NORTHWOLD ESTATEUpper Clapton E5

NORTHWOLD

TENANTS

• Any tenant with an assured, secure or fi xed-term tenancy who wishes to continue to live on the estate will have the opportunity to do so • You will be guaranteed a new property and where possible we will try to match the new property with your housing needs • You will remain on the estate during the development and we aim to make sure you only have to move once • Your tenancy conditions will be protected you will have the same tenancy type at your new home • Your rent will remain the same and will only change if you move to a smaller or larger home • You will be provided with a tailored support package to move, including both practical and fi nancial support • Guinness will pay you a statutory home loss payment plus reasonable costs of removal and disturbance.

RESIDENT LEASEHOLDERS

There are a number of options available to resident leaseholders such as: • leasehold swap: this means you can opt to buy a new lease on a new home on the estate at 100% equity share. • leasehold swap with shared equity: this means if you are unable to afford the full value of a new home, you can acquire an equity share of a new home. The value of the equity share would be the same as the value of your existing property, with Guinness owning the other share. There would be no rent payable on the equity share owned by Guinness. • shared ownership: We can offer leaseholders a conventional shared ownership option – this means that resident leaseholders can share ownership with Guinness on a new home. All resident leaseholders who qualify will be entitled to receive: • a home loss payment plus reasonable disturbance costs, stamp duty and mortgage redemption and/or arrangement fees • we will pay relevant and reasonable legal and valuation costs, which enable leaseholders to obtain their own independent advice • an advisor will provide assistance with the transaction and moving home • we will provide additional assistance to homeowners in fi nancial diffi culties and for homeowners who consider themselves vulnerable.

NON-RESIDENT LEASEHOLDERS

Non-resident leaseholders qualify for a basic loss payment and a limited right to reasonable incidental costs when buying alternative accommodation in the UK within 12 months.

We are holding these events this week to discuss the redevelopment solutions which have been developed by the design team on behalf of The Guinness Partnership. The three solutions which have been considered are infi ll, partial and full redevelopment of the Northwold Estate.

The ideas which have informed the solutions have come from discussion with Guinness, feedback from the initial resident consultations in July and August and from site visits to the Estate as well as background research on policy and local plans.

A set of key drivers for the project have been identifi ed and each solution has been tested against these drivers.

The Guinness Partnership’s preferred solution is partial redevelopment which will affect some existing households on the Estate.

In advance of this consultation, The Guinness Partnership have written to all residents on the Estate to inform them whether they will be affected by the preferred solution and to set out the guarantees which The Guinness Partnership are making to tenants and the options which are available to resident leaseholders.

All the information below has been circulated to the affected residents in advance of this consultation and further detail should be discussed with Newman Francis and The Guinness Partnership.

INTRODUCTION AND UPDATE

NORTHWOLD

THE DRIVERS FOR DEVELOPMENT

New homes? Will the proposal provide new homes?

How many new homes will be provided?

Fund improvement works?Will the proposal generate enough

capital to fund landscape, refuse and parking improvements across the

whole estate?

Reduce energy use?Will the proposal improve the sustainability of the estate by reducing energy consumption

and energy bills for future residents?

Keep the community together?

Will the proposal keep the existing community together?

Appropriate for context?Will the proposal fi t into the existing context and maintain the scale and

character of the existing neighbourhood?

Improve play facilities?Will the proposal deliver new play

areas and ballcourt for the existing and new residents?

Improve community facilities?

Will the proposal deliver new community facilities for

the existing and new residents?

Homes for the existing community?

Will the proposal provide new homes for existing

residents?

Safety and security?Will the proposal improve safety

on the estate by promoting passive surveillance and active

street fronts? Will the play areas and communal areas be overlooked?

NORTHWOLD

IDEAS FOR IMPROVEMENTSAND REDEVELOPMENT

New homes here?

Improve street front to Upper Clapton Road?

Improve street front to Geldeston Road?

Improve use of Weald Sq courtyard?

Improve surroundings to Rossington St?

Build new homes?

Improve surveillance of ballcourt?

Could garden space be shared between

all residents?

Upgrade community and play facilities?

Improve connection to surrounding streets?

Improve street frontage?

Improve street frontage to Evering

Road?

Secure the courtyard and improve landscaping?

New homes here?

Secure the courtyard and improve landscaping?

More trees in the parking areas and front gardens to ground fl oor

fl ats?

Reduce front gardensand add parking?

NORTHWOLD

RETAINED HOMES580 (100%)

RETAINED BUILDINGS3-5 STOREYS

DEMOLISHED BUILDINGS1-2 STOREYS

NEW HOMES 40-60

NEW BUILDINGS 3-5 STOREYS

ESTATE DENSITY 148 UNITS PER HECTARE

INFILL DEVELOPMENT

PROPOSED DEMOLITION PROPOSED NEW BUILDINGS

PHASING STRATEGYNO DECANT

Improve community facilities?

Yes, the infi ll development would include building on the community building site and

reproviding new community facilities at the ground fl oor.

INFILL DEVELOPMENT

NORTHWOLD

New homes?

Yes, 40-60 new homes could be built. These would be a range of unit sizes and will be a mix of private for sale and social

rent units.

Fund improvement works? No, the scale of development would not

generate suffi cient funds to support large-scale improvements of the public realm, refuse,

cycle, parking and play areas across the whole estate.

Reduce energy use?Not signifi cantly. The infi ll developments

would have low energy requirements, how-ever the impact would only slightly reduce

energy use on the estate.

Keep the community together?

Yes, the development would keep all residents in their current homes.

Appropriate for context?Yes, the infi ll development would be in keeping with the scale of the retained

buildings.

Improve play facilities?Not signifcantly. The scale of development would not support major upgrades of the

play areas and ball court.

Homes for theexisting community?

No, the new homes would bring new residents into the estate. Existing

residents could apply for a new home, however the new homes would be

allocated based on need.

Safety and security?Yes, the infi ll developments would improve

surveillance of some areas of the estate and would remove areas not overlooked

around Rossington St.

NORTHWOLD

RETAINED HOMES426 (73%)

RETAINED BUILDINGS 4-5 STOREYS

DEMOLISHED BUILDINGS1-5 STOREYS

NEW HOMES 420-440

NEW BUILDINGS 2-7 STOREYS

ESTATE DENSITY 185 UNITS PER HECTARE

PARTIAL REDEVELOPMENT

PROPOSED DEMOLITION PROPOSED NEW BUILDINGS

PROPOSED PHASING OVER 10 YEARS

PHASING STRATEGYSINGLE DECANT WITHIN THE ESTATE

Phase 4 new build (Years 8-10)No decant

Phase 1 new build and decant (Years 2-3)Aff ects residents of Brierley and Abbotstone House

Phase 2 new build and decant (Years 3-5)Aff ects residents of Melton, Fernhill, Chedworth, Aldergrove & Stapleford Houses

Phase 3 new build and decant (Years 5-8)Aff ects residents of Hendale, Scardale & Whitwell Houses

Improve community facilities?

Yes, there would be a new centrally-located community centre connected to a main public

space, which could support an enhanced programme of events and classes.

PARTIAL REDEVELOPMENT

NORTHWOLD

New homes?

Yes, 420-440 new homes could be built. These will be a range of unit sizes and will be a mix of private for sale and social rent

units.

Fund improvement works? Yes, the scale of development would generate

funds for large-scale improvements of the public realm, refuse, cycle, parking and

play areas across the whole estate.

Reduce energy use? Yes, the new housing would be

designed to meet Passivhaus standards, which will mean low energy consumption and bills for future residents. The scale of development would substantially reduce

energy consumption on the estate.

Keep the community together?

Yes, the development would be phased in such a way that existing tenants and resident leaseholders would be rehoused in a single

move on the estate.

Appropriate for context? Yes, many of the existing buildings on

the estate will be retained and the new buildings will be in keeping with the scale

of these and add a new layer to the built history of the area.

Improve play facilities?Yes, the proposal would have secure

courtyards with dedicated play areas, a high quality multi-purpose ballcourt and

playable pedestrian streets.

Homes for theexisting community?

Yes, 154 existing residents would be rehoused in the new development. The

new housing will be warmer, more energy-effi cient and mostly have bigger fl oor area

than the existing dwellings.

Safety and security? Yes, the partial redevelopment solution focuses

on areas of the estate which have poor or no passive surveillance and would create active street fronts and improve safety on the estate

and neighbouring streets.

NORTHWOLD

RETAINED HOMES0 (0%)

RETAINED BUILDINGS0

DEMOLISHED BUILDINGS1-5 STOREYS

NEW HOMES 1500-1600

NEW BUILDINGS 5-10 STOREYS

ESTATE DENSITY 390 UNITS PER HECTARE

FULL REDEVELOPMENT

PROPOSED DEMOLITION PROPOSED NEW BUILDINGS

PHASING STRATEGYDOUBLE DECANT

(RESIDENTS MOVE OFF AND BACK ONTO THE ESTATE)

Improve community facilities?

Yes, there would be a new centrally-located community centre connected to a main public

space, which could support an enhanced programme of events and classes.

FULL REDEVELOPMENT

NORTHWOLD

New homes?

Yes, 1500-1600 new homes could be built. These would be a range of unit sizes and will be a mix of private for sale and social

rent units.

Fund improvement works? Yes, the scale of development will generate

funds for large-scale improvements of the public realm, refuse, cycle, parking and

play areas across the whole estate.

Reduce energy use? Yes, the new housing would be

designed to meet Passivhaus standards, which would mean low energy

consumption and bills for future residents.

Keep the community together?

No, the scale of redevelopment would require a decant of some existing residents off the estate and a second move back onto

the estate at a later point.

Appropriate for context? No, the scale of redevelopment would

not be appropriate for the context and would require a density much higher than

anything in the surrounding area.

Improve play facilities?Yes, the proposal would have secure

courtyards with dedicated play areas, a high quality multi-purpose ballcourt and

playable pedestrian streets.

Homes for theexisting community?

Yes, all existing residents would be rehoused in the new development. The

new housing will be warmer, more energy-effi cient and mostly have bigger fl oor area

than the exisitng dwellings.

Safety and security? Yes, the full redevelopment solution would create active street fronts, secure courtyards and

improve safety on the estate and neighbouring streets.