FAQs

THE PROPOSALS

What are the proposals for the Barnsbury Estate?

In brief, our proposals are to refurbish Old Barnsbury, redevelop New Barnsbury and undertake comprehensive programme of works to improve public spaces on the estate and create a new, larger community centre. Residents will need to vote in favour of these proposals in the residents’ ballot.

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

New Barnsbury redevelopment: This means the blocks on the New Barnsbury area of the Estate will be demolished and rebuilt, with new homes created for existing residents. As well as re-providing homes for existing residents we will be able to provide additional homes, including affordable housing and private sale. The creation of new, private sale homes on New Barnsbury will fund the improvements that Newlon will be making elsewhere on the estate.

The refurbishment of Old Barnsbury and redevelopment of New Barnsbury will enable Newlon to provide a long-term solution to the problems that many residents are experiencing with damp, condensation, poor sound and heat insulation, which cannot be resolved by our ongoing maintenance programme. It will also bring a once-in-a-generation opportunity to solve overcrowding across both Old and New Barnsbury.

 

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 on it over 80 years ago and we want to ensure it can continue doing so for the next 80.

We know from our consultation programme that there are a large number of households on the estate that are overcrowded and that many of the homes fall short of residents’ requirements – in particular through a lack of storage space, old kitchens and poor layout, damp and poor Insulation.

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 enjoy.

As well as ensuring the estate can continue to offer existing and future residents a high-quality and safe living environment, we believe that it is necessary to address some of the more deep seated and structural problems with buildings on the estate – particularly on New Barnsbury (those parts of the estate that were built in the 1960s).

Tenants living in Old Barnsbury (brick buildings built in the 1930s between Barnsbury Road and Charlotte Terrace) are suffering from issues such as condensation and black mould, old kitchens and bathrooms. On Old Barnsbury we believe we can resolve these issues whilst minimising disruption to tenants through a wide-scale refurbishment programme.

 

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. If you live in Berners House, Corbet House, Copenhagen House, Fisher House, Payne House, Roding House, Samford House or Vittoria House, then you live on Old Barnsbury.

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.

If you live in 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 or Venn House, then you live on New Barnsbury.

 

What are the timelines for the build and when will I know when my property is moving on?

  • We are proposing for the refurbishment works to Old Barnsbury to be 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 2022 and be completed in 2028.
  • We anticipate that the first phase of construction for the redevelopment of New Barnsbury will start on site in 2022 and be completed in 2024. All works will take place in a phased approach to minimise as much disruption to residents as possible, with the full redevelopment due to be completed in 2032.

It is important to note that the phasing of the redevelopment and refurbishment works is still to be fully confirmed and we will make sure that residents are fully aware of the timescales of any move affecting their block well in advance of works taking place.

 

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

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

 

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

Whilst the Covid epidemic has undoubtably had an impact on all of our lives, we are still progressing 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 are 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.

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

TENANCY, RENT AND MOVING

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

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

Will my rent increase?

If the redevelopment were to proceed, 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.

Will my service charge increase?

Newlon is determined that the redevelopment and refurbishment of homes should tackle the estate buildings’ long-term problems, which currently add pressure on service charge costs.

We want the new estate to be of a high-quality design with high-quality materials to improve residents’ lives and, through the reduced need for maintenance, to minimise service charges. 

Newlon is also committed to new and refurbished properties on the estate being more energy efficient, which will reduce fuel bills.

Will you move any tenants permanently off the estate?

No, not if you do not wish to move off the estate. Tenants of Newlon who wish to remain on the estate can do so. This will not be affected by the outcome of the ballot and the Barnsbury Estate Transformation process.

Can I move off the estate if I do not want to stay during the Estate Transformation process?

Yes, you can apply for a transfer through Islington Council. This is subject to agreeing this process with Islington Council.

Are tenants eligible for a homeloss payment?

Yes. All tenants will be eligible for a statutory homeloss compensation payment of £6,500 which will be paid to you by Newlon when you move out of your existing home. There is more information about homeloss payments in the residents’ charter.  

What opportunities might there be within your proposals for families with adult children living on the estate?

We understand that this is an important question in some of the estate’s households, where young adults are looking for the opportunity to move into their own home.

We want to do what we can to help adult children move into their own home, where they wish to. We are looking to agree a local lettings policy with Islington Council, which would allow for choice and offer opportunities for older children to be re-housed, if this is what they would like.

If one or more of my children have special needs will this be taken into account through the number of bedrooms in the property I will be offered and any requirements to the layout of my new home?

This has been raised with us by a number of households during our engagement programme so far.

We want to do what we can to help families in this position. If you are being re-housed Newlon will discuss with you the needs of your whole family, including occupational therapy assessment.

PUBLIC STREETS AND SPACES

Will you remove the fences around the green spaces?

During the course of our consultation with residents it has been clear that people would like to see the areas of green space opened up and Newlon are more than happy to explore this.

We are also aware that whilst people do want these areas to be opened up in the long-term as part of the Masterplan, people are also concerned about safety and security of the area and so this is something that will be carefully considered when developing proposals for both Old and New Barnsbury.

 

Can the public space be made for residents only? Will residents have access to all green spaces within the estate?

You have told us that you want a good balance between public, shared and private outside spaces.

Private amenity such as outside terraces and balconies will be provided for all new homes – these are outside spaces just for you to make your own. The communal courtyards proposed for New Barnsbury are shared semi-private gardens that are designed to be used only by residents in the surrounding blocks. They will be locked and accessed with a fob key.

Three new areas of public realm will also be provided in New Barnsbury – Pultney Street Park, the Community Hub Parkland outside the Community Centre and the Canal and Nature Trail along Carnegie Street will all be well lit, overlooked and open and accessible for everybody at all times.

On Old Barnsbury we will 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. The growing garden will be secured at all times with a fob-access gate system that only residents will have access to.

We will also be creating the new Barnsbury Road Park which will include new planting, trees, paths, seating and possibly outdoor fitness space or equipment. The park will be accessible during the day but secured with a resident fob gate system at night.

We also want to ensure that the estate is made more open and connected to the surrounding streets. By having more people in open streets and areas of public space, as well as designing buildings that have windows looking out on to these spaces, we will be able to improve safety and security in these areas.

 

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

We will make sure that there is more safety on the estate for residents. This includes new CCTV cameras, improved lighting to ensure routes are well lit, fob access to buildings, certain routes and park areas and secure bin and cycle stores.

All new streets will also be overlooked by windows, doors and balconies and there will not be any dead-ends.

 

Will the new Community Centre Park be open to all residents?

The new Community Centre Park will be a public space without fencing or gates. It has been carefully designed to be well-overlooked, animated 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.

 

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 and look at in the designs of New Barnsbury homes. The community centre may be able to accommodate something of this nature.

 

What are you doing about the cars on Charlotte Terrace?

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

 

Will you consider installing electric charging for car parking?

In line with Islington Council’s current planning guidance, a percentage of electric car charging points will be provided.

 

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 will be providing new on and off-street parking. We are seeking as far as possible to retain the required number of spaces for existing residents, although this will be subject to planning.

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

 

How much cycle storage is being proposed?

New Barnsbury cycle storage provision will be based on the London plan guidance which stipulates the quantum of cycle storage required per number of bedrooms. The total number of cycles will fluctuate depending on the total number of residents in each block.

We will 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 and rationalised. 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 are working closely with the council and an expert arboriculturist as we develop the masterplan. As well as seeking to retain as many existing high quality trees as possible, the masterplan is committed to increasing the number of trees on site to provide you with a green and leafy environment. Trees will always be carefully selected to ensure they will thrive in their location without impacting the surrounding buildings or underground services. Tree palettes will be selected to suit their surroundings and a mix of species and sizes chosen to ensure good daylight and seasonal interest throughout the year.

 

Will there be outdoor bin stores provided?

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

On Old Barnsbury these 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.

 

What is the timetable for landscaping completion 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.

 

The ballot

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 including our proposals for the Barnsbury Estate. 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.

 

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+ on the Barnsbury Estate 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 an individual voted.

 

What was the result of the residents’ 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 will keep working hard with residents to achieve this together.

 

What happens now the ballot has taken place?

This is not the end of our consultation with residents. Following the majority ‘YES’ vote from residents, we will continue to consult and engage with you as we progress the transformation plans and provide you with the latest information.

This will include running engagement activities such as drop-in sessions or online presentations as well as sending regular newsletters and updating the website. There will also be opportunities for you to speak to the BEST team about your options and choices for your new or refurbished home.

 

Have you appointed a development partner?

Residents told us that they want the transformation to be of the highest quality and we promised we would work hard to select a developer partner before the resident ballot. After a competitive process we were thrilled to announce that Mount Anvil were selected as our preferred developer partner.

The selection of Mount Anvil is incredibly exciting as they have a proven track record of creating beautiful, high quality homes across London. Our design team, now including new partners Mount Anvil, will continue to put residents first to create homes that meet your needs.

With Mount Anvil, we are already planning our next conversations with residents. We will continue to work with you on the detailed designs as part of our preparation for a planning application, which we intend to submit to Islington Council later this year.

 

Who are Civica Election Services (CES)?

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

CES will post the ballot papers to residents, receive and count the votes, verify that they have been cast legitimately and issue the result.

 

How could people vote?

Residents were invited to vote via 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 regeneration could only go ahead if the majority of residents voted ‘YES’ in the Residents Ballot.

 

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

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

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

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

OLD BARNSBURY TENANTS

When will the refurbishment works begin?

If we receive a Yes vote in the residents’ ballot, then we would expect that the work on Old Barnsbury would start in 2022 – the same time as New Barnsbury.

 

How will the refurbishment take place?

We will carefully plan the refurbishment works to minimise impact on residents. We are proposing that the refurbishment works will be split into smaller packages of work to reduce disruption to you. For example we would carry out all of the window replacements first. 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 will discuss with every household the best way forward.

We will 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 for each package of works 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.

 

How long will the Old Barnsbury refurbishment works take?

The refurbishment work will start at the same time as the New Barnsbury construction work. This is estimated to start in 2022 after planning permission is granted by Islington Council.

If work on refurbishment starts in 2022 it is scheduled to be complete for all blocks by 2028.

Refurbishment will be carried out in dedicated ‘works packages’ to minimise disruption to you and to ensure that every block sees improvement as soon as possible. For example, we would start by replacing all the windows across Old Barnsbury first, before then moving onto the next package of work.

The BEST team are committed to continued engagement with Old B residents at every stage on the refurbishment works and how planned works will be carried out to minimise disruption.

 

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, Newlon will assess each households’ needs individually and will provide alternative accommodation during the works if this is considered the most suitable option for you.

 

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 to their existing homes if the ballot is successful.

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 system if required.
  • 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 would like, we will do our best to accommodate as many of your choices as possible.

We will 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.

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. Following a successful Ballot, we will speak to residents about their individual needs to find storage solutions, wherever possible, that best suits the needs of tenants and the layout of their Old Barnsbury home.

 

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

The refurbished bathrooms will include an over bath shower. There will also be an option for Old Barnsbury residents to have a walk-in shower instead of a bath.

Old Barnsbury residents will be consulted and provided with the bathroom configuration options prior to any works commencing.

 

Will Old Barnsbury residents 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 refurbishment and if either needs replacing 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 on the windows and doors will be required.

The BEST team are in the process of refurbishing a vacant property in Old Barnsbury as a show home to demonstrate what a refurbishment of your home could look like. As part of this show home we are looking to have on display some sample window and doors to give you an idea of finish and quality of these fixtures. We will be in touch to let you know how you can view the show home.

 

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.

 

Will there be a show home where I can see what is proposed for Old Barnsbury?

We are fitting out a new kitchen and bathroom at 29 Berners House to show you what the refurbishment of your home could look like and showcase the quality workmanship you can expect. It will include a reconfigured kitchen and bathroom.

Unfortunately due to the lockdown restrictions we don’t think it is currently going to be possible to enable you to physically visit the show home. We are going to be providing a before and after video to show you the changes that are possible.

Once we are able to then we will invite you to visit the show home.

 

Why are you not redeveloping Old 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 will 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 which will prioritise existing tenants.

 

Will you improve Old Barnsbury ground floor front and back gardens?

Private gardens will benefit from new borders and fences as part of the landscaping works. On the whole private gardens are the responsibility of the residents, but we can look to make right some gardens which have fell into disrepair for those who are not able to do so.

 

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 secured by fob access at night and will be well lit so that residents feel safe in the evenings.

 

How long would we be without a kitchen while the works are going on?

Work will be planned to minimise disruption to you and your family and we can possibly use vacant homes in the blocks as ‘respite’ flats if you need somewhere to stay, cook or clean during the short time refurbishments are taking place in your home.

 

Will improvement works to Old Barnsbury include improving or installing new window boxes for residents on the upper floors?

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

 

What will happen to satellite dishes on Old Barnsbury blocks?

Newlon are 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. This will be confirmed after the ballot.

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.

OLD BARNSBURY LEASEHOLDERS

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 will not 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.

Non-resident leaseholders will be required to provide financial contributions consistent with their 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 specific 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.

 

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 approximately 12 months post ballot).

 

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 will look to avoid any temporary decants; however, if the works to be undertaken are of such a level as to be disruptive to residents we would, in discussion with residents, work up a plan to minimise the impact on the people living there and which will enable your tenants to continue living their lives with minimal disruption.

 

How do I know that 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 Newlon believes that these items should be defined as the communal area.

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

New BARNSBURY TENANTS

When will all of this work start?

We expect to be able to start Phase 1 of the redevelopment in 2022. This means that those residents in Phase 1 would move into temporary accommodation whilst these blocks are demolished and the new blocks are built. We will endeavour to ensure this is on the estate and our priority is rehousing existing residents as quickly as possible into a home which meets their housing need.

An initial phasing strategy has been developed and is presented in the Offer Document to give residents an idea of how the moves could work which you can find here. However, it is also important to note that this is still an indicative phasing plan and it has not yet been confirmed.

 

Will I have to leave my home?

Our priority is rehousing existing residents as quickly as possible into a home which meets their housing need.

Those residents in the first phase of the redevelopment will be required to move into temporary accommodation whilst their new homes are being built. We will endeavour to ensure this is on the estate.

We are 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. Although if residents did want to wait longer to live on a specific part of the estate then we can look to accommodate this, but it could mean moving twice. There will be a mix of homes and tenure types in each phase, so there will be different options whichever phase you are in.

An initial phasing strategy has been developed and is presented in the Offer Document to give residents an idea of how the moves could work which you can find here. However, it is also important to note that this is still an indicative phasing plan and it has not yet been confirmed.

 

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 are committed to ensuring that all other residents in all subsequent phases can move directly from their existing home into their new home with no need for temporary accommodation.

We will try and accommodate residents as much as possible, however, the temporary accommodation may be 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 do all we can to ensure that the temporary accommodation is of the same standard as your current home, however, we will be restricted to the homes we have available on the estate at the time.

 

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.

 

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 directly with tenants 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.

If residents did want to wait longer to live on a specific part of the estate then we can look to accommodate this, but it could mean moving twice. There will be a mix of homes and tenure types in each phase, so there will be different options whichever phase you are in.

 

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 will go to people who need to be rehoused, which will work in conjunction with the phasing plan across the development. However, it is important to remember that on a scheme of this size we will need to start opening things up to new residents as well.

 

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

The phasing plan shown in the Offer Document here have been prepared to show residents how we think the phasing could work. The phasing plan has been designed to minimise disruption to residents by removing the need for temporary accommodation for as many residents as possible, and to minimise disruption caused to those living next to a phase in construction.

Newlon will be recruiting a developer partner to help build the new homes and they could have input into this plan after the ballot as we progress our planning application to Islington Council

In the event of a YES vote in the residents’ ballot, we will continue to consult with residents at every stage.

 

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

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

 

Will you help with removals?

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

 

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

Newlon’s priority is to build new homes for existing residents on the estate. Tackling issues that residents have raised with us, such as overcrowding and a lack of storage will require us to build more and often larger homes within New Barnsbury.

Our proposals also involve building additional affordable and private homes. This is necessary in order to cross-fund the improvements that we are seeking to make to the estate, such as the refurbishment of New Barnsbury, new landscaping on Old and New Barnsbury and the provision of more affordable homes for the area.

It is our intention that new development on the estate should be in keeping with the heights of local buildings. Currently there are a range of buildings ranging in height from 3 to 12 storeys in total, but these are early designs, and all proposed heights will be subject to approval by Islington.

A key factor for us is that the transformed estate should improve the quality of the built environment for residents as part of an overall improvement to their quality of life. As we progress the development of the Masterplan, we will provide further information about the buildings, their massing, their design, the materials we will use and the public/green areas to help you understand what the new estate will be like. We will continue to update and consult with you on the development of the Masterplan after the ballot.

 

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 residents have access to both. Newlon and the architects PTE will undertake regular work and studies with light specialists throughout the process.

In addition, tenants’ rights to privacy and light are protected by planning laws, which of course this project will adhere to. We will continue to discuss with residents how our proposals will bring light in homes on the estate and protect residents’ privacy.

 

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

The current Masterplan shows that approximately 900 to 950 total homes will be built on New Barnsbury. We will be replacing the 358 existing homes for residents as well as building approximately 542 to 592 new homes, including new affordable homes.

 

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

If any redevelopment went ahead Newlon is committed to protecting the rights of social tenants across the estate. 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 are families. We are 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, for example, 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 fully with the Mayor of London’s London Plan guidelines for design and quality of homes, including guidelines for space.

 

Will bedrooms be sized differently – will we see more ‘box rooms’ in new homes?

All new bedrooms will be suitably sized and fully consistent with the modern space standards. For example single bedroom sizes are fully designed with furniture layouts (wardrobe and desk) fully demonstrated as fitting.

We have provided further information on the typical layouts for the homes in the Offer Document.

 

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?

Following a successful ballot, the Masterplan will be developed in more detail and wherever possible, each phase will look to provide a number of ground floor three and four bed family sized homes to reflect the housing needs of residents. 

Currently the Masterplan provides approximately 50 family sized homes at ground floor level, of which most of these are duplex’s (homes split across two floors) as we know many of you currently live in this type of home. 

We also understand from the Housing Need Survey that a small proportion of five bed homes are required and we will look to locate these at ground floor level wherever possible.

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?

Newlon 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.

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 directly with tenants 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.

If residents did want to wait longer to live on a specific part of the estate, such as the canal-side area, then we can look to accommodate this but it may not be possible in all circumstances.

 

Will there be a shower in every home?

All of the new homes will be fitted with an over bath shower and wheelchair adaptable and accessible flats will have an accessible shower option.

 

Will there be wheelchair access throughout?

The layouts of all wheelchair homes in New Barnsbury will be designed to meet the requirements outlined in the Building regulations, making all homes accessible and wheelchair-friendly to occupiers. As part of the planning process an Occupational Therapist will be consulted on the proposed layouts to ensure that they meet the requirements of wheelchair users.

Wheelchair accessible homes will either be located on the ground floor or on upper floors with access to two lifts. The new streets and public spaces will all be designed to be accessible for wheelchair users.

 

How will you mitigate the construction impact 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.

Newlon are very conscious of the possible impact on residents and so they will be carefully and sensitively managing the construction works and ensuring that residents’ needs are taken into account.

 

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 will develop a Construction Management Plan (CMP). This will include how noise/dust and pollution is managed out if a ‘yes’ vote is passed out and we receive planning permission. The CMP will demonstrate how we will we manage to mitigate the effect on local residents while works take place. 

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

Newlon will meet with you to discuss your new home and your choices will be taken into account.

You will then be shown properties which match your criteria, and you will have a choice over which one to take.

 

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. We do not intend to use any plastic or metal cladding on any buildings at Barnsbury.

 

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

Modern methods of construction will create blocks that will acoustically insulate better from noise externally and from neighbours in their homes.

 

Are you doing anything specifically for older residents?

We have consulted extensively with residents on the proposals for the Estate Transformation, with the first consultation events taking place in October 2019. We have taken on board all of the feedback received, including those comments from elderly residents. We are planning to ensure that, where possible, elderly residents are included in the early phases of the transformation to ensure that they can benefit from the new homes as soon as possible. Additionally, if there is a successful ballot, we will look at whether it is possible to have an ‘elderly residents block’ which would perhaps provide a quieter environment for those residents who would like this as this is something that was suggested to us during the workshops.

NEW BARNSBURY resident LEASEHOLDERS

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 wish. If you want to remain on the estate in a new property then you will be offered a shared equity deal 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 £65,000 (you are 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.

If you are buying a property using shared equity then we will value your existing property and agree the anticipated value of the new property at the same time. We will update the valuations at regular intervals.

Newlon will discuss buybacks with resident leaseholders who wish to sell their property in the event of a positive residents’ ballot. 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 are required to move. As long as you complete the purchase of a new home on the estate, you will not be charged rent while you are living in a temporary home.

 

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 approximately 12 months post ballot).

You will need to be registered as the Council Tax payer and be able to show you receive the bill at your address. You must also be able to provide a further two pieces of evidence to confirm your residency for this period. One of these must be a utility bill (i.e. gas or electricity), and the other could be a bank statement, credit report, driving licence or letter from the NHS.

 

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 cease to be available once there is a Demolition Notice for your block/Phase of work. This will generally be around the date that planning permission is granted. 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.

 

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 can reinvest the equity that they receive from their 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 (after any charges on your existing property are paid) will be required to be transferred into the equity of your new property if you wish take Newlon up on this offer. There is no obligation to take Newlon up on the offer.

If this did not cover the whole value of a new property Newlon would own the remaining share of the new property. Newlon would be a ‘silent partner’ in this arrangement, no rent would be charged on their portion and its value would only be realised when the property is sold.

If resident leaseholders want to buy the equity share not covered by the value of their existing home, this is possible. This could be through either raising a mortgage for this amount or using savings. The value of this share will be relevant to the percentage of the property market value at the time the extra share is purchased.

 

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

Newlon’s offer to New Barnsbury tenants who wish to remain living on the estate would generally mean that, subject to individual circumstances, 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 are 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. This can be in addition to the 10% of the existing value of your property that Newlon will provide to you as required by the Land Compensation Act of 1973. This would apply to a home with the same number of bedrooms as your current 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 are entitled to this under the Land Compensation Act, 1973), known as a Home loss payment which applies to resident leaseholders on the New Barnsbury.

Non-resident leaseholders on the New Barnsbury will be entitled to 7.5% statutory payment.

 

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

The transformation of the estate will be organised on a phased basis. An initial phasing strategy has been developed and is presented in the Offer Document to give residents an idea of how the moves could work which you can find here. However, it is also important to note that this is still an indicative phasing plan and it has not yet been confirmed.

If the transformation goes ahead then we will work with you so there is plenty of time to agree the values of your property. If for any reason there is a significant delay between valuation and purchase it will be possible to request a review of the valuation.

 

Can leaseholders in the last phases get a new home early?

This will depend on the circumstances of individual leaseholders and availability of homes in a given phase of the works. Leaseholders with specific health needs, for instance, could be eligible for an earlier move.

 

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

Any internal improvements to a property would be taken into account when determining the market value of the property. The market value of the property will help to inform the financial offer made from Newlon to you.

 

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. This would have a direct, and positive, effect on the value of homes on 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.

Newlon will then pay for all leaseholders on the estate (both resident and non-resident) to appoint their own surveyor to obtain their own independent RICS Red Book valuation and to negotiate with Newlon’s surveyor. This will be based upon the market value of sold properties on the Barnsbury Estate.

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, the value you extract from your home on the estate would reflect the value, at the point of sale, of the home you originally bought plus 10%.

Your property will be valued by a surveyor using the RICS Red Book to ensure you receive the market price for the property.

 

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

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.

As referenced above, you will not be required to make any additional payments for the proposed redevelopment or refurbishment works.

 

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

We understand that some leaseholders may have financial difficulties and may need additional support on a case-by-case basis. To qualify for this, we will undertake a verification process and will need to ask for information that will help us to confirm your income and expenditure. We will then discuss a tailored support system that meets your needs and ensures you have a home that suits your needs.

 

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

The offer of your property will be made at open market value, which is what Newlon’s surveyors will perceive to be the true market value of your home. This will be done through a RICS surveyor who will conduct a ‘red book’ valuation to arrive at the market value, and will be based on the fundamental principle of equivalence, which means that you will not be better or worse off than before the regeneration takes place.

The valuation of your property will be carried out by a qualified valuer or a chartered RICS Valuation surveyor. If the value of the new property changes value during construction then we will look to revalue the new property again and reassess.

 

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

Resident leaseholders on the New Barnsbury will be offered a new property will the same number of bedrooms as their current property is formally registered as containing.

The new homes built would comply fully with the Mayor of London’s guidelines for design and quality of homes – including space standards.

 

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

If you want to buy a property with more bedrooms than your current property, it will be on a shared ownership basis, rather on shared equity. Therefore, you would pay rent on the remainder of the equity of that property. Newlon would own the remaining equity, and we would not charge you for the equity that you own. We have provided below definitions of Shared Equity and Shared Ownership above.

 

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 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. This means that no additional rent is paid for the share of the property that Newlon owns while the leaseholder is living there.

Shared Ownership means that you buy a share in the new home (starting at 25% of the full market value of the home). The difference by comparison with shared equity is that you would pay rent to the freeholder (in this case, Newlon) for the remaining portion of the property that you do not own.

 

What is the eligibility criteria for Shared Equity?

To be eligible for Shared Equity you must be able to purchase a minimum percent of the value of the new property. This minimum value will be confirmed in advance of the ballot and will be worked out on a case-by-case basis. We will confirm any further updates as we near the ballot.

You also cannot own any other property in the UK and the property you buy must be your only residence and cannot be 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?

Unfortunately, children will not be able to inherit the equity deal on your property; however, we will continue to work with you and your family throughout the process to make sure you have the support you need.

 

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 and tenants because they are losing their homes as a result of demolition and redevelopment. Resident leaseholders can add adult members of their families to their existing leases now prior to the buy-back so that they may be named on a future shared equity lease.

 

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 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.

 

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

It is standard practice to give leaseholders a new 125-year lease.

 

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

The ground rents will remain the same.

 

Will leaseholders have to pay for temporary accommodation?

No, resident leaseholders in the first Phase who are required to move into temporary accommodation 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 bills for this property.

 

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 costs for:

  • Obtaining a second independent valuation of your property (anticipated to be less than £500).
  • 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 are 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 some 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?

You will receive reimbursement for the Stamp Duty Land Tax on your new property as part of your entitlement to Home Loss Payment. In order to receive this, you must be able to provide invoices and other receipts as proof of any outgoings which should be submitted to your solicitor so that they can be paid on completion of your sale.

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 become part of the community.

 

I want to sell my home ASAP and move away. When can I sell it to Newlon?

Buybacks from leaseholders will be done in a phased manner prior to that block being demolished.

However, we recognise some resident leaseholders may benefit from an early buyback, such as for family reasons or to be nearer to places of employment in a new area. Newlon would seek to discuss this individually in order to assist residents as far as possible.

It is important to note, however, that Newlon will not buy back any homes prior to the estate ballot and obviously the ballot would need to be in favour of moving ahead with the Masterplan.

 

What happens in the event of death for leaseholders – can their property be passed over to their next of kins?

Unfortunately, children will not be able to inherit the equity deal on your property; however, we will continue to work with you and your family throughout the process to make sure you have the support you need.

NEW BARNSBURY NON-RESIDENT LEASEHOLDERS

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 cannot be guaranteed.

 

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 approximately 12 months post ballot).

You will need to be registered as the Council Tax payer and be able to show you receive the bill at your address. You must also be able to provide a further two pieces of evidence to confirm your residency for this period. One of these must be a utility bill (i.e. gas or electricity), and the other could be a bank statement, credit report, driving licence or letter from the NHS.

 

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 are decided/take place.

If the transformation proposals are approved in a ballot and then 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.

 

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, we cannot guarantee that you will get a socially rented property with Newlon. If you wish to explore changing your status from leaseholder to tenant, we would be happy to discuss your circumstances with you and explore the best options for you and other ways in which we might be able to help.

 

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

No – as your main residency is located off the Barnsbury Estate, you are considered a non-resident leaseholder. Similarly, if you own the leasehold to a property on the Barnsbury Estate that your family lives in (but it is not your main residency), then you are also 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 have 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.

Not a resident of the Barnsbury Estate

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.

Up until now our consultation has been focused on the estates’ residents – this is because they will be either having their homes redeveloped or refurbished and we were unable to transform the estate without their support.

Now that we know the majority of residents want the transformation to go ahead, 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’ll be conducting public consultation with residents, neighbours, local businesses and other stakeholders to get feedback on the proposals.

 

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

We’ll use a range of different ways to engage with local people including community events, drop-in sessions, and public exhibitions. We’ll also continue to 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 our website, here. 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 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 public 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 a number of years rather than all at once. This approach reduces the disruption to the residents, local community and businesses and we’ll make sure that we discuss this with you as we develop the phasing plan to get your feedback.

 

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

  • If you wish to apply for social housing you must first apply to be on Islington’s social 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.
  •  Additionally there will be new homes created for private sale. We are still at an early stage in this project so please keep checking on our project website BetterBarnsbury.org.uk over the coming months and years.

 

My business is located on the estate – will I be forced to vacate my premises while works are carried out? If I do need to move how long will it be for and where will I have to move to?

Newlon and Mount Anvil want to keep existing business which serve our residents and help make the neighbourhood unique.

During the relevant phase of work, businesses will likely be required to move off of the estate temporarily. As part of our consultation with the residents we shared an indicative phasing plan and we’ll be working with our development partner, Mount Anvil, to finalise this in the coming months, though it will be subject to change as construction progresses.

We’ll continue to work closely with local business owners on the estate throughout the process, making sure that you have plenty of notice before you’re impacted by any works. We’re also committed to supporting those who wish return to the estate after the new blocks have been built.