PartnersThe Master PlanResidents attended a series of Masterplan and stock transfer consultation events and asked lots of questions about the process. Here we have answered some of the questions most frequently asked by residents at these events.
If you have a question that is not answered below, please contact us.
If decanted, can I move back to the same area?
If you move on a temporary basis while your flat is being improved, you retain the tenancy of your own home and continue to pay rent on that (you pay council tax and bills only on your temporary home). Therefore you never lose your home and are guaranteed to return to it.
This is not possible if you are being moved because your home is being demolished. In this case we will meet your preferences as far as possible on where you want to live on the estate. We will also try to move residents together to the same area to maintain their neighbourhood.
We are seeking to reduce disruption as far as possible to people whose homes are being demolished by ensuring they only have to move once. However, if you do want to move back to a new home on the site of your former home, where it meets your needs and you are prepared to move twice, we will do our best to accommodate your wish.
All the council tenants in Clapham Park West will be guaranteed a permanent home in Clapham Park West if they require one.
Is the cap of £10,000 for leaseholders for five years or can it go to ten years?
We would need to comply with the mandatory reduction in service charge contributions regulations 1999 which currently mean that a leaseholder can only be charged a maximum of £10,000 within any five year period for major works and improvements.
Therefore we intend to charge individual leaseholders a maximum of £10,000 for the works planned for Clapham Park. This has been confirmed in writing in your offer document.
Will you arrange support for leaseholders who cannot meet the payments?
We will offer some assistance to leaseholders who are resident on the estates – see your leaseholder offer document.
When the stock transfer proposals go ahead, will Clapham Park lose its trees?
A full tree survey has been completed as part of the environmental impact assessment. A camera survey was also conducted and aerial photographs used in preparing the Masterplan design for the area. The current design enables us to protect as many mature trees as possible. The original boundaries of the park were reconfigured with this in mind. We have introduced a tree replacement policy to ensure there is no loss overall. The Council has also placed a tree preservation order on our trees.
Will we lose our green space?
Definitely not. At the moment the environment is an unmanageable one with desolate open space between buildings. The Masterplan will create a structure of well-landscaped urban areas with secured courtyards for residents to use. Each area will have a local play area and space to meet, and the whole neighbourhood will enjoy a new safe and active park of the highest quality. The Masterplan will create three hectares of usable green space.
Will increased densities lead to overcrowding?
No. In the west there will be about 150 units per hectare, not including the central park, with the east offering 128 units per hectare and the south 130 units per hectare. These figures fall well within those that the Greater London Authority (GLA) proposes for the area, with Lambeth planners also believing them to be comfortable densities.
If I am a single person in a two bedroom flat, will I be forced to move into a one bedroom flat?
No, the decanting policy allows tenants to have one more bedroom than their needs if they are currently under-occupying.
Can a leaseholder whose property is being refurbished by a newly built property?
Qualifying leaseholders can choose to sell their properties to us. They can buy a new home at full market value. Leaseholders in blocks due to be demolished will be offered the option of purchasing an equity share only in the new properties, but we are not able to make this a standard offer to all leaseholders as this would affect our ability to deliver the Masterplan. However, leaseholders interested in this possibility should raise this in individual negotiations as we will attempt to accommodate such a preference if we are able to, depending on the take up from leaseholders in demolished blocks.
Will residents of blocks being refurbished where new infill blocks are being developed be offered new flats as an option?
All residents affected by the refurbishment works in these blocks will need to be decanted from their property while the works are carried out. However, the current decanting plan assumes that any resident whose flat meets their housing need will return to their flat.
If we have to move out because of the works, where will we be decanted to?
You will be decanted within the estate. We aim to move people as close to their existing homes as possible. We will do our best to help people who would prefer to move elsewhere, e.g. to be near relatives, but cannot guarantee this.
How long will I be decanted for?
This will depend on how much work needs to be done to your block. For those whose blocks are having extensive refurbishment works, it could be up to one year.
Where will the houses be located?
Most of the new town houses are situated near the Morten Close area.
When will the work start and finish?
The first phase of works is proposed to start as soon as possible after transfer in 2006. With such an extensive programme of works, it is expected to take between nine and ten years, with a completion date of 2016.
I am a leaseholder in a block due to be refurbished, can I sell my property to you?
Yes, all refurbished leaseholders will be offered the opportunity to have the works carried out or sell the flat outright.
Will I be forced to live in a property I do not want to?
You are entitled to receive a reasonable offer which meets your needs and we will try to meet your preferences as far as possible. If you do not like the property you are offered you will have a right of appeal to the complaints and appeals panel of the Board.
As a leaseholder in a proposed refurbished property, will I be paying for other people’s internal work?
Definitely not. If you live in a block that is proposed to be refurbished, then a series of works will be carried out that will improve your home and environment. This will include work to the external fixtures and buildings, roads and paths servicing your block, the improvement to parking and the landscape and a complete overhaul of refuse, which will put an end to the current rubbish disposal problems.
Works will only be carried out inside leaseholder properties if fundamental problems threaten the safety of the whole block, for example plumbing and electrics. These works will directly benefit you by improving your quality of life. Your money will not be spent on anything else.
Will there be a shortage of parking in Clapham Park?
Currently, many courtyards suffer from disorganised parking, garages are not secure and streets are not designed to accommodate parking bays. The Masterplan will help to solve this while maintaining the parking ratio of 0.4 spaces per home.
How noisy will it be during the works?
The phasing and decanting strategy will see separate buildings ring-fenced and constructed or refurbished at once. This will enable residents to be separated from health and safety dangers such as noise, and minimise disruption as far as possible.
