement. Eviction is always used as a last resort and only after other options to help to keep tenants in their homes have failed.
There are two main grounds on which housing associations can seek to repossess a home that is not available to the local authority: • Ground 8 – this is a mandatory ground which would apply if there are at least eight weeks of rent arrears. A judge has to award possession of the property to the housing association. • Although still included in tenancy agreements, L&Q no longer use Ground 8 as standard practice. It is used on rare occasions to seek possession of homes, and only with the specific authority of senior managers. • Ground 11 - this ground covers persistent delay in rent payment. It is a discretionary ground, which means a judge will take into account factors outside the tenant’s control, for example, delays in housing benefit payments.
Will I have the right to keep a pet?
If you choose to move to a council property away from South Acton and you currently have a pet, you may be able to keep it when you move. You should contact the South Acton regeneration team to discuss this. Once you have moved, you must get the permission from L&Q or Ealing Council (whichever is your landlord) to keep a new pet of any type at your home. The keeping of a dog is always limited to one dog, which must be micro-chipped, neutered, and always wear a collar with an ID tag. If you choose to move to one of the new L&Q homes at South Acton and you currently have a pet, you may keep it when you move into your new L&Q home. Once you have moved into your new L&Q home, the following terms will apply for any new pet that you would like to keep: • If you live in a house or property with its own garden you may keep a cat or a dog without getting L&Q’s permission. • If you live in a flat or maisonette or other home without its own garden, you will need L&Q’s written permission to keep a cat or a dog unless it is a guide or hearing dog. • You may keep other small pets, for example small caged animals, birds or fish at the property without getting L&Q’s permission.
What is ground 10A and how does it affect me?
Ground 10A is a condition of a secure tenancy. It allows a landlord to take possession of a property in an area where redevelopment (regeneration) is taking place.
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FAQ’s For this to occur, the redevelopment must have been approved by the Secretary of State. Outline consent has been granted for the whole of the South Acton Estate. This means it complies with this condition. The council is required to make suitable alternative accommodation for tenants.
Who is the Independent Tenant & Leaseholder Advisor and what is their role?
Keith Mann is the Independent Tenant and Leaseholder Advisor for South Acton. Keith works for the Priority Estate Project (PEP) and offers free and independent advice on the regeneration project. For more information about PEP please visit: www.pep.org. uk and follow the links on the home page to South Acton.
Why is the regeneration taking place when the estate is only eight to 37 years old?
The masterplan earmarks all blocks built before 2005 for demolition. In practice, this means all blocks to be demolished are at least 35 years old. Most were built in the 1960s.
Many of the existing buildings are reaching the end of their natural lives and require extensive repairs in order to keep them safe and secure. Refurbishment of the existing buildings would not address the design issues of the blocks, such as high-level walkways, underground garaging, poor orientation, lack of space and poor acoustic and thermal insulation. For Ealing Council, blocks nearing the end of their lives are very expensive to maintain. Communication with residents at South Acton over many years has shown a clear majority of residents wish to see existing blocks demolished and new homes built in their place.
Can the estate be upgraded rather than being knocked down?
Unfortunately it cannot. Extensive work was undertaken in the early 2000s to see if it was possible to retain and refurbish the selected blocks. For the red brick area in particular, this would involve extensive remodelling, refurbishment and redesign to bring them up to an acceptable level and to the Decent Homes Standards. The costs involved and loss of housing stock is not viable for Ealing Council. It would also mean very high bills for leaseholders who have to contribute to the cost of the work. As a responsible council, Ealing must also consider the needs of future residents. South Acton is often an area that
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new tenants do not wish to consider and their perception of the estate is poor. Only redevelopment will effectively remove this stigma and help South Acton fully integrate into the surrounding area.
What are the standards of the new homes?
All new-build properties by Acton Gardens apply the following standards and design criteria: • London Housing Design Guide – sets the benchmark for housing design in London including space standards • Lifetime Home – includes 16 modern design criteria to make homes accessible and flexible for life • Building for Life – industry standards for the building design of new houses • Secure by Design accreditation - standards to design out crime through physical security and natural surveillance • Designed to Code 4 for Sustainable Homes to reduce carbon emissions and promote higher standards of sustainable design. The size of the affordable homes we have developed meet the London Housing Design guide interim sizes. The ambition to create spacious homes for South Acton has resulted in an increased minimum target size for some units. The master plan ensures that all taller buildings have been placed in locations where they will benefit from the best aspect, without compromising neighbouring spaces or overshadowing public amenity spaces. The existing buildings are, in most cases, distributed randomly on the estate with very little pattern or enclosure of public space. One of the main objectives of the masterplan is to connect the estate to its surroundings by creating a network of traditional streets that are framed by buildings.
Will our right to buy be reserved?
Residents who choose to move to one of the new homes will have a right to acquire (RTA), which is similar to right to buy (RTB). The current maximum discounts are £102,700 for RTB and £16,000 for RTA. The RTA and RTB discounts are set by the government, which is currently reviewing the legislation and so may be subject to change. Please see L&Q updates online at www.lqgroup.org.uk
What community facilities will be available?
Phase 6 replaces Charles Hocking House and Hardy Court
in the centre of the development. It will provide important community, commercial and retail facilities and is known as The Hub. Any community organisations currently based in shops throughout the estate will be invited to use the hub.
Please discuss this with the member of staff conducting your Housing Needs Assessment.
Acton Gardens have been working closely with local community groups and residents to understand what community facilities are needed and can be accommodated within this phase.
When moving to an L&Q home, the rent and service charges may be different to your current charges at Ealing Council. Typical service charges will include:
The planning application for phase 6 was approved in May 2016. It will include facilities such as the new community centre, a youth club, the L&Q office, a café, a small supermarket space and other retail units. We also hope to provide healthcare facilities with doctors’ surgery and dental practice.
What is the difference between the existing sheltered accommodation and the new over 55s accommodation? Sheltered accommodation is traditionally designed to give people the independence of having their own flat, with the benefit of additional features such as an alarm system, a warden and communal facilities.
The new over 55s accommodation will not have a designated warden based at the building. Instead, the accommodation will be managed by an L&Q Property Manager. A Property Manager is responsible for managing communal areas and tenancy management. Personal alarms and other aids and adaptions can be installed in the homes based on the individual care needs of the person living in the property. If you require adaptions, the council will arrange for an assessment by an occupational therapist to make sure the correct equipment is installed at your new home before you move.
What can I expect from my new home?
All of the new homes will be built to the Homes for Life standard. They will provide a range of accessibility features and can easily be adapted to the physical needs of the resident. Ten percent of all new homes will be fully wheelchair adapted. Videos can be found on the Your South Acton website at www.yoursouthacton.co.uk/about/view-our-homes. It shows examples of one to four bedroom homes at South Acton.
Can I move with my neighbours?
Where possible the regeneration team will take into consideration all requests to remain near your neighbours. We will also consider what floor you would prefer to live on.
What are L&Q’s service charges? Why are they higher than Ealing Council?
• Caretaking costs • Grounds maintenance • Cleaning to shared areas • Lighting of shared areas • Bin hire • Fire safety equipment • Communal TV aerial maintenance • Lift maintenance • Door entry system. These charges vary depending upon the size of your home. You only pay for the services your household uses.
What furniture or items will be included in the new Acton Gardens homes?
At present L&Q has gifted the following items in the new homes: • Carpets • Blinds • Ovens including hob and extractor fan • Gifted items do vary from phase to phase. This list gives you an idea of what has been gifted previously.
What will happen to homes once people have moved away?
This will depend on how long it is until the block needs to be empty and the condition of the individual flats. If there is some time before the block needs to be empty, and the flat does not need expensive work to make it habitable, it may have a use. The council or one of its housing association partners may do some basic work to the flat. They could then rent it to carefully selected tenants from the council’s waiting list, who are currently in temporary accommodation. If it is closer to the date when vacant possession of the block is needed, or the flat requires more extensive work, it may be let to a property guardian. They will help to keep the flat and the block secure. Alternatively, the flat will be decommissioned and secured with a steel door.
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