all boards a3

Metropolitan WorkshopA r c h i t e c t u r e + U r b a n i s m

Living on Westbury Estate. Social Life’s conversations with residents. 28 February 2015

Introduction

Social Life on the Westbury Estate

Who we spoke to

Residents interviewed

%Interviewed

Total 85 / 242 35%

Amesbury 25 / 80 31%

Durrington 16 / 80 20%

Allington Court 11 / 18 61%

Fovant Court 10 / 18 55%

Welford Court 9 / 18 50%

Ilsley Court 14 / 28 50%

Social Life and Metropolitan Workshop are working with Lambeth Council to look at options for new homes at Council rent levels on the Westbury estate.

Since December 2015, Social Life has been speaking to residents about what it is like to live on the estate, what improvements they would like to see, and finding out their views on the prospect of new housing on the estate.

We visited the estate at different times of the day and knocked on every door at least once

in order to speak to as many people as possible. We...

spoke to people on the street, outside blocks and in the car park

ran drop-in sessions

leafleted every home several times

set up a Facebook page www.facebook.com/westburyestate

brought together a residents steering group.

15 visits to

Westbury

85 conversations

62 council tenants

15 leaseholders6

private tenants

81 households

Thank you to everyone we have met for your time!

1

Please tell us what you

think!

There are 14 exhibition boards here, please look at

all of them!

“People may look at the estate and say ‘What a

horrible estate!’, but to be honest, it’s nice inside!”

- Amesbury Tower resident

“It’s a lovely estate, one of the best estates in

Lambeth.” - Allington Court resident



Westbury past to present

EmploymentOverall the proportions of people in work are broadly similar to the Lambeth average,

although slightly fewer people work full time, and more people work part time.

Westbury present: who lives on Westbury?

Neighbourliness & safetySocial Life’s data suggests that residents of areas like the Westbury estate are likely to be

concerned about safety, and to feel a lower level of belonging and trust in their neighbours

than the national average. They are likely to be dissatisfied with their local area as a place to

live. However, police data suggests that crime is relatively low and residents we spoke to

generally like living on the estate and feel comfortable with their neighbours.

178 council tenants

64lease-

holders

242 total

homes

HousingThere are 242 homes on the estate, 80 each in Durrington and Amesbury Towers, and 82 in

the low-rise blue blocks. These are home to 64 leaseholders and 178 council tenants. Some

leaseholders rent out their homes to private tenants.

AgeCompared to the Lambeth average, residents of the Westbury estate include a higher

number of children under 11, and fewer people in their 20s, 50s, and over 80.

Language28 per cent of residents do not speak English as their main language (although they may be

fluent in English, alongside their primary language). The main other languages spoken are

Portuguese, Spanish, and Filipino/Tagalog.

Somali5

Bulgarian5

French11

Tigrinya6

Amharic6

Arabic7

Tagalog / Filipino

13Spanish

29

Portuguese

46English

412

Westbury past“There are a lot of people who’ve lived on this estate a long time, 30

to 40 years, so there is a mix of different generations,

grandparents and grandchildren.”- Durrington Tower resident

Wandsworth Road by Crichton Street, 1955, now Westbury Estate Plaques in the sensory gardens commemorating resident activists’ impact on the estate

1916 War damage map

“History is important here - there are plaques commemorating

community activists at the fountain, like Barry Turner.”

-Fovant Court resident

“There used to be three shops on the estate, including a sweet

shop and a grocer, probably until around 15 years ago.”-Fovant Court resident

1916 Street layout with the current Westbury Estate boundaries (orange overlay) War damage map with the current Westbury Estate boundaries (orange overlay)

‘The King’s Dinner to the Poor’ was held on 5th July 1902 at the Queen’s Place Mission Hall in Wandsworth

Road to celebrate the coronation of Edward VII. The Hall was on the site

of the Westbury Esate.

2

Blast Damage

General Blast Damage

Seriously Damaged

Damage Beyond Repair

Total Destruction

Number of homes on the estate First language of residents in the Westbury area source: www.neighbourhood.statistics.gov.uk



Living on WestburyWhat residents like about living on Westbury

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Residents told us about the benefits of the

openness and the small size of the estate,

compared to other estates in Lambeth. The

quiet and calm were highly appreciated.

Many of the people we spoke to told us how they like the green space in and around the

estate. This includes Heathbrook Park and the grass near the tower blocks. Some residents

expressed a dislike for the blue colour of the maisonettes.

A number of longstanding residents, who call themselves “the originals” told us with pride

about their history of campaigning for improvements, including the fountain and sensory

garden, the play area, and the path into the estate from the bus stop. However, some

residents told us about overcrowding, and we spoke to families with several children living in

one bed flats. We also met residents with disabilities living in homes that were unsuitable.

Green and open spaces

The green areas, are used by children to play, to sit

out on or to have a picnic in the summer, for dog

walking, as well as being pleasant to look at.

A number of tower block residents expressed concern at

the prospect of losing these spaces. Residents in the low-

rise blocks appreciated the ‘openness’ of this part of the

estate, especially the spaces between the blocks.

Many people also wanted to see the fountain restored. The

fountain was originally designed for the millenium by local

designers Gibilaro design. It won an award from the

Fountain Society in 2001. There are plaques dedicated to

resident activists in this area, but no benches or

comfortable places for people to sit in the sun.

Residents told us a playground for younger children in the

estate would be welcome. There were two playgrounds

when the estate was first built but these were taken away

because of health and safety concerns. The newer

playground at the back of the estate is mainly used by older

children and young people. Open green space leading from Wandsworth Road onto the Estate

“The green space is very important. I use it for dog walking, and sitting out on

the wall beside tower.” - Durrington Tower resident

“There is nothing for under fives on the

estate.” - Durrington Tower

resident

3

SafetyResidents consider the area to be quite safe.

Some residents told us they felt intimidated sometimes

by young people hanging out in the evening, and that

drug users occasionally come into the tower blocks and

loiter in the corridors.

There were also stories of more serious one-off

incidents, but we were told these were uncommon.

Residents told us they wanted improved lighting,

particularly behind Ilsley Court and around the other

low-rises.

“Because of the openness of space there is less

vandalism.” - Allington Court resident

“If you come home late at night, you see groups

hanging around.” - Amesbury Tower resident

The wider areaMany residents felt positive about the wider local area.

The location within London, and closeness to the centre was important,

with good transport links on bus and the overground giving easy access to

other parts of the city.

Some residents also expressed a desire for better shops nearby, many

go to Clapham Junction for their shopping.

Wandsworth Road and Wandsworth Road Station

“I like the environment. I like that the station and

buses are nearby, it’s easy to travel around.”

- Fovant Court resident

“As an estate, it’s not like a typical estate. It’s not

daunting.” - Amesbury Tower resident

“It’s nice to be surrounded by green. ”

- Ilsley Court resident

“I like the path down the grass for buggies from the bus stop, which was a result of resident

campaigning.” - Amesbury Tower resident

What residents like about living on the estate



Living on Westbury

Sense of community

“The neighbours are friendly. We say hello to

each other.” - Ilsley Court resident

“We need mechanisms of mixing, links in the

community, through outreach groups, social opportunities.”

- Amesbury Tower resident

Family life at Westbury

Some residents felt that they have good

relationships with neighbours, while slightly fewer

said they do not.

There were some anecdotal reports of minor conflict with

neighbours, while we also heard some strong views around

a lack of community spirit.

There are few community facilities where residents can

meet each other and take part in community activities.

The TRA is active and well known, and is a strong source of

information for many residents.

“There is a high turnover because more of the flats are bought now, only a few in my

block are still council” - Allington Court resident

Dislikes and improvements identified by residents

4

Estate maintenance and managementMany residents complained of issues with

maintenance and repairs.

This includes problems with mould, particularly in the low rise buildings, plumbing and leaks

in the tower blocks, and poor heat or sound insulation.

Despite the scepticism of many residents at the prospect of Lambeth fixing these issues any

time soon, many people who have lived on the estate for a long time felt that the estate is

much better than it used to be. Individuals told us that Lambeth has done a lot in recent years

to improve the estate.

Residents said they would like to see cycle storage, and better rubbish disposal facilities,

including recycling.

Parking was raised as a concern, although people said it was a bigger issue in the past. The

introduction of parking permits for residents appears to have eased problems.

Some residents, along with grounds maintenance staff, were concerned at the poor access to

the estate, which can cause problems for emergency and maintenance vehicles.

“Leakages are a problem, the recent

bathroom and kitchen refurb has not helped.”

- Durrington Tower resident

The Millennium Fountain and Sensory Garden

“There is no community spirit, people keep themselves to

themselves. People only interact when they’re rowing over

something petty.”- Welford Court resident“It’s friendly, everyone

gets on with each other and gets involved or has a

say in the estate. ”- Allington Court resident

“I really, really miss the fountain. It was quite sad when it stopped working.”

- Welford Court resident

Residents told us about a range of dislikes and

potential improvements to the estate.

The main dislikes that people voiced were about the

condition of their homes (including mould, leakage, drainage

and dust), general estate maintenance, anti-social behaviour

and drugs, unfriendliness of neighbours and the general

look of the estate.

Several people mentioned their dislike of the blue colour of

the low rise blocks.

The graph on the right shows the main improvements

residents would like to see. A small number of people also

suggested creating allotments and installing exercise

equipment, as well as better lighting and making pathways

more accessible.

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Better

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estat

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ships w

ith ne

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Improv

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ok of

estat

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More sp

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or ch

ildren

/playgro

unds

Improv

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curity

Improv

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een s

paces

Better

parking

& car a

cces

sibility

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cal sh

ops

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refus

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osal

faciliti

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New co

mmunity

spac

es

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sulat

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facili

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storag

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omes

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cessi

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Heathb

rook P

ark

New se

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/bench

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Improvements residents said they would like to see at Westbury



New homes on Westbury Estate

Fears and concerns about new housing

General attitudes towards new housing“Absolutely no way. I am

completely against it. Why build on this estate? Lambeth Council … are trying to build in this area

that’s already crammed with people.”


“There is need of homes for single

people. There is wasted space here. I am in favour of the project but I am

worried about how it’s going to affect us and how long it will take.”


“Good, I’m fine with new homes to meet the needs of

the growing population.” - Durrington Tower resident

Residents had mixed feelings about new housing being built on the estate.

Some were completely against the idea of any new housing being built; while other

residents would welcome new homes.

The majority of residents were neither outrightly opposed or in favour, but had some

reservations. Some had specific fears or concerns about the prospect of new housing.

Others wanted to see certain restrictions applied on how and what would be built.

Some residents in this group said they could understand the need for new housing,

particularly genuinely affordable housing, but were concerned as to how it would affect the

estate and their individual situation.

There was a strong fear about becoming a big, overcrowded estate; the loss of green and

open spaces; displacement of residents; increased housing costs; disruption from

construction; and the estate becoming less safe.

Other comments included a desire for any new housing to fit in with the general look and

feel of the estate as a whole, avoiding stark contrasts between new and old.

Overcrowding & the wider area A common concern raised was that Westbury would become a big, overcrowded

estate, for some this included increasing social problems associated in people’s

minds with larger estates.

Other residents thought that more people could bring more problems, such as more noise,

problems between neighbours, and more parking problems.

The pressures that more residents could put on local services and amenities was also

raised as a concern, including strain on open spaces, parking, schools and transport.

A couple of residents felt that the wider area was already crowded and that it could not

support a larger population.

Displacement & the desire to returnFears about displacement were strong for both tenants and leaseholders.

Residents told us that it would be important to them to be able to return to the estate.

Some had important connections to the area, including family ties and proximity to jobs.

Some leaseholders were afraid that they would not be able to afford to stay in the area if

their home was demolished.

There was opposition to the estate being redeveloped as private housing. A number of

residents were open to the idea of new housing, but only if it was social housing. Some

thought that private housing could be exclusive or only for investors.

Construction & disruptionSeveral residents were worried about the

length of time construction could take and

the disruption, and noise it could cause.

This was an issue for people whose working

hours mean they need to sleep in the day.

There were also some concerns about the process of moving. As well as voicing a wish to

stay on the estate, some residents were concerned about the impact of moving on the

vulnerable residents, particularly older people.

Some residents felt that refurbishment or improvements to buildings that are not being

demolished should be part of any redevelopment on the estate.

SafetyAlthough safety was not one of the top concerns, some residents thought that increased

numbers and higher housing density might increase crime and anti social behaviour.

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Fears and concerns around new housing at Westbury as mentioned by residents

“It depends on the amount of floors. Will it block the light? Will it be crowded? Will there

be enough space?”- Ilsley Court resident

“I have no problem with newcomers but I am worried

about the disruption and noise the construction will cause.”- Durrington Tower resident

“New housing is different if it’s social housing. With private housing people

invest in a property but don’t stay there for even a week. If new housing

is built, it shouldn’t be private.” - Amesbury Tower resident

“There should be better space they

could use.” - Allington Court

resident

“If they build, care and support should be provided

for vulnerable people.” - Amesbury Tower resident

Westbury Estate


Physical Analysis: Opportunities and Constraints

Flat Types

3 Bed Flat

KitchenLiving RoomBedroom 1Bedroom 2Bedroom 3

GIA

Existing 9.22m217.8m211m210.2m26.5m2

66/75m2

LHDG

29m212m212m28m2

87m2

1 Bed Flat

Living/Dining/KitchenBedroom

GIA

Existing 15.2m29.8m2

42m2

LHDG23m212m2

50m2

Studio Flat

GIA

Existing 27.5m2

LHDG*37m2

4 Bed Flat

KitchenLiving RoomBedroom 1Bedroom 2Bedroom 3Bedroom 4

GIA

Existing 10.1m222.1m211.1m210.2m26.5m26.5m2

83m2

LHDG

31m212m212m28m28m2

100m2

Current housing standards mean that all new homes would be bigger than existing homes on the estates. This would include additional storage space and provisions for bicycle storage.

If decanting is required, all replacement homes would have to comply with London’s

housing design guide standards. This guide promotes better neighbourhoods,

high environmental standards, better accessibility and better design and includes

new minimum standards for the amount of floor space and private outdoor space,

as well as guidance on natural light and ceiling heights. The tables below show a

range of existing floor space for flat/maisonettes on the estate compared to current

housing design guide standards.

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*LHDG = London Housing Design Guidelines

LHDG

Existing

LHDGExisting

LHDGExisting

LHDGExisting



Steps going forward

Lambeth Council’s proposed timeline for new homes at Westbury

2015 2016 2017 2018 2019 2020

Duration Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4

3 - 4 months

Options appraisal / feasibility

6 months

Concept design

9 months

Design progression and planning

2 - 2.5 years

Rehousing or Compulsory Purchase Orders

2.5 years

Phase 1 construction

2.5 years

Phase 2 construction

Threats and fears

Overcrowding & loss of openness

Strain on resources and services from bigger resident population

Increase in traffic and parking demand

Losing home & disruption in moving

OpportunitiesImprove quality & maintenance of

housing

More facilities & better services

Better public space

Improve outside appearance of buldings More community

spaces & facilities

Tackle anti-social behaviour

Quality & maintenance of housing

Fountain area has become run down

Issues with rubbish disposal

Lighting

Lack of community facilities

Access to estate for service and emergency vehicles

Weaknesses

Calm & quiet

Good transport links

Openness

Sense of safety

Valuable green spaces

Good location in London

Active Tenants and Residents Association

Sense of belonging particularly amongst longer standing residents

Strengths

7Summary: this is what residents told us about what is good and what needs to be improved, and what their fears are about the prospect of regeneration and new homes being built on the estate.



Commitments from LambethLambeth’s starting point

Lambeth plan to build 1,000 new homes at council rent levels across the Borough over

the next 5 years.

There will be an increase in the number of homes at Westbury estate; the majority of

the new homes will be at council rent levels.

Lambeth’s main aim in regenerating the Westbury Estate is to build more homes at

council rents. Lambeth will keep ownership and control of the whole estate throughout the

process, and after regeneration is finished.

All existing tenants will be able to remain at Westbury Estate. New homes at council

rents will be prioritised for existing residents, through a “local lettings policy”, so tenants

who are overcrowded or need a different home will be rehoused first.

Leaseholders are an important part of the community and Lambeth will work hard to

find ways that they can all stay on the estate too.

The towers at Westbury will remain. There is no intention to demolish them. The only

thing that could change this is if new information is found about the condition of the towers,

at the moment we think they are in a sound state.

There may be some new private rented and privately owned homes within the

regeneration plans, to build new homes for existing leaseholders and also to make the

project financially viable. The priority is to maximize the proportion of new homes for

council rent.

Some of the funding for the first phases of the regeneration is likely to come from

developments in Vauxhall and Waterloo.

Lambeth’s key guarantees for secure tenants

1. Any tenant who wishes to continue to live at the Westbury Estate will have the

opportunity to do so.

2. Any tenant who wishes to remain a Council tenant will be allowed to do so.

3. Secure tenants on the Westbury Estate who have to move because of a decision to

demolish and rebuild the part of the estate you live on will have the choice

a. EITHER to take a lifetime tenancy in a new home on the estate

b. OR, if available, to take a lifetime tenancy in an existing refurbished home on the

estate

c. OR will be given high priority, Band A, to bid for a new home elsewhere in the

Borough through the Choice Based Lettings scheme

4. Where a tenant chooses to remain on the estate, the new tenancy will be an assured

lifetime tenancy. Where a tenant chooses to move away from the estate they will have the

opportunity to bid for a secure tenancy or an assured tenancy elsewhere in the Borough.

5. The new home will meet your housing needs according to the Lambeth Housing

Allocation Scheme 2013.

6. Tenants who are overcrowded will be offered a larger home that addresses the

overcrowding, according to the Council’s allocations policy.

7. Tenant’s under-occupying by more than one bedroom will be offered a new home with

one bedroom above their need, for example a couple living in 3 bed home would be offered a

2 bed home.

8. Rents for the new homes will be at Council rent levels and set in accordance with

government guidelines.

9. The Council will pay the statutory home loss payment, this was £4,900 in December

2014, plus reasonable costs of removal and disturbance. An element of home loss payment

can be made before the final move to help facilitate the move. The amount will be agreed on a

case by case basis advance payments will be maximum £1,000.

10. The Council will provide help with rehousing to all affected households during the

process. Additional support will be offered to residents with special needs or disabilities. This

additional support could include:

a. Packing and unpacking services at the time of your move

b. Help in claiming benefits at your new address

c. Liaising with other agencies such as social services

11. The Council will make every effort to ensure that people only have to move once by

phasing development so that some new homes are built before existing homes are

demolished.

12. Those tenants, who require adaptations to their property due to their disability or to the

disability of a family member, will have this carried out before they are required to move into a

new property. Any necessary adaptations should be carried out in consultation with the user

and with relevant professionals e.g. Occupational Therapists or Social Workers.

13. Vulnerable tenants will be offered a handyperson service to help with small jobs required

for the removal.

14. The Council will provide all possible advice, information and support to tenants seeking

rehousing either elsewhere in Lambeth or outside of the Borough.

For those who are affected by regeneration proposals for the Westbury Estate, the

Council makes the following commitments:

1. Any leaseholder who wishes to continue to live at the Westbury Estate will have the

opportunity to do so.

2. The Council will buy back existing homes at market value. The Council will pay relevant

and reasonable legal and valuation costs which enables homeowners to obtain independent

advice.

3. Homeowners will receive homeloss payments plus disturbance costs.

4. Assistance given with the property transaction and moving home (a homeowners’ advisor

will provide assistance).

5. Homeowners will be able to swap to a retained home at the Westbury Estate subject to

availability and a similar offer to tenants:

a. Retained property to be owned 100% by homeowner (subject to any mortgage

or other charge)

b. Retained home to meet the Lambeth Housing Standard with any major works

funded by the difference in value between old and new home and investment of

the homeloss payment to pay for improvements

6. Homeowners will have access to shared ownership of a new home at the Westbury

Estate:

a. Minimum equity share to be 25% and maximum 75%

b. Rent payable on unsold equity of 2.75% pa

7. Homeowners will have access to shared equity of a new home at the Westbury Estate

a. Minimum equity share to be 60% or value of existing home plus Homeloss

payment, whichever is the higher

b. No rent payable on unsold equity

c. One succession allowed for a spouse, civil partner or family member nominated

by the leaseholder only. Any other inheritance (or when the property is sold) will

require the council’s equity share to be repaid

d. Property not to be let without notifying the Council

8. For homeowners unable to fund any of the options above, nomination to a home for

intermediate or market rent at Westbury Estate or elsewhere, subject to financial assessment.

9. Priority will be given to purchase a new home for sale outright at Westbury Estate

10. Right-to-Buy Discounts – where the homeowner is still within the RTB discount period,

they will not have to pay back the discount if they sell their home within the three year period

11. The Council will provide advice, information and support to leaseholders seeking

rehousing either elsewhere in Lambeth or outside of the Borough.

Lambeth’s key guarantees for leaseholders

8

Westbury Estate


Scenario 1 - What could the estate look like with new streets and lanes?

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Cons

A

CD

E

F

G

In this scenario Welford Court, Fovant Court and Allington Court and the two towers are retained. Isley court is demolished with new, larger homes replacing them. Additional new homes are introduced on infill sites around the estate on a phased basis. There would be approximately 440 homes of which 214 are retained, 26 are replaced and 200 are new.

11

Retained

2-3 storey terraced houses

4 storey apartment building

8-14 storey apartment blocks

9

Fovant Court, Welford court, Allington Court are retained and refurbished.

Routes made cleaner with new building.

Existing back gardens incorporated.

Community facility introduced on St. Rule Street.

Green space adjacent to towers preserved. Sense of openness retained.

Views towards park from Wandsworth Road.

Vehicular entrances on Wandsworth Road opened up (allowing refuse disposal, delivery

vehicles, and emergency vehicles easier access to homes).

New active frontage on St. Rule Street and Wandsworth Road.

Visual appeal of retained buildings enhanced.

Barrier removed between Westbury Estate and park.

Car parking retained.

Principle routes and spaces can be well lit.

High quality public spaces created.

Pros

Isley Court is demolished.

Building next to existing buildings may cause some disruption.

Green space adjacent to Wandsworth Road is built on.

New buildings in close to back of existing homes.

Some back gardens may be exposed to new walkways.

Fountain retained but relocated.

Some gables fronting onto park and Wandsworth Road.

Some retained building may need to be upgraded/ reconfigured.

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D

E

F

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H

Westbury Estate


Firstly this... Followed by... Then...The Isley court site would be redeveloped providing a new frontage onto

St. Rule Street. There could be a community use facing onto Heathbrook

Park forming a cluster of community buildings including the school and

the one o’clock club.

In this scenario new homes would be built facing onto Wandsworth Road

on the site of the existing garages site in order to decant Isley court

residents.

New homes would be built opposite the train station with opportunities

for new shops on the ground floor. This site could form a new gateway

to the estate. The next moves would be to gradually infill and re-furbish

the existing estate providing more defined “fronts” and “backs” of

homes.

3-4 storeys

8-10 Storeys

14 Storeys

10

Scenario 1 - What could the estate look like with new streets and lanes?

Claredale Street, LB Tower Hamlets

Abode, Great Kneighton, Cambridge

Thames View East, LB Barking and Dagenham Claredale Street, LB Tower Hamlets Newhall Be, Harlow

Ceres, Cambridge

Ropemakers Fields, LB Tower Hamlets

Hannibal Road Gardens, LB Tower Hamlets

Kidbrooke Village, LB Greenwich

Future construction

Westbury Estate


Scenario 2 - What could the estate look like with new streets and a landscaped Avenue?

Isley Court is demolished

Some demolition of Fovant, Welford and Allington Courts required causing disruption

Green space adjacent to Wandsworth Road built on.

New buildings in close to back of existing homes.

Close proximity of construction to new build.

Fountain retained but relocated.

Some gables fronting onto park and Wandsworth Road.

Some retained buildings may need to be upgraded/ reconfigured.

ConsPros

1

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3

4

5

7

14

8

A

CD

F

G

In this scenario the two towers are retained. Welford Court, Fovant Court and Allington Court each have one of their three wings removed to create a more coherent street network. Isley court is demolished with new, larger homes replacing them. Additional new homes are introduced on infill sites around the estate on a phased basis. There would be approximately 460 homes of which 196 are retained, 44 are replaced and 220 are new.

11

N

11

Existing buildings are substantially retained and refurbished. (One wing removed from each

of Fovant Court, Welford Court and Allington Court.)

Routes made cleaner with new building.

Existing back gardens incorporated.

Community facility introduced on St. Rule Street.

Green space adjacent to towers preserved. Sense of openness retained.

Views towards park from Wandsworth Road.

New vehicle route through centre of site, with landscaped tree-lined avenue created (allowing

for refuse disposal delivery vehicles, and emergency vehicles easier access to homes).

New frontage on St. Rule Street and Wandsworth Road.

Visual appeal of retained buildings enhanced.


Car parking retained.


High quality public spaces to be created.

No exposed back gardens improving security.

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Retained




A

B

C

D

E

F

G

H

Westbury Estate


Firstly this... Followed by... Then...New homes are built facing onto Wandsworth Road opposite the train

station to decant Isley court residents.

New homes are built facing onto Wandsworth Road opposite the train


The Isley court site is fully redeveloped with new frontages onto St. Rule

Street and community uses onto Heathbrook Park forming a cluster of

community buildings including the school and the one o’clock club. The

next move would be to gradually infill and re-furbish the existing estate.

This would be the beginnings of a street identity rather than estate

blocks.

12

What could the estate look like with new streets and a landscaped Avenue?

3-4 storeys

8-10 Storeys

14 Storeys

Abode, Great Kneighton, CambridgeAnne Mews, LB Barking and Dagenham Kidbrooke Village, LB Greenwich

Abode, Great Kneighton, Cambridge

Future construction

St Andrews, LB Tower Hamlets

Westbury Estate


Scenario 3 - What could the estate look like with courtyards and a new park?

Communal courtyards created.

Landscaped tree-lined avenue created

Community facility introduced on St. Rule Street

Generally larger homes.

Dedicated outdoor space for the towers.

Clear street layout.

Buildings overlooking park improving security of it.

Visual appeal of buildings enhanced.


More public open spaces than at present for community to use.

Some more car parking available for residents.


High quality public spaces to be created.

New vehicle route through centre of site, with landscaped tree-lined avenue created (allowing

for refuse disposal delivery vehicles, and emergency vehicles easier access to homes).

New frontage on St. Rule Street and Wandsworth Road.

Completely new built environment.

Pros

1

5

6

7

3

2

In this scenario the two towers are retained. Isley Court, Welford Court, Fovant Court and Allington Court are replaced with new, larger homes in courtyard blocks. There would be approximately 525 homes of which 160 are retained, 80 are replaced and 285 are new.

All low rise blocks demolished.

Fewer private ground floor gardens.

Taller Buildings

Buildings occupy green space that is adjacent to the towers.

Disruption to site with overall new build may be greater than other scenarios.

Additional cost of new underground services

Cons

N

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D

Retained




A

B

C

D

E

F

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Westbury Estate


Scenario 1

Firstly this... Followed by... Then...The garages site is redeveloped in a courtyard form with new frontages

onto Wandsworth Road. The beginnings of a landscaped avenue is

introduced. Additional residential accommodation is provided at the

north corner of the site over.

New homes are built facing onto Wandsworth Road opposite the train


Further perimeter blocks and improved communal landscaping is

introduced.

14

What could the estate look like with courtyards and a new park?

3-4 storeys

8-10 Storeys

6 Storeys

14 Storeys



St Andrews, LB Tower HamletsBarrier Park, LB Newham St Andrews, LB Tower Hamlets

Barrier Park, LB Newham


Future construction

Westbury Estate


0This Is Where We Are

Scenario 1 - March 2015 Scenario 2 - March 2015 Scenario 3 - March 2015

A public exhibition was held on Saturday 28th February and Monday 2nd March, showing initial feedback from residents about their experience of living on the Westbury Estate, as well as some preliminary ideas for what new housing in the area might look like. Residents responded to the 3 scenarios above in the following ways:

Density – Residents are concerned about the number of new homes being proposed

In order to estimate the density of housing on an area this size, we are required to look at the PTAL rating (public accessibility transport level). This rating is based on Westbury Estate’s 3 Hectares, which includes all landscaping and car parking areas.

As a result the PTAL rating is between 2 and 3 suggesting that in planning terms an additional 192 to 267 homes may be considered an appropriate level of density for the site. The scenarios on display today show densities falling largely within this range.

Housing Stock & Maintenance

• For many residents, maintenance and quality of existing homes was a problem.

• Some residents said that old buildings should not look mismatched with any new ones.

• Some were concerned about the size of any new homes in comparison to their current home.

Open Areas & Green Areas

• Many tower block residents said that the green space on the estate were valuable and well loved.

• Many low-rise residents reported that the fountain area was valuable and should be repaired.

• Residents are worried that new development will reduce the amount of green or open space on the estate.

Openness & Height of Buildings

• Many residents said what they loved about the estate was the openness, calm and quiet. This was perceived to be one of the reasons the estate did not have much crime and was a pleasant place to live.

• Many residents have expressed concern at being ‘boxed in’ by tall buildings or being in a ‘concrete jungle’ if there was to be new development.

Parking & Access

• Residents are concerned about a reduction in parking space if there is an increase in the number of houses on the estate.

• Some residents have also mentioned that it is difficult for vehicles (e.g. emergency vehicles, rubbish collection, or deliveries) to access some of the homes on the estate.

Displacement & Disturbance of Residents

• Residents have raised concern about the displacement of existing residents and the extent to which this would happen.

• Some residents were concerned about displacement of elderly estate residents and how they would be affected.

Metro

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Exhibition, Saturday February 28th

&

Monday March 2nd

Metro

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/ Westb

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Monday March 2nd

Metro

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Monday March 2nd

Public Consultation - March 2015



Westbury Estate


1Scenario 1 - 270 Additional Homes with only Amesbury and Durrington Tower Retained

Amesbury Tower

Durrington Tower

Heathbrook Primary School

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H e a t h b r o o k Primary School

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OVERGROUND

Density 270 additional homes with 510 overall.

Housing Stock & Maintenance • All new homes apart from tower blocks.• No refurbishment of tower blocks. • New public spaces created with tower block residents in mind. • Potential to create canopy structures to mitigate down draft of towers. • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Amount of green areas reduced slightly, and moved to different places. Most trees retained.• Residents of new buildings would have access to overlooked communal green spaces.• Tower residents would have access to green areas near towers. These grass areas would be improved, for example they could be made more accessible and have play equipment or benches added. • Fountain area would be moved to a different part of the estate and repaired.• Potential for new open spaces or playgrounds within the estate.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • Wide, open central street, linking both sides of the estate.• Strong cross routes between Wandsworth Road and Heathbrook Park. • New courtyards will have natural sunlight. • 4-6 storey buildings in central area. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.

Parking & Access • All existing residents who currently have parking permits would be given parking permits on the new streets created. • New residents would not be provided with parking.

Displacement & Disturbance of Residents • No displacement of tower block residents.• Single decant policy (residents who do move, should only move once directly into their new home).

Barrier Park, LB NewhamMyatts Field North, LB Lambeth

Section B-B

4 Bed Stacked Duplex

1, 2, 3 Bed Duplex/Flat

1/2 Bed Flats

Retained Buildings

Wandsworth Road Communal Garden Tree Lined Street Heathbrook ParkCommunal Courtyard

N

Trees Retained

New Entrance

No. on roof indicates storey height

Communal Garden

Communal Garden

Communal Garden

Communal Garden

B

B

Westbury Estate


2Scenario 2 - 160 Additional Homes with conversion of IIsley, Welford, Fovant and Allington into Secure Courts

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


Ilsley Court

4

44

4148

4

4

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4

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4

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2

2

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OVERGROUND

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Density 160 additional homes with 400 homes overall. Note: This option is currently not favoured by Lambeth as low density makes upgrade of existing unviable.

Housing Stock & Maintenance

• New “courtyards” would improve the security and access arrangements to the existing low rise blocks.• Unlikely that viability would allow existing blocks to be refurbished to match new buildings.• New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Overall reduction of grass areas, though most grass and trees near towers preserved. • Remaining grass areas can be improved to be more pleasant and useable.• Fountain area retained – either on a different part of the site, or could be kept where it is.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on greenspace near train tracks. • Low-rise blocks turned into secure courtyards with key access.• Routes through the estate are clearer and easier to move through. • Views to Wandsworth Road maintained from where road patterns are, but reduced in some parts due to new buildings. • View from station through estate to park would be maintained. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Some low-rise residents will be affected by neighbouring construction work. • Single decant policy (residents who do move, should only move once directly into their new home).

St Andrews, LB Tower HamletsAbode, Great Kneighton, Cambridge

Section E-E



1/2 Bed Flats


3 Bed House

Retained Buildings

Wandsworth Road Private Back Gardens Allington Court Heathbrook ParkCommunal CourtyardCommunal Garden Welford Court

N

Trees Retained


Existing Entrance Retained

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Secure Stair Tower

E

E

Westbury Estate


Scenario 3 - 170 Additional Homes with Retention of Welford fovant and Allington Court

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Density 170 additional homes with 410 overall. Note: This option is currently not favoured by Lambeth as low density makes upgrade of existing unviable.

Housing Stock & Maintenance • Existing homes would unlikely be refurbished in this scenario however it is likely they would need significant refurbishment in the future.• The public spaces would be improved, this would include the fountain area. • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Residents of new Ilsley court buildings would have access to communal green spaces enclosed by new buildings. • Slightly less green spaces overall due to new buildings on eastern part of estate. • Possible improvements to existing grass areas would make for higher quality public spaces; for example adjusting the heights to make them more usable and /or them adding play equipment. • Fountain area could remain where it is and be repaired.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • The new Ilsley court would be 4 storey buildings, likely a mix of duplex and flats.• Views between estate and Wandsworth Road would be maintained.• Potential for new street access through site for cars and pedestrians. • View from station through estate to park would be maintained. • Strip of land between Allington Court and Wandsworth road remains undeveloped.• New taller buildings on eastern part of site won’t overshadow the rest of the estate - shadow will be cast on train tracks.

Parking & Access • All existing residents who currently have parking permits would be keep their permits, there would be no change in the overall amount of parking. • New residents would not be provided with parking.

Displacement & Disturbance of Residents • No displacement of tower block residents, or low-rise court residents. • Displacement of Ilsley Court residents• Single decant policy (residents who do move, should only move once directly into their new home).

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


Granville New Homes, Brent St Andrews, LB Tower Hamlets

Section A-A

Wandsworth Road Allington Court (Existing) Welford Court (Existing) Heathbrook Park

N

Trees Retained





1/2 Bed Flats

Retained Buildings

Communal Garden

Communal Garden

A

A

Westbury Estate


4Scenario 4 - 216 Additional Homes with only Towers Retained. Green Space is not Built on

Amesbury Tower

Durrington Tower


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OVERGROUND

Density 216 additional homes with 456 overall.

Housing Stock & Maintenance • All new homes apart from tower blocks, and no building on green spaces near towers. • No refurbishment of tower blocks. • Potential to create canopy structures to prevent down draft.• New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Amount of green spaces maintained around towers, other green spaces moved around. • Fountain area would be moved to a different part of the estate and repaired.

Openness & Height of Buildings • No new towers at front of estate. • No building on grass areas near towers.• Wide, open central wide street (but does not run straight through estate). • Partial through routes are maintained / improved. • New courtyards will have natural sunlight. • 4-6 storey buildings in central area.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Single decant policy (residents who do move, should only move once directly into their new home). Adelaide Wharf, LB Tower HamletsCoin Street, LB Southwark

Section C-C

Wandsworth Road Communal Garden Tree Lined Avenue Heathbrook ParkCommunal Courtyard

N

Trees Retained





1/2 Bed Flats

Retained Buildings

Communal Garden

Communal Garden

Communal Garden

Communal Garden

C

C

Westbury Estate


5Scenario 5 - 207 Additional Homes with conversion of Welford, Fovant and Allington into Secure Courts

Amesbury Tower

Durrington Tower

Fovant Court

Welford Court

Allington court


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OVERGROUND

Density 207 additional homes with 447 homes overall.

Housing Stock & Maintenance • New “courtyards” would improve the security and access arrangements to the existing low rise blocks.• Existing buildings would be refurbished to match new buildings. • This would be a mix of internal and external refurbishment • New homes would be to London housing design guide standards and generally would be bigger than existing properties.

Open Areas & Green Areas • Overall reduction of green spaces, though most grass near towers preserved. • Remaining grass areas can be improved to be more pleasant and useable.• Fountain area retained – either on a different part of the site, or could be kept where it is.

Openness & Height of Buildings • 8 storey & 14 storey buildings on eastern side of estate. • 4 storey buildings on green space near train tracks. • Low-rise blocks turned into secure courtyards with key access.• Routes through the estate are clearer and easier to move through. • The new Ilsley court would be 4 storey buildings, likely a mix of duplex and flats.• Views to Wandsworth road maintained from where road patterns are, but reduced in some parts due to new buildings. • Potential for new street access through site for cars and pedestrians. • View from station through estate to park would be maintained. • New taller buildings on eastern part of site won’t overshadow the rest of the estate – shadow will be cast on train tracks.


Displacement & Disturbance of Residents • No displacement of tower block residents.• Some low-rise residents will be affected by neighbouring construction work. • Displacement of Ilsley Court residents. • Single decant policy (residents who do move, should only move once directly into their new home). Abode, Great Kneighton, Cambridge

Section D-D

4 Bed Duplex


1/2 Bed Flats


Retained Buildings

Wandsworth Road Private Back Gardens Allington Court Heathbrook ParkCommunal CourtyardCommunal Garden Welford Court

N

Trees Retained



Communal Garden

Communal Garden

Communal Garden

Communal Garden

Communal Garden

Secure Stair Tower

Granville New Homes, Brent

va

D

D

all boards a3

Documents