What are the proposals for the Barnsbury Estate?

In brief, our proposals are to refurbish Old Barnsbury, redevelop New Barnsbury and undertake a comprehensive programme of works to improve open spaces on the Estate, as well as rebuild a larger community centre and new shops along Caledonian Road. 

Old Barnsbury refurbishment: This will involve internal improvements for tenants alongside improvements to the buildings and communal areas. The outdoor spaces will be transformed into green, usable, and secure areas for all residents to enjoy. The refurbishment does not require any demolition of the buildings on Old Barnsbury.

New Barnsbury redevelopment: The 371 homes on the New Barnsbury part of the Estate will be demolished and replaced with 291 new homes for existing residents at existing social rents and replacement leasehold homes.

There will also be up to 579 additional new homes on New Barnsbury. Of these, 35% will be affordable housing.70% of the new affordable homes will be social rent, with the other 30% shared ownership homes.

The refurbishment of Old Barnsbury and redevelopment of New Barnsbury will enable Newlon to provide a long-term solution to the challenges of the existing Estate including overcrowding, cramped living conditions with suboptimal layouts, undersized homes and balconies, poor energy efficiency with some homes experiencing damp / condensation and poor sound insulation, which cannot be resolved by our ongoing maintenance programme. This is also a once-in-a-generation opportunity to address all these challenges for the whole Estate.

 

Why are you undertaking this project now? 

We believe that the Estate needs attention and investment.It has provided a home to many people since the first buildings were constructed over 80 years ago and we want to ensure it continues to do so.

We know from our consultation programme that there are many overcrowded households on the Estate and that lots of the homes fall short of your wants and needs.

Feedback from our consultation also shows that many residents feel the open space on the Estate does not provide good quality areas to play, exercise or relax.

 

Who is delivering this project?

The transformation of New Barnsbury is being delivered as a Joint Venture (JV) between Newlon, as your landlord, and Mount Anvil, as the developer partner.

The JV means that Newlon and Mount Anvil will work together to deliver the new homes and public spaces on New Barnsbury. Mount Anvil were selected as Newlon’s developer partner after a competitive process. The selection of Mount Anvil is incredibly exciting as they have a proven track record of creating beautiful, high-quality homes across London. 

The refurbishment of Old Barnsbury will continue to be delivered by Newlon. This will involve selecting a contractor (or multiple contractors) to work with us to deliver the different elements of the refurbishment including new kitchens and bathrooms. The same team of consultants have been appointed to for both New Barnsbury and Old Barnsbury to ensure a continuity of design and quality.

 

Do I live on Old Barnsbury or New Barnsbury?

Old Barnsbury is defined as the 1930s brick buildings situated between Barnsbury Road and Charlotte Terrace.

The buildings in Old Barnsbury are

• Berners House
• Corbet House
• Copenhagen House
• Fisher House
• Payne House
• Roding House
• Samford House
• Vittoria House 

New Barnsbury is defined as the more modern buildings between Charlotte Terrace and Caledonian Road, including the two blocks next to the canal on Carnegie Street. There are 371 homes in 17 blocks, as well as some ground floor commercial units on Caledonian Road.

The buildings in New Barnsbury are:

• Adrian House
• Aldrick House
• Amory House
• Blackmore House
• Charlotte Terrace
• Crispe House
• Ewen House
• Kenwrick House
• Jocelin House
• Mavor House
• Messiter House
• Molton House
• Redmond house
• Ritson House
• Thorpe House
• Thurston House
• Venn House

 

What are the timelines for the project?

We need to submit a planning application to Islington Council for the New Barnsbury Transformation, which we’re planning to do in May 2022.

Once the planning application is submitted, you’ll receive a letter from Mount Anvil and Newlon. On the letter there will be a planning application reference number and information on how you can provide your comments directly to the Council. This is an important stage where you can tell Islington Council that this project has the support of the residents and whole community.

If approved, we’d then hope to start building Phase 1A in 2023 and be completed in 2025. Phase 1B could start in 2025 and finish in 2027.

Each phase of the transformation will take approximately 24-30 months to build. Phase 1c, 2a and 2b are estimated to start in 2027 and complete in 2030/2031. Phase 3a and 3b are estimated to start in 2029/30 and complete in 2032/33. We don’t have specific dates for the future phases yet, but we’ll keep you regularly updated on the phasing programme.

We’re proposing that the refurbishment works to Old Barnsbury are carried out on a phased basis in dedicated work packages e.g. window replacement to all homes completed first. We anticipate that refurbishment works will start in late 2023 and be completed in 2029.

All works will take place in a phased approach to minimise disruption to residents as much as possible. We originally provided an indicative phasing plan as part of the Offer Document. However, we’ve taken a considerable amount of time to review different options for the potential phasing of the Estate transformation. We now have a clearer understanding of what it is going to take to move all residents of the Estate from their existing homes to their new homes.

This is a huge undertaking and so we’re not looking too far ahead given the amount of work that needs to be done, and we are conscious that things could change in the future.
 

What happens in the event of any delays or setbacks in the redevelopment?

We’ll work with our partners to ensure a workable and realistic programme can be delivered on time. If there are unforeseen circumstances, we’ll stay in close contact with all of those residents affected.

 

In light of the Covid pandemic, are there concerns about attracting new private buyers and could the scheme be cancelled due to a lack of interest?

Whilst the Covid pandemic has undoubtably had an impact on all our lives we’re still progressing with the transformation because we know that the Estate needs urgent attention and investment to address overcrowding and other issues. Whilst the property market can fluctuate, we’re confident that we have a scheme that will be delivered, providing existing tenants with new or refurbished homes as well as improved spaces and public realm.

What is the phasing plan?

The phasing plan sets out when the residents of each block will move into their new homes and where on the Estate that home will be located.

Currently, the phasing plan is focused on the first phase of the development as this is what we’re sure about and can provide detail on.

The latest phasing plan can be seen here.

The indicative timeline for Phase 1A can be viewed on The Journey to 2025 pdf.

 

Why has the phasing plan changed?

The phasing plan presented during the ballot was an indicative plan that would likely change. 

A range of phasing options have been tested to ensure we reach the right solution for residents, and we have a plan which enables the project to be practically delivered in a timely manner. The key consideration and priorities of the phasing plan have been:

• Maximising the amount of Affordable Housing delivered in the first phase.

• Maintaining access to key community facilities such as the community centre and green spaces throughout the project.
• Minimising the duration of construction disruption for residents.
• Manage the cost of construction to help make sure the project is financially viable.
• Ensuring that key services/utilities such as power, water and internet are not disrupted for residents during construction.
• Safely planning construction logistics such as deliveries and vehicle movements to ensure pedestrian safety.
• Providing enough homes for sale in each phase to make the phase viable, fundable, and deliverable. Building new homes for sale, for people to buy on the open market will help to fund the delivery of new affordable homes on New Barnsbury as well as the cost of refurbishing Old Barnsbury.
• Minimising the number of residents who are required to move into temporary accommodation

 

What impact will this have on Old Barnsbury refurbishment works?

We don’t anticipate this phasing plan to have any impact on the timing of the Old Barnsbury refurbishment works. We’d still expect this work to be undertaken alongside the development at New Barnsbury. We anticipate refurbishment works to start in late 2023 and be completed in 2029.

 

Will the new phasing plan impact the timescales for the transformation?

This updated phasing plan allows us to complete the first phase as quickly as we believe is possible. It also ensures that we deliver two to three times the number of homes in the first phase compared to the ballot phasing plan. This means that two to three times as many residents will move into their new homes within the first two to three years of construction starting.

In turn, this would mean that we can then bring forward the future phases faster as well, meaning that residents can move into their new homes as soon as possible.

The Old Barnsbury refurbishment will happen in tandem with the phasing of New Barnsbury construction. We won’t wait until New Barnsbury is finished to start the refurbishment.

 

What is Phase 1A?

Phase 1A involves the temporary move for Blackmore House residents to allow for new homes to be built.

Once the new homes are built, we hope to move tenants from Jocelin House, Messiter House and Molton House, into their new homes, and re-house tenants in Blackmore House. 

We envisage that we’ll start construction in 2023 and that in 2025 tenants from these blocks would move from their current homes (or temporary homes for Blackmore House residents) into their new homes.

We’ll also make improvements to Carnegie Street Park as part of Phase 1a, including providing a new Multi Use Games Area and play facilities to replace the ball court and play facilities that will be removed to build the Phase 1a homes. Specialist boundaries and surfaces will surround the court in the interim period to reduce noise disturbance to the surrounding homes. Privacy to these existing homes will be secured through a generous planted buffer.

 

When will Blackmore House residents move?

To enable the first phase, Blackmore House residents need to vacate their homes by Dec 22. We’re talking to Blackmore House residents directly about their housing requirements.

 

What is Phase 1B?

Phase 1B is development of the land currently occupied by Messiter House, Molton House and some of Jocelin House. With tenants of these blocks moving into Phase 1A, this land becomes available for Phase 1B. Some residents from New Barnsbury will be able to move directly into their new homes in Phase 1B.

The residents to be moved into Phase 1B are likely to be residents living in blocks Adrian, Thurston, Mavor and Ewen. We expect these homes to be completed during 2027.

 

What is going to happen in the later phases in terms of rehousing?

We’re continuing to look at the later phases of the phasing plan in terms of rehousing. We have to consider a wide range of issues to come to a confirmed plan and we’re trying to ensure that residents can move into their brand-new homes as soon as possible.

We’ve been focused on the first phases of the transformation as these are the residents that will be affected first and so we want to provide them with clarity on what this means for them.

It’s more difficult to be precise about things so far in the future, but we’re continuing to work on phasing and will provide residents with further details on the future phases as soon as we have these finalised. We’re committed to giving residents reassurance on this and will continue to show you the latest information when it’s available.

After Messiter, Molton, and Jocelin tenants have moved into Phase 1A in approximately 2025, it will take approximately another two years to build Phase 1B which is expected to be completed in 2027. This is quite a distance into the future so to some extent we are focussed on the more immediate and short term rather than the medium and long term.

 

Will tenants still get choices about where we move to? Will I get to choose my home?

All existing Newlon tenants will have an individual meeting with Newlon before they move to discuss their housing preferences and possible options. The homes available to you will depend on what phase you are in, so not everybody will be able to have their first choice. Any offers will be made in accordance with your needs so it is important that you keep us informed of changes in your household. We expect that these discussions would take place a year in advance of your potential move.

 

Will residents get first choice of the blocks before new people come in?

Our priority is to ensure that current residents needs are met, and first allocations of the affordable housing will go to people who need to be rehoused from New Barnsbury, which will work in conjunction with the phasing plan. Some blocks will be for new market housing. We will explore residents’ preferences with regard to the location and specification of their new home. Our aim is to move residents once only, and in keeping with the phasing programme.

 

Do you know where the new market homes will be located?

All the homes in Phase 1A have been designed to meet the needs of approximately 97 households currently living in Blackmore, Jocelin, Molton and Messiter House. The size of the blocks, number of homes and tenure is still subject to agreement with the Council Planning Department, however a planning application has now been submitted.

New market homes in Phase 1b will be located in C6 and C7, which can be viewed on the phasing plan on board three here.

In the future phases (1c-3b), we haven’t yet agreed which types of homes will go where and any indications are purely illustrative. However, we’ll share this information with residents when we’re able to.

 

The first phase builds on the current ball court and play equipment. Where will my children play now?

These facilities will be reprovided in the new and improved Carnegie Street Park prior to the existing facilities being removed. We are aiming to complete the new ball court by the end of June 2023.

 

I park my car in an area on the Estate that looks like it will be needed for construction work. Where will I park during construction works?

Our parking survey shows there is currently some spare parking capacity on and around the Estate.  During the decant of Blackmore, some residents are moving off the Estate so this may offer up additional spaces. However we acknowledge in the short term there may be more pressure on parking spaces. We are doing some further analysis using the information supplied by our parking manager.

 

I am a leaseholder, the ballot suggested I would be in an early phase but now I will be stuck for years. Will you do early buy backs?

The project budget is setting the buy-back plan and this is organised in accordance with the proposed phasing i.e. we may buy back properties as they are needed. We are keeping this under review as we progress. We will consider early buy back if we are able to use the property for re-housing decanted residents, or if there are particular extenuating circumstances. If you have any special circumstances please get in touch with the BEST team or Independent Resident Advisor to discuss with us further. 

You can contact the BEST team through calling 020 7613 759 or emailing best@newlon.org.uk. Source Partnership can be contacted on Freephone 0800 616 328 or at info@sourcepartnership.com.  

 

Will you consult with us on the designs as you move through the phases of the transformation?

Definitely. We’ll continue talking to you throughout the life of the transformation to understand your needs and to discuss the plans for your new home. You’re always welcome to contact us as well with any of your questions. Just email best@newlon.org.uk or call us on 020 7613 7596 or 020 8709 9172.

 

Can I move off the Estate during the decant phase, and return once the construction is complete, and my new home is ready?

This option is available to residents living in Blackmore House as we may have insufficient homes on the Estate to offer temporary housing to Blackmore residents. For other residents we would need to discuss your particular circumstances with you. Please contact the Best Office.

 

I am a leaseholder, can I stay with my friends and relatives during the decant period, instead of being rehoused in alternative temporary accommodation?

This can be accommodated for leaseholders and if you choose to stay with friends or relatives during the decant period then you would be eligible for some form of compensation (subject to this option being no more expensive than the equivalent social rent of the property you would otherwise be eligible for on the Barnsbury Estate). We’ll speak to you before your phase to discuss your requirements and can discuss whether this option would work for you.

Newlon tenants may also be able to stay with friends and family and will be decided on a case by case basis. Please contact the Best office if this is something you want to explore.

 

I am in arrears and afraid to talk to Newlon about the consequences if I come forward about decant (moving temporarily as part of the works) as I remain in arrears.

The homes will need to be decanted even if you are in arrears. As compensation for loss of your home you are entitled to a Homeloss payment.  Any arrears or other sums owed to Newlon will be deducted from that payment and the balance paid to you.

 

I get on with my existing neighbours. Will my new home be near to them?

We know that this is important to some of you and will try to accommodate as much as possible. Newlon will be sending out a survey to ask your preferences in advance of your move to understand what is important to you about the details of your new home.

There are different types of tenancy arrangements on the Estate, will rights be protected for those with different agreements?

Newlon is committed to protecting existing tenancy rights for all tenants irrespective of residents’ decision through the ballot.

 

Will my rent increase?

Newlon is committed to social tenants’ rent remaining at the same level for a home with the same number of bedrooms. Rent will continue to be set by Newlon as per your current tenancy agreement and Newlon’s rent policy.

 

Will my service charge increase?

Newlon is keen to keep any service charge costs as low as possible to keep the homes affordable. We’ll be providing extra services such as all blocks having two lifts, communal aerials meaning residents won’t have to install their own satellite dishes, CCTV and concierge services that aren’t currently provided. These types of services bring extra costs but at this stage we can’t confirm how much the service charge will be as it’ll be shared by a larger number of households living at Barnsbury. However, we’re very focused on using materials and services that keep costs as low as possible.

 

Will you move any tenants permanently off the Estate?

Yes if this is your preference, but Newlon tenants who wish to remain living on the Estate can do so.

 

Can I move off the Estate temporarily if I do not want to stay while construction work is underway?

If you live on the Estate in a block not in phase 1a our priority will always be to move you straight into your new home with no need for temporary accommodation. If you wished to move off temporarily anyway it is likely that we will only be able to assist those where there is supporting evidence, for example, on health grounds, that they cannot remain on the Estate during the works.

 

Are tenants eligible for a homeloss payment?

Yes. All tenants will be eligible for a statutory homeloss compensation payment of £7,100 (less any money owed to Newlon) which will be paid to you when you move out of your existing home.

 

Will young adults living in my home be able to get a new home?

We understand that this is an important question for some of you, where young adults are looking for the opportunity to move into their own home. We may be able to provide an option whereby adult children are housed separately, for example, where it will assist us in providing a smaller home to your main household. We’ll work with you through the phases of development to discover if this is possible.

 

If one or more of my children have special needs will this be taken into account? E.g. through the number of bedrooms in the property offered or the layout of my new home.

This has been raised with us by several households during our consultation programme and our aim is to meet your needs. Newlon will discuss the needs of your whole family and if necessary, arrange for a medical or Occupational Therapist review to confirm your requirements.

AWe have committed to building new homes based on the housing needs survey we carried out in 2019 and although what we are planning to build is based on what you have told us, circumstances change, people move and this might have implications for how we allocate 
homes across the phases.

Following consultation meetings with residents to talk through our proposal of how we might allocate the new homes, residents have requested more information to have a better understanding of how these homes will be allocated.

The order of priority for allocations will be:

1. Housing need
2. Medical need
3. Downsizing
4. Seperate (enclosed) kitchen
5. Housing preference
6. Length of time living on Barnsbury Estate

Housing need

By housing need we mean your household and who is living in your home. We will allocate properties using the following guidance relating to size of accommodation:

• A separate double bedroom for each couple or single parent.
• A separate bedroom for any other adult household member (18+). This may be single or double. (Please note that lodgers are not considered part of the household.)
• A single bedroom for one child.
• A double bedroom for two children except where:
  Two children of the opposite sex must share and one has reached seven years of age.
  Two children of the same sex are expected to share, unless one has reached the age of 18 or there is specific supporting medical evidence to support that they cannot (this will need to be assessed by independent medical advisors).

Where you have indicated that you require a larger property than you currently occupy, we will require evidence of any additional household members living at the property as their sole and principle home. For children under the age of 18, this will be a full birth certificate and in some cases, evidence that you have custody, in this case evidence of being in receipt of child benefit will be required.

Household members over 18 years of age will need the following information:

• Proof of ID such as a passport or photo driving licence or evidence of their Right to Rent.
• Evidence of relationship to the tenant.
• Evidence that the property is their sole and principle home and has been for the 12 months prior to the tenancy start date of your new home. For this, we require one of each of the following:

Council tax/utilities bill (mobile phone bills are not accepted).

Wage slips/P60 (showing address).

Bank statements must be provided for their principal bank account which has their income paid into it, whether that is salary, benefits or pension. These statements must be originals or duplicates provided by the bank (re-issued copies of statements are not accepted).

Full credit report.

Other official correspondence showing address will be considered if the above is not available.

Medical need

If you or a member of your household have a medical condition that you wish to be taken into consideration when being allocated a new home, we will require supporting evidence such as the following:

• Medical report/letter – from a qualified professional.
• Letter from school regarding a child’s condition.
• Other professional report – from a social worker or occupational therapist.
• Medical records obtained by resident from a doctor.
• Copies of prescriptions for current medication.

This information should make it clear how your medical need impacts your housing need. For example if you have limited mobility and require a walk-in shower we will ask our independent medical advisors to make an assessment based on the information you provide to us; or if you have a child on the autistim spectrum, we would require more details as to how this needs to be taken into consideration in your housing requirements. If you have a medical condition that prevents you from living on a specific level floor, we would need evidence to support this. Once the medical assessors have made their assessment, we will notify you of their decision.

If you are unhappy with the decision and wish to appeal against it, you should do so within 10 working days of notification of the decision. Appeals must be put in writing to the BEST office, stating in full the reasons for the appeal. Appeals are then reviewed by our Appeals Panel. In order to ensure that independence is maintained, the Appeals Panel consists of two Senior Managers who have not previously been involved in the case. You would then be notified of the Panel’s decision.

Vulnerability

In some of the meetings residents expressed their concern about how we are engaging with vulnerable residents to ensure that we know their housing needs and preferences. We have been visiting residents at home and the BEST team have been checking records to check
whether we have had any contact with a resident. If no contact has been made we will investigate further to establish whether they may be vulnerable and how we can support people to understand their needs.

Rehousing overcrowded households

Residents asked what will happen to over-crowded families in the interim, while waiting for their phase. During the first phase we will seek to address the housing needs of those in Blackmore, Molton, Messiter and Jocelin and it is very unlikely that we will be able to rehouse anyone else within this phase. Housing needs change and therefore allocations will be kept under constant review.

In between phases if we get a vacant home within our existing blocks we will seek to offer it to those Barnsbury residents on the transfer list or residents who are overcrowded (subject to verification). This will have implications for when you get rehoused in one of the phases of the new development. For example if you are rehoused in Messiter you will be rehoused in Phase 1a, if you are rehoused in Redmond, you will not be allocated a new property until Phase 2.

For those who have been decanted or transferred to a flat on Old Barnsbury from New Barnsbury, we will seek to include you in your original phase where there are available properties. However we will need to have a cut-off point on your decision as to whether you want to return to New Barnsbury or not, as we will need to ensure that your preferences for fixtures and fittings are taken into account. For Phase 1A this is likely to be July 2024.

If your housing needs change such that you become overcrowded after you have moved to your permanent home we will not be able to assist further with rehousing. You will need to register with LBI for a transfer.

Splitting households/housing adult children

Islington has approximately 15,000 households on the housing needs register and we are working with the Council to help address need and ensure that the best use of the limited social housing is made. For this reason we will usually restrict the offer of splitting a household to a one bedroom property in addition to addressing the remaining tenants’ housing needs.

For example, if you have a three bedroom property and need a four bedroom property, in exceptional cases we may agree to split the household and provide two two bedroomed properties. If we agree to split a household this would be on the understanding that the original tenant will not be entitled to keep the spare room as per the offer agreement.

Housing preference

The term ‘like for like’ was referred to at the different meetings and this term has been interpreted in different ways. When this term is used, it is intended to mean that the same number of bedrooms will be re-offered rather than any other property type. This means for example if you currently have a ground floor flat and would like to be allocated on the ground floor in the new development this should be recorded as a preference. We will try and meet as many of your preferences as possible when we discuss property allocation with you, and consider what is most important to you.
We are building very few duplex flats and therefore these will be allocated on housing need alone.

Following consultation, we agreed to include a further category for prioritising allocations – this will be below priorities 1, 2 and 3:

This applies to a tenant who currently has a two bedroom, four person home (i.e. two double bedrooms) but their housing need is for fewer people. If they want two double bedrooms in their new home, this may be considered only after priorities 1, 2 and 3 and where supply allows.

Length of tenancy tie break

Where there is more than one resident with the same housing needs and preference and both have said that they want a particular flat (let’s say Flat 5), in order to decide who gets their choice of flat, we will allocate it to the person who has been a tenant on the estate longest. As our records are not 100% for pre-handover from Islington Council, we will need to rely on residents to provide this information. Once we have made a decision, we will inform you and you can appeal through the same process as outlined in the ‘Medical needs’ section on page 2.

Right to return

If you are rehoused on Old Barnsbury or elsewhere in Islington, for reasons other than decant purposes, your right to return will be by agreement.
If you qualify for a ‘plus one’ bedroom (i.e. your housing need is plus one) this may be a single bedroom. Households with children will be prioritised for a two bedroom, four person home over someone who is being offered a plus one bedroom home.

Rents*

In accordance with the Offer document and agreement of BEST Board, the following rents will be charged in the following circumstances (subject to permitted annual increase):

• Existing New Barnsbury** tenants who held a tenancy at the time of the ballot (19th March 2021) will be offered a new property at the equivalent of the existing rents and set as if they were lets on the undeveloped Barnsbury Estate.
  **Please note that ‘New Barnsbury’ refers to Adrian, Aldrick, Amory, Blackmore, Charlotte Terrace, Crispe, Ewen, Jocelin, Kenwrick, Mavor, Messiter, Molton, Redmond, Ritson, Thorpe, Thurston, Venn Houses.
• Existing Old Barnsbury tenants – will stay at the same rent level or equivalent level if moving to a larger property, whether to a newly developed property or elsewhere on the Barnsbury estate.
• Residents who were not tenants at the time of the ballot will be set a rent based on Newlon Islington rents (not Barnsbury rents) when they move into a property, whether it is on Old or New Barnsbury.
• Those residents on Affordable rents who are offered a newly developed property will have their rent based on Newlon Islington rents (not Barnsbury rents) once they move into the new properties. Those on Affordable rents living in Old Barnsbury will remain so unless they move to a new property within New Barnsbury.
• For any residents moving, during the course of the redevelopment, to another property within the estate (not due to decanting) will be charged a rent on an equivalent level to their previous rent, taking into account any change in bedroom size.

*If you require more information about which rent you are on or what you will be charged please contact the BEST office. 

Our plan is to allocate any Barnsbury Estate voids in the following order of priority.

• Addressing any housing need arising from a mismatch of housing need against what is being built in phase 1a.
  For example:
  – Any households requiring larger properties, i.e. 5+ bedroom properties, could be offered rehousing for their adult children in one-bedroom units, where it would reduce the size of property required.
  – Where an overcrowded family in a smaller property can have their housing need addressed by allocating them a void elsewhere on the estate.
• Leaseholders in Messiter, Molton and Jocelin who are taking up the offer of
  shared equity.
  – There are no leasehold properties in the first homes being built so we will need to provide accommodation elsewhere on the estate.
• Medical transfer for Barnsbury residents who have been accepted onto the Newlon transfer list using nowmedical to assess their needs.
• Overcrowded households across the estate.
  – If an overcrowded household is offered a property in Old Barnsbury that meets their housing need, they will not be made an offer of a property in the new build development unless there is a change in their circumstances.
• Under-occupied households across the estate.

Please note the following:
Any voids in Messiter, Molton and Jocelin, unless a one-bedroom property, will only be used as temporary decants to minimise the risk of a mismatch of households and an increase in demand for the first homes to be built in phase 1a.

The London Borough of Islington have agreed to consider rehousing people from the estate if they are assessed as being in housing need i.e. for medical reasons or if they are overcrowded and are on their housing needs register, but they will not be regarded as ‘decants’ and will not receive priority for this.

Will you remove the fences around the green spaces?

At present the Estate is dominated by fenced off, inaccessible areas of amenity grassland and many residents have told us they would like to see these areas opened up and improved. The masterplan will provide a good balance between spaces which are secured for residents only and those which are open to residents across the Estate and the wider community too. Two new parks will be created on New Barnsbury alongside a number of private resident only courtyards, secured with gates and fob access.

 

Of the proposed outdoor spaces, which will be for residents only and which will be shared with the wider community?

You have told us that you want a good balance between spaces which are open and accessible to everyone across the Estate, resident-only areas shared between neighbours, and private outside spaces just for you and your family.

Private amenity such as outside terraces and balconies will be provided for all new homes – these are outside spaces for you to make your own.

The resident courtyard gardens proposed for New Barnsbury are communal, semi-private gardens that are designed to be used by neighbours in the surrounding blocks only. This follows the preferences expressed by the majority of residents who, when presented with the options at the workshops, preferred this approach to one where all courtyards were accessible to all residents. These will be maintained by Newlon and offer seating, new planting and play for younger children. These will be locked and accessed with a fob key.

New parks which will be open and accessible 24-hours a day will also be provided in New Barnsbury: Pultney Park, and Carnegie Park outside the new Community Centre. These will all be well lit, overlooked and open and accessible for everybody at all times. The exception will be the sunken ball court, which will be open and lit between 8am and 8pm to avoid any disruption to surrounding homes.

 

What are you doing about safety for the residents if the Estate is going to be opened up further?

The masterplan designs out dead-ends or unlit, hidden areas which we know feel unsafe at the moment. New lighting and CCTV will ensure spaces and routes are well-lit and the surrounding buildings will overlook the landscape too, improving natural surveillance. Fob access to buildings and courtyards, secure bicycle and bin stores and spaces which are well-used and well-loved will all contribute towards a greater sense of safety and security.

 

Will Carnegie Park in front of the new Community Centre be open to all residents?

The low railings that bound the existing green space alongside Carnegie Street will be removed and Carnegie Park will be an open space edged by walls made of stone tied with wire with integrated seating. It has been carefully designed to be well-connected, well-overlooked and well-lit. By offering a range of activities for the whole community, we hope to encourage more people to use and take care of the space, improving safety and security through natural surveillance and stewardship. Access to the sunken sports court will be controlled to prevent disruption to surrounding homes – it will be open and lit between 8am and 8pm.

 

Can there be a work hub where people can work from home?

This is a really great idea, especially in the current climate, and something we will consider. The community centre may be able to accommodate something of this nature and we will be carrying out a consultation with all residents on the design and use of the new community centre.

 

What are you doing about the cars on Charlotte Terrace?

Charlotte Terrace will still be a street where cars can continue to drive and park, but improvements to the boundaries, landscape and the planting of new trees will improve this street for pedestrians and cyclists.

 

Will you consider installing electric charging for car parking?

In line with the Mayor of London and Islington Council’s current planning policy, 20% of car parking spaces will provide electric car charging points with the remainder capable of being upgraded in the future.

 

How much parking will be available and will there be the same ratio of car parking spaces to residents as there currently is in New Barnsbury?

On New Barnsbury, we’ll be providing new on and off-street parking. We’re seeking, as far as possible, to retain the required number of spaces for existing residents, although this will be subject to planning permission. The planning application seeks permission for 97 replacement spaces for existing permit holders and 22 spaces for new residents who have a blue badge.

On Old Barnsbury, we propose to reorganise the parking and improve the layout. If you have a valid parking permit then we’ll work hard to ensure you keep this.

 

Will there be enough space for visitors to park on site?

In accordance with the Mayor of London’s and London Borough of Islington planning policies, car parking spaces specifically for visitors will not be provided. Existing residents with a parking permit will be offered a replacement parking space. The scheme will also provide spaces for blue badge holders, and spaces for delivery vehicles.

 

How much cycle storage is being proposed?

New Barnsbury cycle storage provision will be based on the London plan guidance which stipulates the amount of cycle storage required per number of bedrooms.

• 1.5 spaces per 2-person 1 bedroom dwelling
• 2 spaces per all other dwellings

We’ll also provide more and improved cycle storage, such as green roof bicycle shelters, within Old Barnsbury. The number of cycle spaces we can provide will be based on the needs of residents and the space that will become available once parking has been reorganised. Ultimately, we recognise and support the environmental and health benefits of active travel and we want the transformed Estate to encourage this through safe cycling routes and secure storage.

 

Trees block out light and cause damage to foundations. How will this be taken into account in the new proposals?

We’re working closely with Islington Council and their preferred arboriculturist on the tree strategy for the site. As well as seeking to retain as many existing trees as possible that are healthy and safe, we’re committed to planting new trees within the open spaces and along the new streetscapes to help create a green and leafy environment.

Trees will always be carefully selected to ensure they thrive in their location without impacting the surrounding buildings or underground services. Trees will be selected to suit their surroundings and a mix of species and sizes will be chosen to ensure good daylight and seasonal interest throughout the year.

 

I have noticed works to existing trees are already being undertaken – why is this?

Newlon is committed to ensuring the Estate continues to be well-managed and well-maintained throughout the transformation. Works to existing trees may well be undertaken as part of this to ensure the trees on the Estate are healthy, safe and not causing damage to existing homes. Any works to trees you may notice now are unrelated to the wider transformation project.  If you have any specific questions about trees or maintenance, please contact the BEST team.

 

We want the Estate to provide for wildlife as well for people – how will you increase biodiversity across the Estate? 

At the moment most of the soft landscape consists of species-poor amenity grassland. This offers little value to wildlife and requires high levels of maintenance. We are working closely with an expert ecologist to diversify the planting types across the Estate, adding greater variety through flowering lawns, meadow mixes and planted rain gardens. New street trees and mixed hedgerow boundaries will connect green corridors to offer wildlife important habitats for foraging, nesting and commuting. Planting palettes will be carefully selected to ensure they thrive naturally without the need for very high levels of maintenance. The planning application includes a Biodiversity Impact Assessment which estimates the scheme will result in a 20% gain in biodiversity.

 

Will there be outdoor bin stores provided?

We propose to create a new bin system for all residents across both Old and New Barnsbury with bins being regularly collected to ensure that the Estate is a clean and pleasant place to live.

On Old Barnsbury, bin stores will be designed into the landscape, using the level changes to help conceal them.

On New Barnsbury the bin stores will be designed into the ground floor of the building with fob access for the residents of that block only.

Areas of public realm will also have bins to ensure these spaces can be kept clean and tidy. Newlon’s Estate management team will also continue to care for and manage the spaces across the Estate as they do currently.

 

What is the timetable for landscape works on the Barnsbury Estate?

The landscape will be phased in line with the building works to ensure that as new homes are built, they have immediate access to the new landscape. We know that this is a long-term project and change may feel slow, especially for those in the later phases. This is why we are really keen to begin even small-scale transformations across the Estate as soon as we can.  ‘Meanwhile use’ is the term given to an interim project that makes good use of existing spaces during a phased development.

A successful meanwhile use meets the needs of the community and enables temporary transformation and testing of new ideas. We really want to work with you to trial and test new ideas across the Estate.

 If you have an idea for how we could reimagine an existing space please let us know. From seed bombs to youth shelters to skills workshops – contact the BEST team with your ideas.

 

Is there a designated outside area for dogs?

It isn’t proposed that there’ll be a designated area for dogs, however, there is a dog park a two-minute walk from the site on Hemingford Road, next to Barnard Park.

The Resident Courtyards are intended to be quieter spaces where everyone feels welcome and so dogs will not be allowed in these spaces and Newlon will manage this. Dogs will be welcome in the parks and appropriate bins provided.

 

What are the landscape improvements proposed for Old Barnsbury?

On Old Barnsbury we’ll be improving the public spaces throughout the Estate. We want to create a healthier, safer, more pleasant environment for the residents and change how the place feels to live in. We are doing this by following the mayor of London’s “Grey to Green” guidance.

We want to ensure that the Estate is made more open and connected to the surrounding streets, so we are creating a new accessible pedestrian link via the garden walk. The walk will connect through to the New Barnsbury development and will include integrated play on the way elements. We will also look to prioritize pedestrian movement throughout the Estate, reorganise some car parking for greener spaces and create secure bicycle parking.

We’ll be improving the resident-only growing garden at Samford House with new raised beds, railings and boundary planting, a storage shed, fruit trees, paths, and seating. We will also be transforming the existing play area with improved equipment for different ages which will encourage discovery, sociability, and imaginative play. We will also be providing new seating, trees, and planting.

We’ll also be creating the new Barnsbury Road Park which will create sheltered and buffered outdoor rooms that will include new planting, trees, paths, and seating. The park will be accessible during the day but secured at night. We want to remove visually intrusive bin areas and rehouse and redesign the bins storage areas.

Finally, by improving accessibility and connections in the areas of public space we’ll be able to improve safety and security in these areas. This will provide a tranquil area where residents can stroll and enjoy the outdoors.

 

How will you light the proposed green walk through Old Barnsbury to ensure it doesn’t become a hub for anti-social behaviour?

We are working closely with lighting specialist, Light Follows Behaviour, to make sure all routes are lit using light that is warm and consistent. A lot of the Estate at present is lit using very bright white light that creates pools of visibility followed by pools of darkness. Soft and consistent lighting improves overall sightlines and creates a warmer and friendlier ambience. Overlooked by new homes and new CCTV will further deter anti-social behaviour.

Why was an Estate ballot held on these proposals?

An Estate ballot is a policy introduced by the Mayor of London and applies to landlords that seek to regenerate an Estate. The Barnsbury Estate Transformation fell under these requirements. 

The ballot was run by Civica Election Services, a specialist independent company, to make sure it was a fair vote. The ballot took place between Monday 22 February and Friday 19 March 2021.

 

Who could vote in the ballot?

All named tenants of the Barnsbury Estate (and resident leaseholders who fulfilled residency requirements) were eligible to vote in the ballot. This included:

• All residents aged 16 and over as long as they fell into one or more of the following criteria:
• Newlon tenants (including those with secure, assured, flexible or introductory tenancies).
• Resident homeowners named on the lease who lived on the Estate at least 12 months before 22 February 2021.
• Anyone who was an applicant on the Council housing register for at least 12 months before 22 February 2021 and whose principal (main) home is on the Estate.

All eligible residents received their ballot papers directly from Civica Election Services (CES). The ballot was private, and Civica Election Services will never tell anyone how any individual voted.

 

What was the result of the ballot?

Residents were invited to vote either ‘Yes’ or ‘No’ as to whether they wanted the Barnsbury Estate Transformation to go ahead. Residents voted on the proposals as set out clearly in the Offer Document shared with all residents in advance of the ballot taking place. 

At the end of the ballot Civica informed us that 79.2% of eligible residents voted with 72.9% of residents voting yes.

We were delighted that so many residents engaged with the transformation process and that so many residents voted in favour of the plans, giving us a clear indication that residents want this project to continue. We’ll keep working hard with residents to achieve this together.

 

What happens now the ballot has taken place?

The ballot process was not the end of our consultation with residents. Following the majority yes vote, we have and will continue to consult and engage with you as we progress the transformation plans.

 

Who are Civica Election Services (CES)?

CES is approved by the GLA as an independent scrutineer of regeneration ballots and were appointed to ensure that the ballot was run securely, independently and in line with the GLA guidance.

CES posted the ballot papers to residents, received and counted the votes, and verified that all the votes have been cast legitimately. They then provided us with the result.

 

How could people vote?

Residents were invited to vote in one of the following ways:

• Returning your ballot paper in a pre-paid envelope by post.
• Voting online using a unique code.
• Voting by telephone using a unique code.
• Vote via text message using a unique code
• Details on how to vote were sent out with the ballot papers.

 

Was a minimum turnout required?

There was no minimum turnout needed, but the transformation could only go ahead if the majority of residents voted yes in the ballot.

 

Did non-resident leaseholders get a vote in the ballot?

Non-resident leaseholders were not able to vote in the ballot. This was in accordance with the GLA ballot guidelines.

Named resident leaseholders of the Barnsbury Estate, if they had lived in the property for over 12 months prior to the ballot, were permitted to vote. All named Newlon tenants were also eligible to vote.

Other tenants, including those living in a leaseholders’ property, were only eligible to vote if they had been on the Islington housing waiting list for 12 months.

When will the refurbishment works begin and how long will they take?

We’re proposing that the refurbishment works to Old Barnsbury are carried out on a phased basis. We anticipate that refurbishment works will start in late 2023 and be completed in 2029.

 

How will the refurbishment take place?

We’ll carefully plan the refurbishment works to minimise impact on residents, with work delivered in phases to reduce disruption to you. For example we’d carry out all of the window replacements first and once this package of work is completed we would move onto the next package. This approach will ensure that in the majority of cases you will not need to move out of your property whilst the works to your home are being carried out. 

We do, however, recognise that in some exceptional cases the disruption of works may be too much for a resident, and that a temporary move is necessary during the refurbishment works to Old Barnsbury. This will be dealt with on a case-by-case basis and we’ll discuss with every household the best way forward.

We’ll work with you throughout this process to make things as easy and as comfortable as possible. This will include meetings with you and your family to discuss your options e.g. what type of windows you could have or what layout changes are possible in your flat. This will be arranged with tenants and any resident leaseholders who wish to buy into the works on an individual basis.

 

Will I need to move out while the works take place?

The phasing will be designed to minimise disruption and allow you to stay in your home throughout the works. However, if there are particular circumstances for a household we will review this and consider if alternative accommodation can be provided on a temporary basis. 

 

Will people be compensated if they are placed in temporary accommodation?

Residents will receive a ‘disturbance payment’ as compensation to cover all moving costs to ensure that they do not end up out of pocket as a result of having to move into temporary accommodation because of the works. However, it is important to note that we do not expect Old Barnsbury residents to have to move as a result of the refurbishment, unless for medical or mobility reasons.

 

What is included within the refurbishment?

Tenants will be eligible for internal refurbishments. These refurbishments will be agreed with individual tenants in advance of any work taking place and completed to the highest quality finish. They will include:

New kitchen:

• Reconfigured layout to increase size, where possible.
• New units including the safe removal and reinstallation of your appliances.
• New fixtures and fittings.
• New flooring.
• Walls painted and decorated.

New bathroom:

• Reconfigured bathroom layout to include a toilet, where possible.
• New bath/shower, sink and toilet.
• New fixtures and fittings.
• New flooring.
• Walls painted and decorated.

Other refurbishments:

• New heating and ventilation upgrades to reduce condensation and mould growth.
• New windows throughout and new front entrance doors.
• Improved and/or increased storage.
• Improved smoke and fire detection.
• Rewiring if required.

 

What choices will I get?

This is your home and so all tenants will be provided with a number of choices as part of the internal refurbishment. Whilst we may not be able to do everything you’d like, we’ll do our best to accommodate as many of your choices as possible.

We’ll pay particular attention to the needs of Old Barnsbury residents with disabilities and special needs to ensure that all aids and adaptions are consulted upon and carefully thought through, designed, and installed. This is very important to us. 

Your choices will include: 

Layout:

• Option 1: Enlarge the kitchen by removing the separate toilet room where possible. The toilet will be moved into a reconfigured bathroom.
• Option 2: Keep the separate toilet room and provide smarter storage solutions in the kitchen wherever possible.

Finishes:

• Kitchens: Worktop and kitchen unit doors.
• Bathrooms: Bath or shower, plus tiling.
• Paint Finish: Colour to redecorated walls.
• Flooring: Flooring in kitchen and bathroom.
• Windows and external doors.

 

How will you improve my kitchen on Old Barnsbury so that it is better suited to my needs?

The Old Barnsbury refurbishment will provide reconfigured kitchen layouts, where possible, to increase the size of the kitchen. The new layouts will be specifically designed to allow for usable space of cookers, fridge/freezers, as well as power outlets for typical worktop appliances (such as kettles, toasters etc). New kitchen units will be included to provide better storage and all appliances will be safely removed and re-installed.

 

What are you doing to improve storage in Old Barnsbury?

We understand that storage is a key factor for the Old Barnsbury refurbishment and storage solutions will be considered for each flat layout type as well as each resident’s need. We’ll speak to you about your individual needs in terms of storage and, wherever possible, find solutions that best suit your needs and work with the layout of your home.

 

Will I be able to have a shower in the refurbished bathroom?

The refurbished bathrooms will include an over bath shower. There’ll also be an option for you to have a walk-in shower instead of a bath. You’ll be consulted and provided with the bathroom configuration options prior to any works commencing.

 

Will I get a new boiler as part of the works?

This will depend on a survey of your existing heating system before refurbishment. If a new one is needed then it will be replaced.

 

Will you replace the plumbing and wiring in Old Barnsbury for the works?

The plumbing and wiring will be assessed per property before the refurbishment and if either need replacing then they will be replaced. If the plumbing needs to be changed then the ducting will be moved inside the walls so you cannot see the pipes from the outside.

 

Do the Old Barnsbury refurb works include front doors and windows in privately owned properties?

Yes they do. The refurbishment will include the complete replacement of all windows, plus flat entrance and balcony doors to tenants, resident and non-resident leaseholders’ homes.

 

What will the renovated doors and windows look like in Old Barnsbury?

As the buildings on the Old Barnsbury part of the estate are classed as buildings of historical importance and because they neighbour a conservation area, consultation with Islington Council on the windows and doors will be required.

 

Old Barnsbury homes are often rather small, is there a possibility to offer larger balconies at the back of the property?

For Old Barnsbury Homes, the refurbishment works to blocks cover repairs and improvement to the exterior of buildings and shared communal areas plus the replacement of windows, front doors and balcony doors. Unfortunately, these works do not cover increasing the sizes of existing balconies.

As part of the internal refurbishment to tenants’ homes, wherever possible, kitchens will be reconfigured to provide a more usable space with increased work surface and storage. Additionally, and wherever possible and if wanted, bathrooms will be reconfigured to include a toilet if this is currently separate.

 

Why are you not redeveloping Old Barnsbury like you are with New Barnsbury?

The buildings that make up the Old Barnsbury area of the estate are of a much better architectural quality than those in New Barnsbury and are structurally sound. Whilst work is needed on these buildings to address long-term issues, such as damp, this can be achieved through refurbishment which will minimise disruption to the people living there.

 

I am in an overcrowded household on Old Barnsbury, what are my options? 

If you are an overcrowded Old Barnsbury household then we’ll explore the possibility of a new home in the redeveloped New Barnsbury or in a larger flat on Old Barnsbury Estate with the correct number of bedrooms for your housing need. This is subject to agreeing an estate lettings policy with the council which will prioritise existing tenants.

 

Will you improve Old Barnsbury ground floor front and back gardens

We will be creating a number of new Boundary typologies that will be consistent across the estate. Residents will benefit from new borders, buffer planting and fencing to create a unified feel across Old Barnsbury.

 

Who will the green walk through Old Barnsbury be open for?

This green walk is intended to be a new, quiet walking route for residents but will be open to all during the day. It will be open in the day but locked at night. It will also be well lit so that residents feel safe in the evenings. 

 

Will improvement works to Old Barnsbury include improving or installing new window boxes?

We understand that even a small piece of green can make the world of difference, and so Newlon is looking at the possibility of including this as part of the improvement works.

 

What will happen to satellite dishes on Old Barnsbury blocks?

Newlon is looking at the possibility of creating a communal satellite dish for each block which would mean individual dishes can be removed as part of these works.

 

Will I have an electric or gas hob?

The refurbished kitchens will be designed for modern appliances. We envisage that the hobs will be electric and as part of our environmental aspirations for the scheme we are reviewing how the development can be gas free.

 

Will you include noise insulation between flats in the Old Barnsbury refurbishment?

The need for noise insulation will be part of the assessment done to homes before refurbishment as it is important to assess the cause of noise, such as poorly installed hard floorings. 

New front doors, balcony doors and double glazed windows, which are included in the refurbishment option, will also help to keep your home quiet and peaceful.

What is the offer to Old Barnsbury resident and non-resident leaseholders?

A full refurbishment of Old Barnsbury would include improvements to the buildings and communal areas in Old Barnsbury which would benefit all residents. This would include:

• Improvements to the outside spaces including new accessible routes.
• Improved green spaces and play areas.
• Repair or replacement of defective brickwork and pointing.
• Renewed footpaths and lighting.
• Improvements to entrances, communal areas and security.

Resident leaseholders won’t have to make a financial contribution to the exterior refurbishment works as part of this project. Resident leaseholders will also have the option of possibly buying into the internal improvement works while these are being undertaken to tenants’ flats.

 

How do I know whether I am a resident or non-resident leaseholder?

To be treated as a resident leaseholder during the transformation of the Estate, you need to be able to prove that you are using your property as your main or principal home by the date that planning permission for the transformation is granted (planning is expected to be achieved by Dec 22).

 

Will leaseholders pay for the refurbishment of Old Barnsbury?

Resident leaseholders would pay nothing towards any refurbishment or redevelopment works as part of the proposals to transform the Barnsbury Estate.

Non-resident leaseholders in Old Barnsbury properties will be required to contribute to the costs of block and estate refurbishment in Old Barnsbury, but not to homes. This contribution would be consistent with your lease obligations. Newlon will apportion the refurbishment build costs and ensure that financial contributions are restricted to the communal areas and external elements of their building. A cap of £50,000 will be applied to this work and there may be eligibility to pay less than this or pay over a longer period.

 

Can I buy into these works to improve the interior of my leasehold flat?

Yes. Newlon is happy to consider the possibility of resident leaseholders buying into internal improvement works while these are being undertaken to tenants’ flats. We believe that we can offer Old Barnsbury resident leaseholders cost saving benefits from economies of scale and will explore this option further if there is sufficient interest.

 

I do not live on the Estate but rely on the income of tenants who are renting my leasehold flat in Old Barnsbury from me. How do I know that their lives will not be disrupted and threaten this important stream of income for me?

The buildings in Old Barnsbury require significant refurbishment to deal with some long-term problems – in particular, poor drainage, damp, condensation, and mould. In order to tackle these issues Newlon will need to undertake extensive works, which will ensure that your property can provide a high-quality living environment for your tenants in the long term.

It is highly unlikely that any tenant of non-resident leaseholders would be required to move due to any refurbishment works in Old Barnsbury.

We’ll look to avoid any temporary decants. However, if the works to be undertaken are too disruptive we would, in discussion with the specific resident, work up a plan to minimise and which will enable your tenants to continue living their lives with minimal disruption.

 

How do I know that the refurbishment will increase the value of my home? 

Whilst it is difficult at this stage to quantify the monetary value brought to your home, the building will receive a wholescale refurbishment to the external and communal areas. As a leaseholder your home will receive new windows and new front entrance doors as these items are defined as the part of the communal area.

Resident Leaseholders of Old Barnsbury dwellings will not be required to contribute to any of the costs of these works.

When will all this work start?

We expect to be able to start Phase 1A of the redevelopment in March 2023. This means that those residents living in Blackmore House, which is in Phase 1A, would move into temporary accommodation whilst it is demolished and the new blocks are built.

 

Will I have to leave my home?

Those residents in the first phase of the redevelopment – in Blackmore House – will be required to move into temporary accommodation whilst their new homes are being built. We’ll endeavour to ensure this is on or close to the Estate. Our priority is rehousing existing residents as quickly as possible into a home which meets their housing need.

We’re committed to ensuring that all other residents, not in Phase 1, will be able to move directly from their existing home into a new home with no need for temporary accommodation.

 

Are we going to be able to choose our temporary accommodation?

A small proportion of residents within the first phase will be required to move into temporary accommodation until their new home is built.

We’ll try and accommodate residents as much as possible, and ensure we meet your housing needs.  However, the temporary accommodation is driven by what vacant homes are available on the Estate or within the local area at the time. 

 

What guarantees do you have that temporary accommodation will be the same standard as we have now, safe and comfortable?

We will ensure that the temporary accommodation is of a reasonable standard as your current home, is safe and complies with our responsibility as a landlord.

 

Will people be compensated if they are placed in temporary accommodation?

Residents will receive a ‘disturbance payment’ to cover all moving costs to ensure that they do not end up out of pocket because of having to move into temporary accommodation because of the works. This will be paid each time a resident is moved on receipt of invoices.

 

Can I choose which part of the Estate I live on?

If redevelopment works are progressed, it is likely that current tenants may, post-redevelopment, live on a different part of the Estate to where they lived previously. Newlon remains committed to working closely with all residents throughout the ongoing consultation process to understand individual needs and requirements, including location on the Estate, and doing what we can to meet these needs.

There will be a mix of homes in each phase, so there’ll be different options whichever phase you are in. We want to offer choice of location but we also have to decant the existing buildings in line with the phasing to enable the next phase of development to proceed. We are reviewing how we will allocate properties that is fair to all tenants and we will discuss individual tenants needs prior to allocation. 

 

How did you decide the phasing and which blocks are in which phase?

The phasing plan presented during the ballot was an indicative plan that would likely change. A range of phasing options have been tested to ensure we reach the right solution for residents, and we have a plan which enables the project to be practically delivered in a timely manner. 

For more information, please see the ‘Phasing’ section of this FAQ.

 

When will meetings with Newlon about phasing/house moves take place?

Meetings will take place with every household before your phase, so you know where and when you are likely to move.

 

Will you help with removals?

Yes, you’ll be able to get a ‘disturbance payment’ to help pay for these costs and Newlon will help you with removals as well as things such getting connected to services in your new home or temporary accommodation. 

 

Will you increase the size and height of the buildings on New Barnsbury?

Our priority is to build new homes for existing residents on the Estate as well as tackle issues overcrowding and a lack of storage. These priorities will require us to build more and often larger homes. Our proposals also involve building additional affordable and private homes. This is necessary to cross-fund the re-provision of existing and new affordable homes on New Barnsbury and the improvements that we are seeking to make to the Estate, such as the refurbishment of Old Barnsbury.

 

Will these new buildings result in a loss of light or privacy?

Light and privacy are key components to a person’s quality of life and our designs for New Barnsbury will ensure that the new homes  have adequate access to both. We’ve undertaken regular work and studies with light specialists throughout the process.

 

How many new homes will you be building on New Barnsbury?

A total of up to 950 homes will be built on New Barnsbury. We will be replacing the 371 existing homes for residents as well as building up to 579 new homes, including new affordable homes.

 

Can you guarantee my home will be the same size as it is now?

We’re committed to protecting the rights of social tenants across the Estate and this includes ensuring the number of bedrooms in your home meets your housing need

If, through our housing needs survey, a tenant on New Barnsbury is shown to be over-crowded, they will be offered a home with the number of bedrooms that their household needs. The overwhelming majority of people in this category is families. We’re currently aiming to offer this for Old Barnsbury residents, but this depends on Islington Council agreeing to a ‘local lettings policy’ which would allow us to allocate some of the additional new homes to residents of Old Barnsbury.

If a tenant has more bedrooms than they currently need – for example, if their children have grown up and have moved out – then a new property will be offered on the basis of ‘housing need plus one’. This means that a couple living in a two-bedroom flat will still be offered a new two-bed flat, whilst a couple living in a three-bedroom flat would be offered their needs, plus one bedroom – e.g. a new two-bedroom flat. 

All of the new homes built will comply with the Mayor of London’s space standards for new homes.

 

Our housing needs will change over time, and we believe we may be moved in the later phases of development. Will Newlon update their records of our housing needs in the future?

The housing needs survey will be updated periodically, as we very much appreciate that needs will change over time. Please continue to update Newlon if your circumstances change, even if you’re in later phase of the development, so that your housing need can be updated.

 

Will bedrooms be sized differently?

All new bedrooms will be suitably sized and fully compliant with the modern space standards. For example, a single bedroom is sized to accommodate a single bed, bed side table, wardrobe, chest of drawers and dressing table or desk. We’ve provided further information on the typical layouts for the homes in the Offer Document and in Workshop 10 and Workshop 11.

 

What are you doing for large families e.g. more than six people? Will the transformation accommodate these families?

There are lots of different homes provided as part of the Masterplan. The Housing Needs Survey identifies each residents’ specific needs such as number of bedrooms required and will be continually updated to reflect the latest need of residents throughout the life of the transformation plans for Barnsbury.

 

How many three-bedroom ground floor flats will be available?

Each phase of the transformation will likely provide a number of ground floor three and four bed family sized homes to reflect the housing needs of residents.

Currently we would be looking to provide approximately 40-50 family sized homes at ground floor level across the masterplan. A large proportion of these are duplex homes split across two floors as we know many of you currently live in this type of home.

 

Will ground floor flats have their own gardens on New Barnsbury?

All new homes built on New Barnsbury will have their own private outdoor space such as a balcony, terrace or patio. All outside areas will be designed to meet the space requirements for your new home so that you and your family have good access to a private outdoor area that you can make your own.

The masterplan has been developed to provide a large number of homes with direct access to a Shared Resident Courtyard. This space will be secured for use by you and your neighbours in the surrounding blocks.

Designed to be a green, restful garden, the resident courtyards will be well-maintained and carefully animated with planting, seating and play equipment for younger children, giving you a semi-private outdoor space on your doorstep where you can relax, meet your neighbours or simply sit and enjoy the sunshine.

 

Will there be family homes in the new canal-side blocks? Will I get to stay in the canal-side area?

We are committed to creating a range of homes in all new blocks across New Barnsbury including affordable and private homes, and homes of different sizes. There will be a proportion of family housing provided within the Canal Block designed for tenants in line with the housing need of residents.

 

Will there be a shower in every home?

All of the new homes will include a family sized bathroom which will be fitted with an over bath shower.

All wheelchair adaptable and accessible flats will feature a bathroom which is larger in size to that of standard family bathroom to make it much easier to manoeuvre/use and features a layout with an accessible shower option. Tenants who are assessed as needing an accessible shower can have this fitted instead of a bath.  We will discuss your needs as part of the allocation process.

 

Will there be wheelchair access throughout?

All blocks will be designed to meet the requirements outlined in the Building Regulations, making all communal areas and homes accessible across all floors. Wheelchair specific homes will be designed in accordance with Building Regulations meaning they are sized to provide the additional space needed for a wheelchair user to manoeuvre around their home with ease.

Each block will have two lifts making every floor accessible, and allowing wheelchair homes to be located on ground and upper floors. The new streets and public spaces will be designed to be accessible for wheelchair users.

 

Will we be able to choose open plan home?

There will be different layouts depending on the size of the home:

• One-bed homes will typically be open plan whilst a small number have a separate kitchen.
• A proportion of two bed homes will be open plan, whilst some may have the opportunity to have a separate kitchen.
• Three, four and five bed homes will be designed to provide a separate kitchen.

We’ve shared some example layouts of the homes in Phase 1A and 1B and we’ll continue to share the layouts of the homes before each phase. You’ll also be able to discuss your options with Newlon before you move into your new home.

 

The bin store seems like a good idea but could the smell of bins travel through the blocks?

The bin stores will be designed into the ground floor of each building with fob access for the residents of that block only. They will be designed to include ventilation away from peoples’ homes, water to hose down the area when needed and to reduce risk of vermin and the space would be managed by the estate management.

 

How are you designing in the opportunities for meeting neighbours? Will there be communal external corridors?

We want to ensure that the Estate is made much more open and connected by having open streets and areas of public space for people to meet in and spend time with their neighbours, as well as travelling to and from their home.

There are a range of building types proposed across the Estate and some of these will have an external gallery (communal balcony) access with entrances to homes directly off this. Other buildings will be a more traditional flat block setup which provides access to homes via an internal corridor off the communal stairwell.

We know that connecting with your neighbours is important to you. Other parts of the design such as communal post boxes, welcoming stairwells and secure internal cycle storage areas will help to enable this.

The landscape will also provide opportunities to connect with your community. The shared resident courtyards, new streets and improved public parks all provide spaces to meet and socialise.

 

How will you be designing the entrances to the blocks?

Every block will have a welcoming communal entrance that has been sympathetically designed to make the journey home more enjoyable. We know safety and security is important to you, therefore all blocks will feature resident only fob access, provide a well-lit and inviting lobby area, and feature secure communal postal boxes.

Blocks will provide clear wayfinding signage both externally and internally and will be designed to be accessible across all levels through the inclusion of two large lifts and level access across the whole building.

Some ground floor two storey homes will have their own private entrance from the street, however they will also have access to the communal facilities within their block.

 

Are you able to say the type and style of windows that the new homes will have?

We’re working with a variety of different consultants to ensure that the proposed window types work both architecturally in terms of appearance but also meet the required standards to ensure that homes provide good levels of daylight and natural ventilation as well as being enjoyable places to live.

There are lots of different things we as a team need to consider when choosing windows. A brief summary is below: 

• Daylight testing: Windows sized to provide good levels of daylight
• Overheating testing: Windows sized to ensure homes do not overheat in the hotter months
• Thermal performance: Windows positioned and sized to help homes stay warm in the colder months
• Ventilation: Window openings sized to provide good levels of natural ventilation
• Views: Windows proportions designed to maximise views
• Privacy: Privacy within homes considered when setting out buildings, homes, and position of windows in neighbouring properties.
• Building elevation: Window proportions and architectural appearance
• Furnishing rooms: Windows that are sized appropriately to the size of room to ensure homes are easy to furnish
• Usability: Windows designed to be easy to open, cleaned and maintained

 

How will you mitigate the impact of construction on residents? 

We won’t be working on all of the blocks at the same time as the construction will be phased to reduce the impact on residents as much as possible.

Mount Anvil is a member of the Considerate Constructors Scheme. By being a part of this scheme, we aim to: care about appearance; respect the community; protect the environment; care for safety and value their workforce.

 

What rules will be set in terms of noise, dust, and anything else affecting quality of life for residents on the Estate while works take place?

We’ll prepare an Outline Construction Management Plan (CMP) which will be submitted as part of the planning application. This will include how noise, dust and pollution is managed, and demonstrate how we will reduce the potential impact of the construction on residents. Before we start on site we’ll submit a detailed Construction Management Plan with further details of the measures that we will take to mitigate disruption from construction.

 

Will there be a guarantee that we will get our choices in layout for new homes on New Barnsbury?

We’ll meet with you to discuss your new home and we will do our best to meet your preferences. 

 

Will the new courtyards on New Barnsbury be secured at night?

Yes, the current plan is that they will be secured by fobs, which is something that residents have told us they want.

 

What materials are going to be used in the construction of the new homes?

We recognise that materials and quality are an important issue for residents and the brief has always been that this will be a high-quality scheme which will last.

New blocks on the scale of what is proposed at New Barnsbury will normally be constructed from a concrete frame and finished in brickwork.

 

Will new homes on New Barnsbury be well insulated for noise pollution from neighbours?

Modern methods of construction will create buildings that will be much better performing than existing block and homes which will reduce the amount of noise from outside and from your neighbours.

 

Are you doing anything specifically for older residents?

We’ve consulted extensively with residents on the proposals with the first consultation events taking place in October 2019. We’ve taken on board all the feedback received, including those comments from elderly residents. Older residents will benefit by the inclusions of lifts to all properties, level access, shower installation option, and we hope the resident only courtyards will be an attractive offer to them. 

 

Can I stay with my friends or relatives during my decant phase?

For Newlon tenants we can accommodate some of these requests, but they will be considered on a case-by-case basis. Please get in touch with the resident liaison team via the contact details tab of this website if you wish to discuss it.

 

Can I split my household during the decant and moving period?

We’ll try to arrange this to assist with overcrowding issues, however, we cannot guarantee this as we don’t know what availability we’ll have in terms of temporary accommodation. This is primarily dependent on the availability of bedsits, and one beds, that we can place people in temporarily during this period.

 

How big will the balconies be?

A minimum of 5 sqm of private outside space will be provided for a one- or two-person home and an extra 1 sqm provided for each additional occupant. For example, a 2 bed 4-person dwelling would provide a minimum 7 sqm area of outside space whilst a 3 bed 5 person home would provide a minimum 8 sqm.

 

Will sheds be reprovided?

Sheds will not be reprovided as part of the new redevelopment.

 

What is your policy on pet ownership, and will this remain the same?

Both Newlon and Mount Anvil’s existing policy is that households may keep pets in their property with permission from their Landlord in advance. Permissions will be granted by way of a revokable licence. The resident must apply for the permission and in the event the pet becomes a nuisance then the licence would be removed, and you would no longer be able to have a pet on site.

 

Will homes get built in storage? How much storage space will I have?

In line with modern space standards, we’re required to provide a minimum total area of built-in storage to every home based on number of bedrooms as per the following:

• One-bedroom homes will provide a required minimum of 1.5 sqm/16 sq.ft of built-in storage.
• Two-bedroom homes will provide a required minimum of 2 sqm/22 sq.ft of built in storage
• Three-bedroom homes will provide a required minimum of 2.5 sqm/27 sq.ft of built in storage
• Four-bedroom homes will provide a required minimum of 3 sqm/32 sq.ft of built in storage
• Five-bedroom homes will provide a required minimum of 3.5 sqm/38 sq.ft of built in storage

We’ve illustrated this on the layout plans from Workshop 10 here and Workshop 11 here.

 

I like the maisonette I currently live in. Will there be maisonettes on the transformed Estate?

We cannot guarantee that those residents currently living in a maisonette will be allocated a maisonette in the new development. Within Phase 1A and Phase 1B, there are several larger family two-storey and three-storey four bed and five bed homes provided to meet the housing needs of residents within that Phase.

What is the offer to New Barnsbury resident leaseholders?

All resident leaseholders will be provided with a new home on the Barnsbury Estate. If you want to remain on the Estate in a new property then you will be offered a Shared Equity home or you can purchase a new home outright.

This new equity would be based on the agreed market rate value of your existing property. You will also receive a statutory payment of an additional 10% of the value of your existing property up to a maximum of £71,000 (you’re entitled to this under the Land Compensation Act, 1973). This is known as a Home Loss payment.

If you purchase a flat under the Shared Equity offer, then the equity value of your old flat, plus the additional 10% Home Loss amount, would be put towards the value of the new home. Any unsold equity value would be held by Newlon as a ‘silent partner’ until you decide to sell. No rent would be charged on the unsold equity.

Newlon will discuss buybacks with resident leaseholders who wish to sell their property. The buyback offer will be based on agreed valuation. Newlon will pay for an independent survey for each resident leaseholder.

Resident leaseholders, who choose to buy a new home on the Estate, will be provided with a temporary home in the event that your new home is not ready when you’re required to move. As long as you complete the purchase of a new Shared Equity home on the Estate, you will not be charged rent while you’re living in a temporary accommodation. If you prefer to make your own temporary arrangements Newlon will pay the rent equivalent to a Barnsbury social rent.

 

What are the details of the temporary housing offer?

Resident Leaseholders who choose to buy a new home on the Estate through the Shared Equity offer, will be provided with a temporary home in the event that your new home is not ready when you are required to move. The offer of a temporary home will be in accordance with our decant policy.

• The property offered will consider your personal circumstances, for example, access to local schools, family commitments and medical considerations.
• Accommodation will be the same number of bedrooms as your existing home and will be on either on the Estate or Newlon homes in Islington.
• Once your new home is ready you will move out of your temporary home and into your new home.
• You will be offered an Assured Shorthold Tenancy Agreement for the temporary housing.

 

At what point are Leaseholders deemed either resident or non-resident for New Barnsbury?

To be treated as a resident Leaseholder during the transformation of the Estate, you need to be able to prove that your property is your main or principal home on the date that planning permission for the transformation is granted and continue to live at the property as your main or principal home until the point of sale of your property to Newlon. To qualify for the Shared Equity offer you will need to be able to evidence that you do not own any other property.

This planning application for the transformation of the Estate is due to be submitted in May 2022 and should be decided by September 2022. Once the application is submitted to the Council, you will be able to track its progress on the planning portal part of the Council’s website.

 

Will all shared equity residents be moved into one building?

Leaseholders in Blackmore, Jocelin, Messiter, Molton, Adrian, Thurston, Mavor and Ewen House who wish to take up the offer of a shared equity home will be prioritised in phase 1b, which is expected to take place in 2025. The shared equity homes will be in a block near to the current Molton House, marked as C7 on the phasing map.

 

Are you allowing residents to buy their flats before transformation via right to buy?

Only tenants with protected rights transferred from Islington Council have a right to buy (RTB). The RTB will be deferred when a Demolition Notice for your block/Phase is served. If you have served a RTB Notice or are considering doing so, we strongly advise that you take the advice of the independent residents’ advisor before proceeding.

 

Are the phasing plans permanent? If not, when will they be finalised?

The New Barnsbury planning application provides detailed plans for phases 1a and 1b. For each of the future phases we will then submit a new, detailed planning application which will confirm what is included in that phase. We are committed to keeping you regularly updated through our consultation website at www.betterbarnsbury.org.uk and through newsletter updates that will be posted throughout the Estate.

 

Do resident leaseholders have to purchase the extra value of their home from Newlon?

Newlon’s offer to current resident leaseholders on New Barnsbury is that they reinvest all the proceeds  they receive from their existing home as well as the home loss payment in a new property in the transformed Estate under a Shared Equity agreement.

The full value of your existing property equity will be required to be transferred into the equity of your new property if you wish take Newlon up on this offer. There’s no obligation to take this offer up.

If resident leaseholders want to buy a larger equity share than the value of their existing home, this is possible either at the point of original purchase or later. A valuation will be undertaken and the leaseholder can choose some or all of the unsold equity to purchase.

 

Could resident leaseholders take the additional 10% home loss payment as a cash lump sum?

Yes if they are moving away from the estate and not purchasing a Shared Equity home. Newlon’s offer to New Barnsbury tenants who wish to remain living on the Estate means that the investment of the home loss payment is made in a new home in the redeveloped New Barnsbury.

 

Can I buy additional equity in my redeveloped home?

If you’re currently a leaseholder in New Barnsbury, you will have the option of providing additional funds to increase the equity you hold in your new property.

 

Why are there eligibility criteria to receive the 10% extra value on resident leaseholder properties?

The rules on these payments are set by Government guidance. The 10% payment is a statutory payment of the value of your existing property. You’re entitled to this under the Land Compensation Act, 1973 known as a Home loss payment which applies to all resident leaseholders. 

Non-resident leaseholders on the New Barnsbury are offered a payment of 7.5% of the market value of the property..

 

At what point will the valuation of my property be agreed?

The transformation of the Estate will be undertaken on a phased basis and the valuation and acquisition will be carried out in line with the phasing programme. If there’s a significant delay between valuation and purchase of a Shared Equity home we’ll agree a mechanism to review the valuation.

 

Why are there no early buy-backs being offered?

The project budget is setting the buy-back plan and this is organised in accordance with the proposed phasing i.e. we may buy back properties as they are needed. We are keeping this under review as we progress. We will consider early buy back if we are able to use the property for re-housing decanted residents, or if there are particular extenuating circumstances. If you have any special circumstances please get in touch with the BEST team or Independent Resident Advisor to discuss with us further. 

You can contact the BEST team through calling 020 7613 759 or emailing best@newlon.org.uk. Source Partnership can be contacted on Freephone 0800 616 328 or at info@sourcepartnership.com.  

 

If I have renovated my property will this be taken into consideration in the price Newlon will offer me?

The property valuation will be carried out by an independent professional valuer who will take any approved internal improvements to a property into consideration when determining the market value of the property.

 

How do I know if the transformation will increase the value of my home?

Newlon’s ambition is to transform homes and open spaces on the Estate to offer a better living environment. We would expect this would have a direct, and positive, effect on the value of homes on and around the Estate.

 

What happens if I am unhappy with the valuation of my property?

Newlon will obtain a Royal Institution of Chartered Surveyors (RICS) Red Book valuation for the property. The RICS is the world’s leading professional body for qualifications and standards in land and property – a Red Book valuation would meet RICS professional standards. If you’re unhappy with this valuation you can arrange for your own RICS Red Book valuation which Newlon will pay for (up to £750). If there’s a difference in the two valuations we’ll ask the two valuers to negotiate and agree the value.

The valuation of your property will be carried out by a qualified valuer or a chartered surveyor. The valuer considers the following matters in assessing the market price of the property:

• The internal condition.
• Any internal improvements to the property such as new bathrooms and kitchens.
• The location of the property and amenities within the area such as transport links, shops, and services.
• The housing market in the immediate area, including recent sale prices.

 

What happens if I do want to move off the Estate?

If you were to move off the Estate as a result of redevelopment, your property will be valued by a surveyor using the RICS Red Book to ensure you receive the market price for the property, plus you will receive a 10% home loss payment.

 

I have finished paying off my mortgage and cannot afford to take on another. What do I do?

So long as you are able to use the full proceeds of your existing home plus the homeloss payment you should not be required to take on another mortgage as a consequence of the redevelopment of the Estate and moving into a new home. The equity value of your present home will be put towards the new home and any increased equity you do not acquire will be held until you decide to sell – at which point Newlon would redeem its portion.

 

What if I have negative equity or cannot reinvest the full equity in my property?

To qualify for the Shared Equity home you are required to put the full proceeds of the sale and homeloss into the new home. We understand that some leaseholders may have financial difficulties and may need additional support on a case-by-case basis. We’ll arrange and pay for an Independent Financial Adviser to help you review your finances and confirm eligibility.

 

What happens if the property value changes during the construction of the property?

If you’re unable to move into your new Shared Equity home immediately we’ll agree a mechanism to review the sale price of your existing home.

 

As a New Barnsbury resident leaseholder, who wants to remain on the Estate, will I get the same size home as I have now?

The number of bedrooms offered in the Shared Equity home will match the registered number of bedrooms in the Leaseholder’s existing property. The size and layout are likely to differ from the current arrangement and will fully comply with the Mayor of London’s space standards.

 

What happens if I want to buy a bigger property than my existing home?

Leaseholders will only be offered a Shared Equity home with the same number of bedrooms as your existing property. If you want to buy a property with more bedrooms you can buy a property outright or you may be able to purchase on a shared ownership basis. With Shared Ownership you would pay rent on the unsold equity. Newlon would own the remaining equity. We have provided below definitions of Shared Equity and Shared Ownership.

 

What is the difference between Shared Equity and Shared Ownership – can you clarify what this means?

Shared Equity means that resident leaseholders can purchase a share of a new build property on the Barnsbury Estate. The share that the leaseholder does not own would be held by Newlon and recorded as a percentage of the equity. Newlon would claim this portion of the property on the sale of the lease. There’s no additional rent charged for the share of the property that Newlon owns while the leaseholder is living there.

Shared Ownership means that you buy a minimum 10% share of the market value of the new home. Rent is charged for the share of the property owned by Newlon.

 

What is the eligibility criteria for Shared Equity?

To be eligible for Shared Equity you must be an eligible leaseholder and able to purchase a new home equivalent to the value of your existing home plus the home loss payment.

You also cannot own any other property in the UK, and the property you buy must be your only and principle home. You’re not permitted to sub-let.

 

Could you clarify how equity percentages will be agreed?

This would be based on the proportion of the equity that you own in the property. If a Shared Equity home, valued at £500,000 were sold where the occupier owns 80% of the equity and Newlon owns 20% the value realised by each party from the sale would be:

• Occupier: £400,000 (80% of the total)
• Newlon: £100,000 (20% of the total)

 

Will my children be able to ‘inherit’ my equity deal?

The offer of Shared Equity is specific to the leaseholder and children will not be able to inherit the lease of the property. In the event of the death of the leaseholder the property will need to be sold except where a spouse or long-term partner who can evidence 12 months living with the leaseholder and able to afford the charges associated with the lease; in these circumstances the spouse/partner may inherit the lease.

 

Can I transfer my share of the Shared Equity property to a family member?

Leaseholders will not be able to transfer their equity share to a family member. Newlon is providing new homes to named resident leaseholders because they are losing their homes as a result of demolition and redevelopment. Only the people named on the lease at the point of purchase of the existing home will be included on the lease of the new home.

 

My grown-up children are living with me in my leasehold flat in New Barnsbury. What will happen to them?

Under Newlon’s proposals you would be offered a new Shared Equity home on the redeveloped Estate with the same number of bedrooms as your current property.

 

Can I increase my share in the property in the future?

If you wish and can afford to do so, you can buy further shares until you own the property outright. Your leasehold agreement will detail how and when you will be able to purchase an additional share of your property.

If you have a Shared Ownership property and you increase the proportion of the property you own, the amount of rent you pay to the freeholder decreases proportionately.

 

Will resident leaseholders get a new lease when they move into a new property on New Barnsbury?

We’re offering a 999 year lease.

 

What will new ground rents for leaseholders be? It is currently £10 a year.

There will no ground rent charged in the new leases.

 

Will leaseholders have to pay for temporary accommodation?

No, resident leaseholders in the first Phase who are required to move into temporary accommodation on the Estate before moving into their new home in New Barnsbury will not have to pay rent for temporary accommodation. However, you will be expected to pay the service charge and bills for this property. If you wish to make your own arrangements, we’ll contribute towards the cost to the equivalent rent as you would have received if you accepted accommodation in a social rent home on the Barnsbury Estate.

 

Will we be entitled to any compensation from having to move while works take place?

New Barnsbury resident leaseholders will be entitled to a level of disturbance compensation because of the need for you to sell your current property and acquire a replacement property. Disturbance compensation can include reimbursement of reasonable costs properly incurred for:

• Obtaining a second independent valuation of your property (up to £750).
• Solicitor’s fees, for both the sale of the existing property and purchase of a replacement.
• Survey fees arising from the acquisition of a replacement property.
• Survey fees and costs in connection with the transfer of an existing mortgage or raising a new one. This includes early redemption and mortgage arrangement fees.
• Removal Costs (anticipated to be less than £1000).
• Forwarding of post (for up to 6 months).
• Disconnection and reconnection of services (e.g. telephone, satellite).
• Disconnection and reconnection of appliances (e.g. cooker, washing machine).
• Stamp Duty Land Tax on the purchase of a new home.

You must be able to provide invoices and other receipts as proof of any outgoings. These should be submitted to your solicitor so that they can be paid on completion of your sale.

If you’re not purchasing a replacement property straight away, you have one year from the completion of the sale of your current property to make a claim for disturbance compensation.

 

Will leaseholders pay for the redevelopment of New Barnsbury?

Resident leaseholders would pay nothing towards any refurbishment or redevelopment works as part of the proposals to transform the Barnsbury Estate.

 

Will I be reimbursed for my stamp duty land tax, either on the new-build or elsewhere?

Yes you will receive reimbursement for the Stamp Duty Land Tax on your new property as part of your compensation. In order to receive this, you must be able to provide evidence of payments.

The amount of stamp duty paid by Newlon will not exceed the cost of stamp duty on your existing property (to the agreed value of your repurchased property), at the rate at time of purchase.

 

Will there be any restrictions on subletting or taking in lodgers when the new builds are complete?

Subletting of your property will not be allowed as we want to encourage resident leaseholders to stay within the Barnsbury Estate and remain part of the community.

 

How will individual Leaseholders be advised impartially?

Source Partnership are appointed to act as the Independent Resident Advisor throughout the planning process and can assist all residents will any individual queries and concerns. They can be contacted on Freephone 0800 616 328 or at info@sourcepartnership.com.

The property surveyor appointed to carry out the property valuation must be RICS registered. This means they are required to give impartial advice in the valuation of a property. Much of this information is governed by statute and there is information provided by the Government and organisations such as Shelter.

For Leaseholders purchasing Shared Equity we will fund an Independent Financial Adviser to give you impartial financial advice.

 

Does Newlon acknowledge that no flats on New Barnsbury have been sold on the open market at market value since the ballot result?

We are aware that there have been few sales on the Estate in recent years, although valuations have been carried out and agreed by Leaseholders applying for lease extensions. In terms of valuations, the Valuer will look at similar properties in the neighbourhood. 

 

When will Newlon publish their schedule of cyclical works for each block?

There are no plans to undertake cyclical works on New Barnsbury during 22/23. We know that this may be frustrating for you and will continue to keep the condition of the blocks under review in line with the development phasing to ensure money is spent appropriately. On Old Barnsbury the cyclical works will form part of the refurbishment and will be scheduled to tie in with other works being carried out.

 

Will Newlon keep up all necessary maintenance to blocks throughout the project? If flat values fall due to lack of maintenance will Newlon compensate us for this? 

Newlon will keep the blocks in a good state of repair during the transformation and ensure works required for any statutory compliance are undertaken. If you wish to report a repair, please contact the emergency repairs line on 020 7613 8080.

 

Please can Newlon comment on their commitment to fix structural and safety issues that Leaseholders have a legal entitlement to, and which will affect valuations for buy-backs?

Newlon will comply with their obligations as Landlord and ensure the building structure is safe and any safety issues are addressed. This will not change during the transformation. If you have concerns on the safety of your home or building, please contact the emergency repairs line on 020 7613 8080.

 

Will there be any cladding used?

Newlon and Mount Anvil take fire safety extremely seriously. All methods of construction and materials will meet the upgraded building safety regulations that have been introduced in recent years.

 

Please can Newlon confirm that you recognise the economic impact of Capital Gains Tax?

We are unable to advise on individual tax concerns, however we have written to HMRC to request that Newlon is treated as an Acquiring Authority which would allow investors up to three years to purchase a new investment property without liability for Capital Gains Tax. If no replacement property is purchased Capital Gains Tax would be due.  We will update the FAQs if we are accepted as an Acquiring Authority.

 

Does Newlon acknowledge that our inability to sell will create a cost for those who must extend their leases while waiting years for buy-backs?

Although the Estate is earmarked for development this does not prevent the sale of properties on the Estate and an incoming purchaser would be considered a resident Leaseholder (if using the property as their main or principal home) and eligible for the terms of the offer up until planning permission is granted.  Leaseholders who have medical or other exceptional circumstances should contact NewBarnsburyLeaseholders@newlon.org.uk to discuss their particular situation regarding the possibility of a buyback outside of the phasing programme.

Leaseholders can apply to extend their lease but the cost of the lease extension should be balanced against the expected increase in the property valuation as a result of the extended lease. Newlon can arrange Valuers’ advice to individual Leaseholders if the lease is less than 80 years. 

 

I am a landlord, what do I do if my tenant is refusing to move out?

Your tenants will remain your legal responsibility, and as such you will be required to inform them of any changes that may affect them as works are decided/take place. Vacant possession is a requirement of the acquisition and is the responsibility of the Leaseholder to arrange.

If the planning application for the transformation is approved, Newlon will create a detailed works timetable that will provide you and your tenants with a timescale on when this is expected.

 

You mentioned this should be your only property if purchasing a Shared Equity unit, does this mean if you own other investment properties you will not be eligible? 

The Shared Equity property is offered as an affordable housing option and is not intended for property investors.

 

What happens to shared equity stamp duty? Do you pay stamp duty even if you do not own the full property?

The cost of the stamp duty on the initial Shared Equity purchase (equivalent to the sale price of your current property plus home loss) will be paid for you by Newlon. Any additional amount purchased either at the first point of purchase or subsequently is paid by the Leaseholder. The amount of Stamp Duty due will depend of the additional amount of share being purchased.

 

What reassurances can you give to Leaseholders about the practicality of this proposal; that they can get a mortgage? Will Newlon extend the timeline if this process becomes challenging for the Leaseholders? 

The new properties on the Estate will be built to a high standard and will come with a guarantee such as meeting NHBC (National House Building Council) Standards and will be acceptable to lenders for mortgage purposes. Your ability to secure a mortgage will depend on your personal circumstances and the mortgage provider’s terms. You will be able to discuss this with the Independent Financial Adviser when you confirm you wish to purchase a shared equity home, and we will allow sufficient time for Leaseholders to access advice.

What is the offer to New Barnsbury non-resident leaseholders?

Non-resident leaseholders on New Barnsbury are not eligible to remain on the Estate and will be offered the market value of their property plus a Home Loss payment of 7.5% up to a maximum of £75,000.

Newlon will carry out its own valuation and pay for you to have an independent valuation by an RICS chartered valuer to ensure you receive the market value for the property.

Newlon will purchase leaseholds from non-resident leaseholders on a phased basis in line with the phasing plan.

Earlier purchasing of a leasehold may be possible on a case-by-case basis though this cannot be guaranteed.

 

At what point are Leaseholders deemed either resident or non-resident for New Barnsbury?

To be treated as a resident Leaseholder during the transformation of the Estate, you need to be able to prove that your property is your main or principal home on the date that planning permission for the transformation is granted and continue to live at the property as your main or principal home until the point of sale of your property to Newlon. To qualify for the Shared Equity offer you will need to be able to evidence that you do not own any other property.

This planning application for the transformation of the Estate is due to be submitted in May 2022 and should be decided by September 2022. Once the application is submitted to the Council, you will be able to track its progress on the planning portal part of the Council’s website.

 

What should I do about my tenants?

Your tenants will remain your legal responsibility, and as such you will be required to inform them of any changes that may affect them as works take place. 

If the planning application for the transformation proposals are approved by the Council’s planning committee, Newlon will create a detailed works timetable that will provide you and your tenants with certainty about the works timescales and likely buy back programme

 

My personal situation means that I do not want to continue leasing my property. Will I be able to return to living in my property as a tenant?

Unfortunately you’re not likely to be eligible for rehousing by Newlon or the council if you own a property – even if you sell it. As part of the purchase of your property we’ll be able to advise you about your housing options. 

 

My main family home is not in the Barnsbury Estate but my family lives there – do I count as a resident leaseholder?

If your family live in a leasehold property on the Estate but the person on the lease does not live at the property you’re considered a non-resident leaseholder.

 

What happens if it takes too long and you have moved out or swapped homes with someone part way through this process?

If you’ve moved out of your home or swapped homes with someone part way through the process, this is a personal choice. Only resident leaseholders will be offered a new home on the Estate, so if you move off the Estate you will not be offered a new home.

Now that the Barnsbury Estate Transformation has achieved a successful ballot result, will you be engaging with neighbours and those people affected but who don’t live on the Estate?

Yes. We’re committed to engaging with all neighbours and stakeholders who will be impacted in some way by the proposals for the Barnsbury Estate Transformation.

Until then our consultation has been focused on the Estates’ residents – this is because they will be either having their homes redeveloped or refurbished and we’re unable to transform the Estate without their support.

Now that we know the majority of residents want the transformation to happen – following the successful residents’ ballot – we’re moving ahead with our proposals and preparing a planning application which will be submitted to Islington Council for approval.

As part of this we have been engaging with residents, neighbours, local businesses and other stakeholders to hear their feedback on the proposals. In November 2021, we held a public exhibition in the community centre to present the proposals to local people. We hosted our second public exhibition in March 2022, which presented our final proposals and gave people a chance to discuss them with us.

We continue to welcome feedback from the wider community, and we look forward to meeting with our neighbours throughout the life of the project.

 

How will you engage with neighbours of the Barnsbury Estate and local business about the proposals?

We’ll continue to use a range of different ways to engage with local people including community events, drop-in sessions, and public exhibitions. We’ll also use a range of channels to make sure that everyone has access to the facts and know how they can get involved and provide feedback. This will include flyers, leaflets, information on the website, emails, and text messages.

 

When will we know what the buildings and public space will look like? For example, the heights and sizes of buildings?

We’ve provided a significant level of detail on the proposals during our consultation with residents and this information is publicly available on this website. This provides an indication of the type of buildings and green spaces that will be developed on the Estate, but it is important to note that these plans will evolve, as we develop the planning application in collaboration with residents, local community and the Council. 

We will engage with you as we develop the planning application for each phase and you will be able to see how the feedback from residents, businesses and the local community is taken on board, ahead of the planning application being submitted to Islington Council.

 

As a neighbour to the Barnsbury Estate, how will these proposals affect the value of my neighbouring property or business?

It’s not possible to make a judgement at this time, however, our proposals will help create a better future for the Estate and wider area by providing better quality housing, a more open and accessible Estate, a new community centre and open green spaces for all to use.

 

If the plans are approved, how will the construction impact neighbours and local businesses?

If approved, the construction works will take place in ‘phases’ – this means that the works will take place over several years rather than all at once. This approach reduces the disruption to the residents, local community and businesses. The planning approval will also include restrictions such as times of work, dust control, and management of deliveries to site.

 

How can I apply to live in one of the new homes you are creating?

If you wish to apply for rented housing, you must first apply to be on Islington’s housing list. Currently the choice-based lettings system is open to those with 120 points or more as determined by Islington Council. However, this is a long-term project so if you are interested in living on the Barnsbury Estate please register on the list and check in regularly for updates.

The Shared Ownership will be launched via the Newlonliving.co.uk website nearer the time of availability. 

Additionally, there will be new homes created for private sale although we’re still at an early stage in the project. However, we’d love to hear from you if you’re interested in these properties.

Where would buyers be housed while awaiting new homes?

Resident leaseholders, who choose to buy a new home on the Estate through the Shared Equity offer, will be provided with a temporary home in the event that your new home is not ready when you are required to move. The offer of temporary home will be in accordance with our decant policy.

If you choose to remain on the estate and require a temporary home, please note the following:

• You’ll have indicated your interest to remain on the Estate and purchase a shared equity home when they become available.
• You’ll be offered one option of temporary accommodation suitable to your needs.
• Accommodation will be a similar home on the Estate or Newlon stock elsewhere.
• If you wish to arrange your own accommodation, we’ll contribute towards the rent equivalent to a social housing rent of a similar home on the Barnsbury Estate.
• Any contribution by Newlon will stop once a replacement home is available for you to move into.
• If you decide not to accept the replacement home, we reserve the right to deduct any payments contribution we’ve made towards your rent for your temporary home from the deposit held for the new shared equity purchase. 

For residents who may have to stay longer in temporary accommodation while waiting for a replacement home, we’ll review cases regularly and work with you throughout this stage to discuss your options and any change in circumstances. This is likely to affect only resident leaseholders in the first phase of the redevelopment.

Will I be allowed to sublet a Shared Equity home?

No. The intention of our Shared Equity is to allow current residents to stay on the Estate if they would like.

Would Shared Equity accommodation be located together or with tenants?

We’re still looking at where the different home types across the Estate will be located.  

Are the phasing plans permanent? If not, when will they be finalised?

To ensure we mitigate the impact of the transformation on residents, we have carefully considered a range of phasing options. The current phasing plan will enable the project to be delivered in a timely manner. When we submit the planning application, we will provide detailed plans for phases 1a and 1b. For each of the future phases we will then submit a new, detailed planning application which will confirm what is included in that phase. We are committed to keeping you regularly updated through our consultation website at www.betterbarnsbury.org.uk and through newsletter updates that will be posted throughout the Estate.

 

Why is Jocelin house divided in half? What does that mean for phasing?

All residents of Jocelin House will be decanted as part of Phase 1b.  We are only building on half of the site during phase 1b and that is why it is shown in half. The rest of the Jocelin site will be built as part of phase 1c.

 

Will all shared equity residents be moved into one building?

Leaseholders in Blackmore, Jocelin, Messiter, Molton, Adrian, Thurston, Mavor and Ewen House who wish to take up the offer of a shared equity home will be prioritised in phase 1b, which is expected to take place in 2025. The shared equity homes will be in a block near to the current Molton House, marked as C7 on the phasing map.

 

If I need to move into a temporary home, whilst waiting for my shared equity home to be built, where will I move to and what choices will I have?

Leaseholders who need to move into a temporary home will be offered homes on the Estate or in the local area. It will also be possible for Leaseholders to make their own, temporary arrangements if this is their preference.

Leaseholders who move into temporary accommodation provided by Newlon will have the rent waived although service charges will be due. If you make your own arrangements, Newlon will pay a contribution to your rent equivalent to a social housing rent of a similar home on the Barnsbury Estate.  If you wish to discuss the Shared Equity offer contact:  NewBarnsburyLeaseholders@newlon.org.uk

 

What are the details of the temporary housing offer?

Resident Leaseholders who choose to buy a new home on the Estate through the Shared Equity offer, will be provided with a temporary home in the event that your new home is not ready when you are required to move. The offer of a temporary home will be in accordance with our decant policy.

• The property offered will consider your personal circumstances, for example, access to local schools, family commitments and medical considerations.
• Accommodation will be the same number of bedrooms as your existing home and will be on either on the Estate or Newlon homes in Islington.
• Once your new home is ready you will move out of your temporary home and into your new home.
• You will be offered an Assured Shorthold Tenancy Agreement for the temporary housing.

 

Why are there no early buy-backs being offered?

The project budget is setting the buy-back plan and this is organised in accordance with the proposed phasing i.e. we may buy back properties as they are needed. We are keeping this under review as we progress. We will consider early buy back if we are able to use the property for re-housing decanted residents, or if there are particular extenuating circumstances. If you have any special circumstances please get in touch with the BEST team or Independent Resident Advisor to discuss with us further. 

You can contact the BEST team through calling 020 7613 759 or emailing best@newlon.org.uk. Source Partnership can be contacted on Freephone 0800 616 328 or at info@sourcepartnership.com.  

 

At what point are Leaseholders deemed either resident or non-resident for New Barnsbury?

To be treated as a resident Leaseholder during the transformation of the Estate, you need to be able to prove that your property is your main or principal home on the date that planning permission for the transformation is granted and continue to live at the property as your main or principal home until the point of sale of your property to Newlon. To qualify for the Shared Equity offer you will need to be able to evidence that you do not own any other property.

This planning application for the transformation of the Estate is due to be submitted in May 2022 and should be decided by September 2022. Once the application is submitted to the Council, you will be able to track its progress on the planning portal part of the Council’s website.

 

How will individual Leaseholders be advised impartially?

Source Partnership are appointed to act as the Independent Resident Advisor throughout the planning process and can assist all residents will any individual queries and concerns. They can be contacted on Freephone 0800 616 328 or at info@sourcepartnership.com.

The property surveyor appointed to carry out the property valuation must be RICS registered. This means they are required to give impartial advice in the valuation of a property. Much of this information is governed by statute and there is information provided by the Government and organisations such as Shelter.

For Leaseholders purchasing Shared Equity we will fund an Independent Financial Adviser to give you impartial financial advice.

 

Does Newlon acknowledge that no flats on New Barnsbury have been sold on the open market at market value since the ballot result?

We are aware that there have been few sales on the Estate in recent years, although valuations have been carried out and agreed by Leaseholders applying for lease extensions. In terms of valuations, the Valuer will look at similar properties in the neighbourhood. 

 

When will Newlon publish their schedule of cyclical works for each block?

There are no plans to undertake cyclical works on New Barnsbury during 22/23. We know that this may be frustrating for you and will continue to keep the condition of the blocks under review in line with the development phasing to ensure money is spent appropriately. On Old Barnsbury the cyclical works will form part of the refurbishment and will be scheduled to tie in with other works being carried out.

 

Will Newlon keep up all necessary maintenance to blocks throughout the project? If flat values fall due to lack of maintenance will Newlon compensate us for this? 

Newlon will keep the blocks in a good state of repair during the transformation and ensure works required for any statutory compliance are undertaken. If you wish to report a repair, please contact the emergency repairs line on 020 7613 8080.

 

Please can Newlon comment on their commitment to fix structural and safety issues that Leaseholders have a legal entitlement to, and which will affect valuations for buy-backs?

Newlon will comply with their obligations as Landlord and ensure the building structure is safe and any safety issues are addressed. This will not change during the transformation. If you have concerns on the safety of your home or building, please contact the emergency repairs line on 020 7613 8080.

 

Will there be any cladding used?

Newlon and Mount Anvil take fire safety extremely seriously. All methods of construction and materials will meet the upgraded building safety regulations that have been introduced in recent years.

 

Please can Newlon confirm that you recognise the economic impact of Capital Gains Tax?

We are unable to advise on individual tax concerns, however we have written to HMRC to request that Newlon is treated as an Acquiring Authority which would allow investors up to three years to purchase a new investment property without liability for Capital Gains Tax. If no replacement property is purchased Capital Gains Tax would be due.  We will update the FAQs if we are accepted as an Acquiring Authority.

 

Does Newlon acknowledge that our inability to sell will create a cost for those who must extend their leases while waiting years for buy-backs?

Although the Estate is earmarked for development this does not prevent the sale of properties on the Estate and an incoming purchaser would be considered a resident Leaseholder (if using the property as their main or principal home) and eligible for the terms of the offer up until planning permission is granted.  Leaseholders who have medical or other exceptional circumstances should contact NewBarnsburyLeaseholders@newlon.org.uk to discuss their particular situation regarding the possibility of a buyback outside of the phasing programme.

Leaseholders can apply to extend their lease but the cost of the lease extension should be balanced against the expected increase in the property valuation as a result of the extended lease. Newlon can arrange Valuers’ advice to individual Leaseholders if the lease is less than 80 years. 

 

I am a landlord, what do I do if my tenant is refusing to move out?

Your tenants will remain your legal responsibility, and as such you will be required to inform them of any changes that may affect them as works are decided/take place. Vacant possession is a requirement of the acquisition and is the responsibility of the Leaseholder to arrange.

If the planning application for the transformation is approved, Newlon will create a detailed works timetable that will provide you and your tenants with a timescale on when this is expected.

 

You mentioned this should be your only property if purchasing a Shared Equity unit, does this mean if you own other investment properties you will not be eligible? 

The Shared Equity property is offered as an affordable housing option and is not intended for property investors.

 

What happens to shared equity stamp duty? Do you pay stamp duty even if you do not own the full property?

The cost of the stamp duty on the initial Shared Equity purchase (equivalent to the sale price of your current property plus home loss) will be paid for you by Newlon. Any additional amount purchased either at the first point of purchase or subsequently is paid by the Leaseholder. The amount of Stamp Duty due will depend of the additional amount of share being purchased.

 

What reassurances can you give to Leaseholders about the practicality of this proposal; that they can get a mortgage? Will Newlon extend the timeline if this process becomes challenging for the Leaseholders? 

The new properties on the Estate will be built to a high standard and will come with a guarantee such as meeting NHBC (National House Building Council) Standards and will be acceptable to lenders for mortgage purposes. Your ability to secure a mortgage will depend on your personal circumstances and the mortgage provider’s terms. You will be able to discuss this with the Independent Financial Adviser when you confirm you wish to purchase a shared equity home, and we will allow sufficient time for Leaseholders to access advice.

What is the Barnsbury Transformation?

The transformation is a project to improve the whole of the Barnsbury Estate.

We are proposing to provide 950 new homes (52% of which will be affordable) a new community centre and new retail facilities on Caledonian Road and new public and private outdoor spaces. In March 2021, residents of the estate were invited to take part in a ballot to vote for or against the transformation. They voted overwhelmingly in favour.  The project is subject to planning permission and a planning application will be submitted in May this year. If planning permission is granted, we will begin work in March 2023. The project will take 10-11 years to build and will be constructed over several phases.

 

Will new retail premises be provided as part of the transformation?

New retail premises are an important part of the development and will be delivered on the ground floor of the new buildings that will be built along Caledonian Road. These will be designed to replace the retail floorspace that is there at ground floor currently so that there continues to be space for the goods and services currently offered.  

 

Will I need to vacate my premises as part of the transformation proposals? And if so, when?

To enable the transformation of the western part of the estate to take place, local shops and businesses would need to vacate their existing premises so that new buildings can be built in their place. We currently anticipate shops would need to vacate the space in late 2027/2028 as that is currently when we plan to begin the construction of new buildings along Caledonian Road.

In the future, we would like to begin to have conversations with you about your business or investment property to discuss the terms upon which it could be acquired to facilitate the project. These conversations would also cover your interest in returning to the scheme and the options and opportunities that may be available to you at that time. Because of the complex ownership structure of the shops (multiple owners of multiple shops), the status of the project (it remains subject to planning permission) and the timeline of when we plan to start the construction works for new buildings on Caledonian Road (2027/28), we are unable to provide definitive information at this stage. We commit to communicating regularly and keeping you updated on the projects progress.

 

What are the next steps in the project and where do we fit in? 

The next steps in this project are

1. Continuing discussions with the residents that will be affected by Phase 1a
2. Submitting a planning application to Islington Council in May 2022 for planning permission. We are targeting planning permission by the end of the 2022.
3. After that, starting construction on Phase 1a of the project – targeting March 2023.

We are currently 100% focussed on these critical workstreams above.

Once we have planning permission and are on site building Phase 1a, we will turn our focus to discussions with the next group of residents and businesses/ property owners that will be affected by the next phases. Given that construction activity is not planned for the western edge of the site where the shops are located for another 5-6 years, discussions with you will fall into this phase of work, post start on site of Phase 1a.

In the meantime, we would like to answer any questions we can answer for you now, park those we cannot and come back to you either with an answer or a date at which time we will have an answer and commit to keeping you regularly updated. 

 

I want to sell my shop now and move to another premises, will you buy it from me now?

It is not our intention to acquire any shops in the short term but if you are thinking about selling do get in touch with us in the first instance and we will review this position. Contact our Resident Engagement Manager Crystal at community@mountanvil.com or call 07435793270.

How long will the construction works last and how loud will the noise be over that time?

The construction of the project is expected to last approximately 10 years in total. Please see the below proposed construction plan, which shows the phases of work.

Once the construction starts on site, the team will work to ensure noise levels are controlled. We will have noise monitoring devices fitted to the hoarding on each construction site boundary and should noise levels recorded by any of these devices exceed 60 decibels, our Construction Director Andy will be notified automatically. There would also be a site office on the Estate with an ‘open door’ policy for residents with questions and concerns.

 

How often do projects miss deadlines? Do you think that could happen with Barnsbury?

Sometimes there may be delays to phase completion that are outside of our control, however, the construction team will always work to ensure that each phase is delivered within the agreed timeframe. For example, at The Silk District (where we are building 698 homes in Whitechapel) there was a 6-week delay due to Covid-19. Once work started on site the team worked hard to ensure it was completed within the timeframe, and even finished 3 months early.

 

What similar projects has Mount Anvil worked on? 

A similar project that Mount Anvil has worked on is Friary Park in Acton, where we are working in partnership with Catalyst (a housing association like Newlon). We are currently on site and will be building approximately 1,000 new tenure-blind homes.

Another project we’re working on is The Silk District in Whitechapel, where we are building 698 homes. This project will take 6 years to complete from start to finish. The project has multiple blocks and is a mixture of affordable, shared ownership and private tenure. The project is in the heart of Whitechapel, adjacent to the Royal London Hospital, and is a similar layout to the Barnsbury Estate as well as being surrounded by existing homes and businesses.

 

Who will your suppliers be? Just to know the quality we will be getting 

Our sub-contractors who will be delivering the works will be selected through a careful tender process, and some of these will have worked for Mount Anvil for many years. We will ensure that the sub-contractors and suppliers selected to deliver the project will provide the highest standard of work.

In terms of the quality of materials, we get our materials from various suppliers, and always try and source within the borough (in this case Islington) we are working in where possible, but that is not always achievable.

We select our suppliers very carefully and go through a tender process to ensure the supplier meets our high standards when it comes to providing the correct materials needed in the timeframe we require.

We consider how the materials are delivered to projects, where delivery companies need to meet certain criteria within the local borough (FORS Registered)[1].

During the process, we also aim to get as many material samples as possible and sometimes create mock-up areas so we, and residents if they would like, can see the materials close up before going ahead with that supplier.

 

Who will be responsible for the finishings within the homes? I’m interested to know what materials that company would use to fill gaps around pipes as we have a problem with mice.

Very similar to the above, we choose our contractors who finish our homes very carefully and some have worked for Mount Anvil for many years. We like to work with tested contractors who have a great reputation within our industry as this helps us achieve the highest standards when handing over our finished homes to residents.

During the building process we take thousands of photos throughout each stage as this forms part of our quality assurance process, ensuring the highest standards at all times in those areas of your home that you can’t see once everything is built and fitted at the end.

In addition to our team of managers, we also have many other quality assurance visits to ensure we are building to the correct and current building standards and ensuring high levels of quality at all times. Ensuring small voids and pipes are sealed is a high priority as we need all of our homes to reach a certain standard of air tightness, and we can’t do this if we leave gaps around pipes, and other areas. Again this forms part of our quality assurance process and we would be happy to show photos if any resident has any concerns.

 

Are balconies a good idea? They will be used to hang out laundry. Just check out Packington Estate

It is a planning policy that all homes must be provided with a balcony and having this private outdoor space is a valued amenity for most residents.

Our site management teams do daily balcony checks to ensure balconies are not being mis-used and will speak to residents directly if there is an issue. Patio furniture and plants are suitable, depending on the weight of these items. We would encourage residents to not use their balconies to hang out laundry.

 

I worry about noise from my neighbours – more homes will surely make more noise. How will the design of the building and housing management mitigate that?

Buildings will be better quality, particularly regarding thermal and acoustic performance. Walls will be thicker and the insulation will be selected to meet acoustic and thermal requirements. Walls between homes will be acoustically insulated to make homes quieter and more enjoyable places to live. Windows and doors will also be fitted well to reduce outside noise.

To mitigate noise disturbance across the estate, measures have been taken in the design of blocks, for example, through the careful placement of communal entrances, better signage and lighting to enable visitors to easily identify blocks, improved CCTV and in the choice of materials used, such as in the ball court. Currently bin stores are located externally which creates excess noise when being used, however, within the proposed scheme every block has internal bin stores.

Residents can report noise complaints directly to the site management who will look to remedy the situation.

 

We were told that the new flats will be bigger or at least meet guidelines but on New Barnsbury some flats are larger than others. Where are you getting the dimensions from?

In 2019, PTE surveyed a sample of 15 homes to measure average room sizes. In most cases the overall size of the new homes would be larger than this sample of existing homes, the room sizes and layout would be different, but the overall footprint would be larger in most cases surveyed.

New homes will be built to ‘modern space standards’ – meaning that your new home will meet or exceed the requirements for the internal area based on how many bedrooms there are in your home – and layouts will be carefully designed to provide more usable space than in existing homes. We expect these modern layouts will use the space better and more efficiently to ensure the new homes also feel larger, open and airy.

So while the layouts will be different to the current homes, the overall sizes of most new home will be larger.

 

What will you be doing about wheelchair accessibility?

As part of the proposals, 10% of the homes will be wheelchair accessible – either an accessible or adaptable home depending on the residents’ individual needs.

All wheelchair homes will be designed to comply with Part M(3) building regulations. In terms of wheelchair accessible homes and allocation, an Occupational Therapist would assess the needs of individual residents.

See below answers to specific questions and a document with illustrative overviews can be found here.

 

Does a wheelchair accessible flat have two less storage cupboards compared to other two bed flats and if so, why?

Wheelchair accessible flats will be larger than non-wheelchair homes, so the equivalent amount of storage will be provided, however, storage many be distributed in different ways across a flat depending on the overall layout e.g. several smaller built-in cupboards or one larger one.

As set out in Part M(3) building regulations, there is a minimum required storage of 2m² for a 2-bed wheelchair home. This is the same amount of minimum storage required for a 2-bed non-wheelchair home. Occasionally, some flat layouts have opportunities to provide more than the required amount of built-in storage. This would be utilised where possible.

 

Do doors open outwards? If so, this may mean the person in a wheelchair will have to lean out of the chair to push the doors open.

In line with Part M(3) building regulations, for ease of manoeuvring, 1,500mm wheelchair turning zones have been provided in areas where a door is opening outwards e.g. bathrooms. All balcony and private terrace doors open outwards, but level access is provided which allows for ease of operation from a wheelchair by moving with the door swing.

 

Where will the intercom be placed?

There are regulations in place to ensure the height of the intercom is within a zone for ease of operability by a wheelchair user. Every wheelchair home provides one door entry phone within the main living space and an additional one in the principle bedroom.

 

Will there be any special measures to ensure that wheelchair users will be able to reach kitchen cupboard handles, light switches and sockets while in their wheelchair?

There are regulations in place to ensure cupboards, windows, plug sockets, and light switches must be located within a zone for ease of operability by a WCH user.

We work with Islington Council’s Occupational Therapist on the design of the home layouts. An Occupational therapist will also assess the needs of residents to understand if they require further adaptions.

 

[1] The Fleet Operator Recognition Scheme (FORS) is a voluntary accreditation scheme for fleet operators which aims to raise the level of quality within fleet operations, and to demonstrate which operators are achieving exemplary levels of best practice in safety, efficiency, and environmental protection.

How many new homes will be delivered?

Approximately 950 new homes will be provided on New Barnsbury comprising 291 re-provided homes for social rent for existing residents living on the estate, 142 additional homes for social rent homes, 61 shared ownership homes, 80 replacement leasehold homes and 376 homes for sale.

 

What is the proposed height of the buildings?

The new homes will vary in storey height the lowest being three storeys and the highest being adjacent to the canal. The block replacing Messiter House will be seven storeys including the top floor being set back from the main elevation. The blocks on the Lanes are also seven storeys with a set back. More information on building heights can be found on the public exhibition boards on the consultation page on our website: www.betterbarnsbury.org.uk

 

Physical relationship between Phelps Lodge and Messiter House

Messiter House will be replaced by a building in the same location – Building C6.

Building C6 will be 4.1m shorter than the current block, Messiter House. Building C6 will be the same distance from Phelps Lodge as the existing Messiter House. We believe the new building will therefore offer an improved outlook for residents of Phelps lodge both in terms of the reduced height of the building and the improved quality of the architecture and building materials.

 

What will the impact be on sunlight?

Phelps Lodge fronts onto Copenhagen Street and the rear elevation faces the site. The daylight and sunlight levels to these windows are already obstructed by Messiter House which is immediately to the south. A detailed daylight and sunlight assessment will be submitted as part of the planning application. It will set out objectively any change in the level of daylight and sunlight received by Phelps Lodge windows (increase or decrease) because of the changes to the surrounding built environment. Now that the building massing is fixed this is being re-tested but the results of preliminary tests show the majority of windows are expected to experience a slight gain in daylight.

 

Phelps Lodge Courtyard

Currently in this part of the site is Phelps Lodge, Messiter House (30) and Molton House (45) – a total of 94 homes. It is proposed that Messiter House and Molton House are replaced by new blocks C6, C7, C8 and C9 which will make the total number of homes in this part of the site 177 – an uplift of 88%. The amount of landscaped green space that residents of Phelps Lodge would have access to would increase.

 

Service Charge estimated figures

The service charge for 22/23 grounds maintenance is £1,440 pa plus there is a charge identified for gate entry system of £2,204 (assuming this is split between communal door entry and the gate access to the rear of Phelps Lodge). These charges are shared by the 19 households in Phelps Lodge. While at this stage we don’t have exact costs for these services in the new development we do know that they will be shared between about 177 households and it is expected that your share of the costs would be comparable or less to current charges.

 

How will fly tipping be addressed?

We believe the design of the new homes which includes secure, enclosed bin stores only accessible by fob, coupled with more ground floor homes on the estate providing natural surveillance means that the opportunity for fly tipping and rubbish dumping is reduced. Within each new block there is also provision for bulk waste storage so that residents have somewhere for larger items that do not form part of the regular waste collection.

 

Improving Phelps Lodge bin stores

We understand that the open and unrestricted design of the bin store for Phelps Lodge allows use by people both on and off the estate and results in excess waste not generated by Phelps Lodge residents. We will review the Phelps Lodge bin store to ascertain if there is scope to improve the design as part of the works.

 

Will the increase in people exacerbate existing issues such as anti-social behaviour?

We believe that environments that are good quality, clean and well looked after act as a deterrent to anti-social behaviour. In the new development natural surveillance will be much improved by homes located at ground floor and balconies overlooking the courtyard space, coupled with better lighting, CCTV and a concierge presence – all help discourage anti-social behaviour. Access into the shared communal garden will be by gated fob access. Digital surveillance will also increase via the use of CCTV. The spaces will be considerately lit to meet the twin goals to make these inviting, safe spaces for residents after dark and ensure homes do not suffer from light pollution.

 

What are the lease rights on the green space? What happens if the lease needs to change?

We have checked the leases that were granted on Phelps Lodge and the grounds do not appear to be included in the demised premises. (The demised premises are set out in the ninth schedule of the lease). The fencing was installed to address issues of anti-social behaviour but did not confer ownership to Phelps Lodge residents.

 

What is the timeline of works?

We intend to submit a planning application in April and expect it to be heard at a planning committee in September. Prior to the Committee meeting the Council will carry out a consultation exercise inviting members of the public to comment. There will be legal documents to be agreed with the Council as part of the approval, and conditions to discharge before we start on site which we expect to be in March 2023. Construction on Phase 1b, which involves the buildings closest to Phelps Lodge is planned to begin in mid 2025 and last approximately 2 years.