Building a better future for Redbridge p1

September 2020

Please share your views by Monday 5 October

New Council Homes and Improvements at Heathcote and Glade Court

Thank you to everyone who gave us feedback on our proposals to build new council homes. We’d like to update you on progress.

The areas of the estate outlined in the last newsletter illustrated where it might have been possible to build new homes. The Design Team has been busy working on more detailed options, which we’d like to share with you in this newsletter.

This second stage of consultation provides a further opportunity for you to give your views.

Also included in this document are the questions raised by you, with our responses.

What we’ve heardWe know from your feedback that green space, views, light and trees are high on the list of what you like about living here. We know that some people are concerned about increased density on the estate and maintaining a sense of community. Many of you agreed that there was a need to build new council homes for Redbridge families but said that the design must be in keeping with the existing estate.

Any proposals to build new homes will also have to contain proposals and ideas for improving communal

space and access to this for estate residents.

Parking has been raised as a main concern, either existing arrangements or the fear that any new development will make parking more difficult. The new build proposal has considered the need for parking for existing estate residents. Surveys on the impact of parking will be carried out before any potential building work happens, as parking is a key issue in any proposal for building new homes.

Building a better future for Redbridgep2 Please share your views by Monday 5 October

Greater enclosure of central green by building new homes and improving landscaping

Enhancement of the central space on Heathcote Court South provides opportunity to improve outlook for the majority of residents in this part of the estate

Outline proposals

Our Council is proposing to deliver 33 new homes across Heathcote and Glade Court. No existing homes will be demolished, however the garage areas will be affected. The three areas identified for new housing across the two estates have been chosen as they minimise disruption to residents.

We recognise that the introduction of new housing will need to deliver wider benefits to existing residents. We can now tell you what we are doing about what we have been told, as well as outline the main proposals for building all the new homes.

Proposed new homes

Proposed new homes

Family Homes New Homes Improved Green Area

Improved Refuse & Recycling

Improved Play Areas

33

3+4B

- 50%CO2

33

3+4B

- 50%CO2

33

3+4B

- 50%CO2

33

3+4B

- 50%CO233

3+4B

- 50%CO2

Building a better future for Redbridge p3Please share your views by Monday 5 October

Landscaping improvements

Entrance Courtyard: providing an enclosed court with planting and playable edge which still allows emergency vehicle access

Planting to create enclosure and shelter to front garden space

Community grow gardens

Enclosed communal areas including play space with planted edge against the public route

Communal garden including play and gathering space serving existing Glade Court and northern units of the new block

Building a better future for Redbridgep4 Please share your views by Monday 5 October

New homes proposals

5 NEW HOMES:

5 x 4 Bed Houses

13 NEW HOMES:

8 x 1 Bed Flats (1 wheelchair accessible)

4 x 2 Bed Flats

1 x 3 Bed Flats (wheelchair accessible)

Materials & textures being considered

Bricks Roof tiles Windows Heathcote Court infill from The Glade

New building on Heathcote Court

Building a better future for Redbridge p5Please share your views by Monday 5 October

4 NEW HOMES:

2 x 1 Bed Flats

2 x 3 Bed Maisonette

11 NEW HOMES:

4 x 1 Bed Flats

4 x 2 Bed Flats

3 x 3 Bed Flats (1 wheelchair accessible)

New homes proposals

New corner from Couchmore Avenue

New buildings on Heathcote Court (North) and Glade Court beyond

Building a better future for Redbridgep6 Please share your views by Monday 5 October

Your views and concerns – our responses

Stage 1 – consultation main findings Heathcote and Glade Court

Requested improvementsImproved parking arrangements – create barrier to enter residential parking areasThe proposals involve the loss of the two existing garage areas and associated parking. Four of the existing parking spaces in Heathcote Court will also be removed. The scheme aims to improve remaining car parking areas with landscaping. A new car park is also created on the northern part of Heathcote Court accessed from The Glade. A few disabled parking bays are also provided near to two of the new blocks. Any increase in car parking arising out of additional new homes will be accommodated in the surrounding street network.

Improved securityThere were concerns raised about the general security. The proposals aim to remove areas of the estate, especially around existing garages, which can attract anti-social behaviour. The open aspect of the site particularly at the end of Couchmore Avenue is reduced and a new entrance to flats in this location is intended to improve passive supervision of this area. Perimeter planting along Heathcote Avenue creates a soft barrier and better enclosure to the interior of the estate. Other measures to improve security on the estate will be looked at separately and we’d like to work with residents on this.

More trees, plants and benches and better road surfaces and landscapingYou requested improvements to outdoor areas. The proposals aim to improve the quality and diversity of outdoor amenity to residents with play areas, spaces for food growing and barbecues. New planting is intended to create a sense of well being and improve biodiversity. There is still work to be done on landscape proposals. As the plans are not finalised, there are more opportunities for resident input on locations for benches, play areas and other features you would like to see in community space.

Better care of streets and green spacesOur commitment will be to keep all our estates as clean and as well maintained as we can.

Safe play areas for children and more open space suitable for the elderly and young childrenThe proposals allow for developing doorstep play areas and in the questionnaire we want your views on where these should be located.

Better maintenance, cleaning and rubbish clearing, storage and collection etc.It’s important to us to keep our estates in a good state of repair and cleanliness. See below for details of refuse and recycling improvements.

More attractive communal areas inside and outThe plans show significant improvements to external areas. We’d like to work with residents to see what internal communal improvements can be made.

Upgrade communal drying areasTwo of the existing drying areas will be used for building new homes. We want your views on whether there is a need to re-provide drying areas? If yes, how big, and where should they be located?

Improve refuse and recyclingThe scheme aims to overhaul and improve refuse & recycling provision across both estates. This is likely to involve some adjustment in existing locations and an increase in provision to accommodate recycling needs. Two of the new proposed buildings are also supplied with their own dedicated stores.

Install cameras in car parking and bin areas, improve lightingInstalling cameras is only part of the solution. The other part involves monitoring what the cameras record. We’d like to work with you to look at the whole issue of security and personal safety.

A gate and fence around the flatsThe landscaping we’re proposing will not only improve the appearance of the estate, but will also give an enhanced sense of security therefore no need for a fence or gates.

Improved footpathsSome of the footpaths will be improved as part of the landscaping improvements and building the new homes.

Building a better future for Redbridge p7Please share your views by Monday 5 October

Provide communal facilities for bicycle and buggy storageWe want your views on what you would like to see with regard to these. Please give us your thoughts and ideas as part of the Stage 2 resident feedback.

Stop fly tipping and drug dealingThe improved landscaping aims to deter people who don’t live here from coming onto the estate. The upgrading of the estate environment will help to deter anti-social behaviour.

Refurbish existing blocks – new window frames, decoration, new stack pipes, front and rear doorsMajor elements on all estates are maintained on a cyclical basis. We will share more detail on the programme for Heathcote and Glade Court as it develops.

Concerns regarding proposed new homes

Some residents do not want new homes and increased density and fear its impact on existing residents, particularly parking, security and anti‑social behaviourBuilding the new homes means that these issues can be addressed – improving landscaping, security and reducing anti-social behaviour.

How can the Council make better use of outside space when they propose to build on it?The proposals will remove areas on the estate more vulnerable to anti-social behaviour by building new homes in these spaces. The landscaping proposals will improve the remaining outdoor spaces for all residents.

Where will the children in the new homes go to school, existing schools are bursting at the seamsPlease see the Q&A document.

What compensation will there be for homeowners whose homes will lose valuePlease see the Q&A document.

Proposals for new homes if builtGood quality, low maintenance and energy efficientThe new homes will meet the stringent energy efficiency targets established by the Mayor of London. They will also use traditional materials such as brick and roof tiles to ensure they are low maintenance and durable.

Not built too close to existing buildingsYou raised concerns over the impact of development. The new homes will be built on these areas, so that they have the least impact on existing residents. Proximity of new homes to existing homes is a key consideration for the Planning Authority.

Should blend in with other buildingsYou asked for new buildings to blend into the existing estate. The new buildings follow the scale of existing buildings, are faced in brick and have pitched roofs. The materials that will be used are shown on page 4 – brick and tiles, and designed to be in keeping with the existing buildings.

No corner cutting with construction – extremely importantOnce a planning application has been made, it takes about 3 months for a final decision to be made. It is intended to start building work in spring 2021. It will take approximately 18 months to complete the building works.

The Council exercises strict control over the hours that building work can be undertaken. All contractors will work in line with the Considerate Contractors’ Scheme.

Make safe for all residentsThere will be a construction plan and a safety plan. All building work will be carried out in line with the Considerate Contractors guidelines.

Keep openness – don’t block the light or views or affect privacy of existing homesThe design of the new homes has carefully avoided impact on daylight and views for existing residents.

Make sure there is enough parkingThere is some loss of parking, this is the cost of bringing about the other improvements to the estate. Surveys indicate there is sufficient parking in the area.

Architectural merit and should fit in with existing buildingsThe proposals have been discussed and approved by the Redbridge Design Review Panel (DRP). This is a Panel of independent experts, including architects. The DRP is a meeting of independent professionals with architectural and design expertise who assess all schemes within the borough before they are finalised and submitted for planning approval. The aim is to deliver high quality architecture and urban design in Redbridge.

Building a better future for Redbridgep8 Please share your views by Monday 5 October

This stage of the consultation will run until Monday 5 October

We’ll use your feedback to help further inform our proposals. The third stage will be a newsletter outlining the final proposed scheme to be submitted for planning permission. If approved it is anticipated that works will start in March 2021.

There are lots of easy ways to share your views and ideas:

z Post back your questionnaire

z Fill in a questionnaire on the website https://ppcrredbridge.wordpress.com

z Take part in a ZOOM chatroom (details below)

z Call PPCR on 0800 317066 or email info@ppcr.org.uk

z To contact Redbridge Council about the proposals for new homes and improvements to your estate, please call 020 8518 2400 or email resident.involvement@redbridge.gov.uk

Zoom chatroom sessions

z The ZOOM chatroom session will start at 5pm with an architect from Avanti Architects giving a presentation of their proposals for Heathcote and Glade Court. This presentation will be repeated at 6pm.

z There are two ZOOM chatroom sessions. The first one on Thursday 24 September from 5pm-7pm is for residents who live in Heathcote and Glade Court. The second session on on Tuesday 29 September from 5pm-7pm is for neighbouring residents – those who live near Heathcote and Glade Court. The code needed to join these sessions is 6204091157.

Stage 2 – how to give us your views

Redbridge Council will share final proposals with local residents.

Planning applications submitted for each scheme. Ongoing feedback with residents.

Subject to planning permission and the funding timetable, building work begins. .

SEPTEMBER 2020

EARLY 2021

AUTUMN 2020

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About using ZOOM1. Visit website: https://zoom.us2. Sign up (for new users) or Sign in (return users)3. Click on ‘JOIN A MEETING’4. Enter the 10 digit meeting code: 62040911575. You will then be admitted to the waiting room6. Wait here for the meeting host to accept you

into the ZOOM chatroom session