Ladderswood Place Shaping Programme
Neil Vokes Project Manager 24th March 2011
Ladderswood estate
Historical Map 1935
Project Background • The Ladderswood estate regeneration is the first scheme to come out of the New Southgate Masterplan; • Outline cost advice • Refurb to Decent Homes -£25.29m • Rebuild the existing 161 homes -£28.74 • Comprehensive redevelopment £5.4m
Resident Involvement •
Ladderswood Resident Panel
•
Residents involved in development of options;
•
Residents involved in the design process;
•
Worked with the Council in producing: – –
Secure Tenants Re-Housing Offer Document Resident Aspirations Document;
•
Management and maintenance a key priority;
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Desire to see local employment, information, advice and guidance services to be delivered locally;
•
Support for mix of unit types inc family housing and maisonettes
•
Want to see improved community and commercial facilities
•
The resident panel appointed an Independent Tenant and Leasehold Advisor.
Ladderswood Indicative scheme
Indicative scheme based on viability and resident aspirations
Meeting the Council’s Requirements ‘New’ Ladderswood Residential Units
<500 units (60% private / 40% affordable) – (70% social / 30% intermediate) Affordable housing to meet London Housing Design Guide standards Provides almost 100 family sized units and approx 80 additional social units.
Resident Aspirations Document
All 54 aspirations either met or exceeded
Code for Sustainable Homes
Code Level 4 (BREAAM ‘Very Good’) Combined Heat and Power
Commercial Space
3,000 sq m commercial space
Community Space
300sqm
Millennium Green
Agreed Capital improvements
Notting Hill and Higgins: Detailed Solution
Mulalley and One Housing: Detailed Solution
Key challenges • Delivering a procurement in a changing policy (political) landscape - Fairer Future for Social Housing - Affordable rent model • District Heating System • Vacant Possession • Gas Holder
Maintaining Viability • Original assumption that Ladderswood was well placed to secure affordable housing grant; • CSR forced the scheme to explore other avenues; • Increased the percentage of 1 and 2 beds (68%) to 3 and 4 beds (32%); • Revised negotiation strategy with Head Lessee and Telecoms; • Alternative uses of commercial space; • Affordable Rent Model.
Rent Scenarios Ladderswood (LBE) 1999 Values
Enfield Target (RICS) 1999 Values
Existing Ladderswood Rents
Revised Target Rents
Affordable Rent Model (80% rents)
1 Bed Flat
£53,000
£85,000
£89
£101 (77% affordability*)
£192*
2 Bed Flat
£60,000
£95,000
£99
£113 (73% affordability)
£224
3 Bed Flat
£75,000
£115,000
£108
£129 (68% affordability)
£240
3 Bed House
£115,000
£135,000
£136
£140 (64.5% affordability)
£260
4 Bed House
£150,000
£155,000
tbc
tbc
tbc
Not viable
Not viable
VIABLE
Viability
* Affordability based on 30% of mean local income spent on rent
Lessons Learnt • Up front work to de-risk scheme speeds up procurement process; • Site investigation including HSE checks; • Flexibility within scheme to accommodate policy changes whilst retaining clear minimum scheme requirements; • Maintain an open dialogue with the HCA; • Lorne and Roberts – decisive decision making; • Cross party support.
Concluding comments and Questions