Redevelopment of Carlton Dene and Peebles House...Carlton Dene and Peebles House Public Consultation | 3 We’d like to hear your thoughts on our plan to redevelop Carlton Dene and

Carlton Dene and Peebles House Public Consultation | 1

Redevelopment of Carlton Dene and Peebles HouseEarly Proposals – July 2020

2 | Carlton Dene and Peebles House Public Consultation

Welcome

Paddington Recreational Ground

Carlton Dene Care Home45 Kilburn Park Road

Peebles House40 Carlton Vale

Carlton Vale

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The site location


We’d like to hear your thoughts on our plan to redevelop Carlton Dene and Peebles HouseAs someone who lives in the area, we would be very grateful for your feedback on our proposals to build new extra care and affordable homes here.

The safety of residents is our absolute priority. We have therefore changed how we’re consulting with you in light of the Covid-19 pandemic. We’re limiting in-person events, while offering you the opportunity to engage with the consultation online, and via post and telephone.

This booklet takes you through our proposals step-by-step, setting out our vision for the redevelopment of Carlton Dene and Peebles House and the benefits it will bring to the community.

After reading the material, please turn to page 10 to see how you can quickly and easily let us know what you think about these early proposals before Sunday 9 August 2020. Your feedback will then be shared with our design team who will rework the proposals ahead of a further public consultation later this year.

For even more information about our proposals, please visit our consultation website at westminster.gov.uk/carlton-dene

http://westminster.gov.uk/carlton-dene


The siteCarlton Dene Care Home

45 Kilburn Park RoadPeebles House40 Carlton Vale

Kilburn Park Station

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How the future site could look in context


Carlton DeneCarlton Dene Care Home is a 42-bed residential care home located on the corner of Carlton Vale and Kilburn Park Road. There is a need to redevelop the site to provide a modern facility which will help meet the long-term care needs of our older residents.

Following a consultation in 2018 with Carlton Dene residents and their families, the council decided to close the care home and redevelop it into a modern extra care facility. Current residents and their relatives were also consulted about moving to a brand-new, modern and dementia-friendly care home – Beachcroft House – which is under construction in Maida Vale. The residents and families have been very supportive of this move. They have the choice to move into the care home later this year or move elsewhere if they wish.

Peebles HousePeebles House is a small block of nine council-owned homes next to Carlton Dene on the same site.

It is included as part of the proposed redevelopment of the site and all council homes will be replaced as part of the project. Residents of Peebles House were also consulted in 2018 about the redevelopment of their block to improve the quality and size of their homes. They were supportive of this idea and have since been working with council rehousing officers to move into accommodation for the duration of any redevelopment works. All residents have also been guaranteed the right to return to the new homes if they wish to.

Building a City for AllWe’re dedicated to making Westminster a City for All. This means working hard to deliver affordable homes, so people who live and work here can continue do so.

Paddington Recreational Ground


Our ProposalsWe are proposing to redevelop Carlton Dene into a modern extra care housing development, delivering around 65 self-contained extra care flats.

Extra care housing provides older people the opportunity to live as independently as possible whilst benefiting from 24-hour care on-site, together with social and recreational facilities to continue a high quality of life.

We also want to redevelop Peebles House into 22 apartments with affordable rents, ensuring families can continue to call the local area home. This is more than double the number of homes currently on site, and they will all be affordable. There will be a range of housing available – including family sized homes – with 1 bed, 2 bed and 3 bed homes.

Sketch of the proposed new extra care homes as seen from Carlton Vale looking toward Kilburn Park Road


Indicative design showing new rooftop garden and courtyard for extra care residents


How the council’s Dementia Strategy will be implemented on this siteThe extra-care homes being built will be designed in line with Westminster City Council’s dementia strategy. The plan takes a holistic approach to support residents with Dementia. The council will:

• Raise awareness of dementia and ways to help prevent it via training and ensuring information is much easier to access.

• Ensure the residents receive personalised, timely and high-quality services, including by incorporating more specialist adjustments for residents.

• Work with local partners to create a community that is dementia-friendly.

Our Design PrinciplesOur new extra care development will deliver:

65 extra care homes designed to Housing our Ageing Population Panel

for Innovation (‘HAPPI’) standards

Homes designed to support people to live as independently as possible

Homes designed to safely enable a high level of care and support, so most of the residents

can age in place as their needs increase

An overall design which follows ‘Secured by Design’ principles to help keep residents safe

Gardens and green space, so residents can spend time outdoors and to grow their

own food and flowers if they wish

Opportunities for the wider community to benefit from facilities like the café and hairdresser


Example of a one-bed-plus floor plan

Our proposals will deliver:• 65 self-contained extra care apartments

• All homes for affordable rent

• A resident and wider community space to socialise, open to all

• Well-designed and accessible green space for residents to enjoy

• A terrace garden to relax in.

What are HAPPI Principles?‘HAPPI’ (Housing our Ageing Population – Panel for Innovation) principles help architects design homes to meet the individual needs of aging residents in extra care housing. These homes have plenty of space, light and ventilation, providing residents with a comfortable, pleasant environment to live in.


View from Granville Road


The site looking north, with the extra care housing on the left

What is Extra Care?Extra care housing offers self-contained homes designed to meet the needs of people aged 65 and over. With onsite services and facilities, these homes are designed to ensure people are safe and supported while remaining as independent as possible.

The new extra care apartments will have an open plan kitchen, dining and sitting rooms, and separate bedroom and shower room. Some will be specifically designed for wheelchair users.

Extra care housing offers flexible care for those who need it and an on-site care team also provides a 24 hour emergency response that gives residents and their families peace of mind knowing that there will always be someone there if help is needed quickly.

For some people extra care housing provides an alternative to residential care if they can no longer live safely in general needs housing.

Residents will enjoy access to amenities such as a communal lounge to relax and socialise, gardens, a self-service launderette, a restaurant or meal provision facilities, and classes to facilitate mental and physical care.

An important part of extra care housing is to become a resource for the wider community. The scheme is being designed to enable local people to use services like the café and hairdresser. Alongside this, residents will enjoy privacy and security.

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Carlton Vale


Site looking west towards Peebles House (front) and Carlton Dene (back)

Our Design PrinciplesThe new affordable housing block will deliver:

22 homes for affordable rent, with many family-sized

The right to return guaranteed for all current residents

A design that respects the local architecture


New affordable homesOur proposals will deliver:

• All current residents have the right to return

• Double the number of homes than currently in Peebles House

• 22 modern apartments, with many family-sized

• All homes will be for affordable rent

• Secure bike storage.

Notes1. Do not scale this drawing.2. All dimensions must be checked on site and any discrepancies verified with the architect.3. Unless shown otherwise, all dimensions are to structural surfaces.4. Drawing to be read with all other issued information. Any discrepancies to be brought to the attention of the architect.5. This drawing is the copyright of Levitt Bernstein and may not be copied, altered or reproduced in any form, or passed to a third party without license or written consent.This is not a construction drawing, it is unsuitable for the purpose of construction and must on no account be used as such.

Date

Checked

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Drawn

Purpose of issue

Client

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Project name

Thane Studios2-4 Thane VillasLondon N7 7PA

+44 (0)20 7275 7676

levittbernstein.co.uk

Bonded WarehouseGrape Street

Manchester M3 3JE+44 (0)16 1669 8740

London

Manchester

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Carlton DeneWESTMINSTER CITY COUNCIL

General Needs - Typical Dwelling

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Westminster City Council

Typical two-bed floor plan

The new homes have been designed to a very high standard. Most of them will have some dual aspect views (where there are windows on two different walls, allowing for two different views). They will also have private balconies.


View of the new affordable homes from Carlton Vale looking west


Affordable homesAll of the homes replacing Peebles House will be affordable. This will be a council-owned block with all homes available for both social and affordable rent.

The new homes will be let under a Local Lettings Plan which will ensure eligible residents in the local community benefit from these new affordable homes first.

What is social rent? Social homes are also known as council homes. They are affordable and secure homes for people who cannot afford housing in their area. This is the most affordable type of housing. To learn more about social housing in Westminster, visit westminster.gov.uk/apply-social-housing

What is affordable housing? Intermediate rent is affordable housing aimed at people who generally do not qualify for social rent, but struggle to afford market rent in Westminster. This type of rent is aimed at people who already live and work in the city but are finding it hard to afford their own place in Westminster.

If you would like to apply for the intermediate housing waiting list, please visit homeownershipwestminster.co.uk for more information.

Birdseye view of the new affordable homes (forefront) as seen from Carlton Vale

http://westminster.gov.uk/apply-social-housing

http://homeownershipwestminster.co.uk


A cleaner, greener WestminsterWestminster City Council is committed to creating a healthier, greener city. We have committed to an ambitious target of becoming a carbon-neutral council by 2030. As part of this, new homes delivered by the council are designed to be as environmentally friendly as possible:

Courtyard landscaping, a green roof over the podium, and a rooftop garden

with plants will help clean the air, absorb carbon, and provide biodiversity

All homes built to energy efficient standards, which means low levels of energy use and cheaper energy bills

Much lower carbon emissions across the development by using environmentally friendly,

renewable energy sources such as solar

Example roof terraceExample living roof


Our commitment to you: considerate constructionWe recognise that construction work can be disruptive. As with all council sites across Westminster, we will ask our contractor when they are appointed to part of the Considerate Construction Scheme (CCS).

This commits the project team and all contractors to respect the community, protect the environment, and ensure the area is safe for residents and workers at all times. You can read more about the scheme by visiting ccscheme.org.uk

The council will work hard at every stage to minimise construction disruption for local residents. We will ensure that noise, dust and traffic impacts are mitigated and well-managed, and the disruption is kept to a minimum, as far as possible.

If the scheme gains planning approval, we will work with local residents to create a construction management plan. This will include agreed working hours, and our team’s contact details should people have any questions or concerns.

http://ccscheme.org.uk


Provide Your FeedbackThank you for reading about our early proposals for Carlton Dene and the redevelopment of Peebles House. We hope this booklet has provided you with a detailed look at our plans.

Your views are very important. We would like to hear your thoughts on our plans before we revise designs for a planning application. There are lots of quick and easy ways to provide feedback and ask questions:

• Visit westminster.gov.uk/carlton-dene and fill out our feedback form online

• Email [email protected]

• Fill in the comment card enclosed with this booklet and post it back to us

• Call 020 7641 3272 between 11am and 3pm, Monday to Thursday from 13 July 2020 to 9 August 2020. Alternatively, email us to arrange a phone appointment at a time of your convenience.

Please note that you will receive a notification when the planning application has been submitted to the council’s planning portal. You can then comment formally on the application and state whether you support or object the proposals. All comments will be considered by the Planning Officer.

http://westminster.gov.uk/carlton-dene

mailto:carltondene%40westminster.gov.uk?subject=


LATE 2023Completion

WINTER 2021Proposed start on site

SPRING 2021Planning decision

AUTUMN 2020Planning application

submission

AUGUST/SEPTEMBER 2020Second round of consultation

TimelineThe timeline below shows indicative dates for the redevelopment of Carlton Dene and Peebles House, from consultation to completion.

JULY 2020First round of consultation

Documents

Redevelopment of Carlton Dene and Peebles House...Carlton Dene and Peebles House Public Consultation | 3 We’d like to hear your thoughts on our plan to redevelop Carlton Dene and