Frequently Asked Questions

Q: Why is it necessary to demolish and rebuild the entire estate rather than carry out improvements through refurbishment?

A: There are number of factors that support the demolition and rebuilding of the entire estate:

In 1999, Hackney Council carried out a structural evaluation Report which gave a clear picture of the conditions of the homes on the Woodberry Down. The report stated that many buildings have structural defects and are beyond economic repair.
Demolition and rebuild will allow the new homes to be built, so that they satisfy housing need.
As homes were built a long time ago many rooms are small in comparison with modern standards. Re-building from scratch will produce homes with more generous room sizes.

In general complete demolition and rebuild will allow for improved usage and planning of public open spaces, roads and infrastructure, creating better access to properties, increased green space, improved estate safety and some underground parking. It will also contribute to the complete regeneration of the estate by creating a “total living environment” - integrating community facilities, commercial redevelopment and housing within a diverse community.

Q: Why is there a need to build so many homes in the area?

A: The anticipated cost of the total regeneration of Woodberry Down is £850 million, of which, the Government can only make a very small contribution. The regeneration of social housing must be funded through building extra homes which will be sold on the open market, and the income generated from these sales will be used to pay for the rebuilding of existing social homes.

Q: How many homes are planned for rebuild?

A: It is anticipated that the existing level of 1,980 of homes will need to be replaced with 4,300 homes for the project to generate sufficient income to pay for the entire programme. Of this total it is anticipated that at least 50% of the new homes, will have to be sold privately and the other 50% will consist of affordable and social housing including social rented, key worker.

Q:How high will the blocks be?

A: The Urban Design Framework (UDF) which was widely consulted on Woodberry Down is a key document that was used to guide the regeneration programme for Woodberry Down. The architects are in consultation with the planners and working towards a Masterplan that takes into consideration the views expressed by residents, planners and the Greater London Authority. The Masterplan incorporates some taller buildings in parts of the estate, thus allowing for other blocks to be built at the same or only 1 or 2 storeys higher than the current blocks.

Q: What will the new homes look like?

A: There are no detailed plans for the new homes as this will be established once a developer is appointed and architects have done their final plans, but there are certain specifications that have been agreed - Mainly, the social rented homes will be larger (Parker Morris - a minimum space standard, plus another 10% of space). There will be bigger kitchens, better proportioned living rooms and bedrooms, open space (e.g. garden for ground floor and balconies on other floors).

Q: What repairs will be done before demolition?

A: Essential everyday repairs will continue to be done, however as the blocks are due to come down in the future, any major repairs will need to be considered in respect for value for money. The Council will however, be looking at those homes that are late in the regeneration programme, with a view to carrying out repairs that bring those properties up to minimum Decent Homes Standard.

Q: People are being moved and do not know where. Why is this happening?

A: Residents in the Kick Start Sites are being decanted depending on their housing needs and do have the option to move away from Woodberry Down. The re-housing team carry out a Housing Needs Survey before starting to decant residents from an area. They have a meeting with each of the tenants and provide them with all the information required when moving. This includes options on where tenants can move to.

Q: What is going to happen to people who live here?

A: Those secure tenants currently living in the Kick Start sites will be decanted and will then at a later stage be given their right to return to the new flats once built. Those living in subsequent phases should be able to move directly into one of the newly built properties on Woodberry Down. No new tenants are being moved onto the new Woodberry Down so that current tenants can all be moved into the new houses on Woodberry Down. Housing needs are however taken into consideration and the decant team will try to find suitable accommodation off Woodberry Down if requested.

Q: What is the buy back deal for leaseholders?

A: Leaseholders will receive the market value of their property plus 10% and disturbance payments associated with moving. The leaseholder will receive 7.5% instead of 10% if they do not live in the property and are holding as an investment. Leaseholders will also be refunded legal / solicitor fees for buying another property.

Q: Leaseholders living in blocks that could still be there for 15 years, where does this leave them? What are the options for buy-back outside kick start areas?

A: Money may be available for the Council to buy back certain leaseholders not living in the Kick Start Sites in certain circumstances.

Q. What certainty is there that the new blocks will be built? When will they be built? Why has there been a delay with the work on the Former School Site?

A: A Developer / Consortia has been procured and planning permission is now awaited before building commences. Building is expected to start on the Former School Site in late 2006. It is expected to take four years for all the building to take place on the Kick Start Sites.

Q: What sort of financial contribution will the Government come up with?

A: The Government does not give financial support as it did when the blocks of Woodberry Down were originally built. Therefore, homes have to be built for private sale to fund the demolition and rebuilding of the social housing. In line with the London Plan, some key worker homes and affordable homes also need to be built. If Government funding is secured for the regeneration programme then less private homes will need to be built.

The Council has applied to the Office of the Deputy Prime Minister (ODPM) for additional funds, known as Gap Funding, of £68.35m. At this stage the Council does not know whether Woodberry Down has been successful in securing this funding. Such funding will only be available if there is resident support for the regeneration scheme.

The newly appointed Housing Association and Developer Consortium for the Kick Start Sites has been advised to look to maximise the opportunity of receiving grant funding from the Housing Corporation for Social Housing and / or the National Affordable Housing Programme.

Q: What happens if there is no Government funding? – What happens if there is no stock transfer?

A: The latest cost option model prepared by Tribal HCH (housing consultants) indicates that the estate can be regenerated with a minimal funding gap on the basis of new build of 4,300 homes (including 1,458 social homes). This model does not take into account any Government funding. If Government funding was to become available then this would allow for greater options on the regeneration programme to, for example, reduce overall density of the scheme, increase the number of social homes etc.

The Council needs to regenerate the housing on Woodberry Down. It is intended to deliver this through stock transfer of the existing homes to a Registered Social Landlord (RSL) who will manage the scheme thereafter. For stock transfer to proceed, the residents, the Council, ODPM and Housing Corporation must all approve the prospective new landlord, followed by a ballot. The earliest the ballot will take place is in 2007 when all secure tenants of Woodberry Down will get a vote. If the majority of residents vote ‘yes’ then stock transfer will proceed. If the majority of residents vote ‘no’, stock transfer will not proceed and an alternative means of managing the regeneration scheme will be required. Regardless of who ‘manages’ the regeneration scheme, it is important for the Council to know how the programme can be delivered over the next 15-20 years. The Council will need to have contingency plans prepared so that the regeneration of Woodberry Down can be achieved if stock transfer does not succeed.

Q: People have lost heart and feel disillusioned and let down with the whole project as it has been going on for long time. Why has nothing happened in two and a half years? Residents had expected that work would start in 2004 – why has there been a delay?

A: The programme has been going since 2000 and has overcome many unexpected hurdles. Progress is being made. Residents will see the demolition of the first block on Woodberry Grove North this year. A Development Partner for the Kick Start sites has been appointed and an Outline Planning application for the regeneration scheme will be submitted in Spring 2006. The Consultation team produce a newsletter every month which details all progress that has been made and advises the next steps forward in the project. This is delivered to every door and copies are also available at the Regeneration Office.

Q: Hackney keeps demolishing tower blocks. Why are they then going to build tower blocks on Woodberry Down?

A: Tower blocks have been demolished in various other parts of the Hackney borough for a mix of reasons – structural damage unable to be repaired for example. Hackney Council has the responsibility to provide safe housing for its residents.

In 2005 Hackney Council commissioned a study on taller buildings as an independent review of appropriate locations across the borough for mid-rise (6-9 storey), tall (10-15 storey) and very tall (16+ storey) buildings. The report identified Woodberry Down (as part of the wider Finsbury Park East area) as an area that may be suitable for tall buildings. This is subject to them meeting certain design criteria.

Q: Will the new buildings be very high and will this then block the views?

A: Some of the new build will have to be taller. The architects are working hard to ensure sunlight / daylight will be reached by each and every flat. The design will actually make more of the great views that can be seen from Woodberry Down.

Q: Why is there is a lack of green space in the future plans?

A: The future plans ensure that the planning requirement to create 10% more green space which is also more useable will be provided. The three options consulted on in the Urban Design Framework showed this increased green space. Although there is a lot of green space presently between the blocks, most of this cannot be used for leisure purposes and is seen more as ‘waste’ land. The present plans will ensure that there is an increase in useable green space on Woodberry Down.

Q: Homes are more important than schools. Why do we need an extended primary school as well as a secondary school / Academy?

A: The Learning Trust has investigated the impact of the increased population arising from the regeneration scheme on education needs in the area. The redevelopment means that there will be the requirement for a new primary school and a new secondary school / Academy on Woodberry Down. Consideration of community facilities is vital to achieving the shared vision of the EDC and Council for a ‘Total Living Environment – Where People Want to Live and Work’. The development of a new estate needs to consider not just housing but all facilities for a sustainable community.

Q: Why are Sherwood and Horston to be demolished to accommodate a school before housing? These blocks are in a better condition than Seven Sisters Road North West (Seven Blocks).

A: There are a number of factors that must be considered in formulating the new build phasing. One of these factors is the provision and timing of new community facilities. The plans, (as shown in the Urban Design Framework) anticipate that the current primary school is extended and a secondary school / Academy be built on the site. The location of this has been identified where the primary school is presently, and the surrounding area, including Sherwood and Horston.

Q: Are Vivian House, Dovedale House and Badminton Court subject to demolition or will it be part of Decent Homes Standard?

A: It is not economically feasible to demolish and rebuild these blocks. These three blocks will be subject to refurbishment rather than demolition. Information about refurbishment plans will be discussed with residents in these blocks. They will become part of the Council’s Decent Homes Programme.

Q: Why is the Council pulling down Springpark Drive? There is no point as the properties are sound.

A: This area is an integral part to making the whole regeneration plan work. There is currently a low density of housing in this area. By increasing the density in this area, other areas can be reduced in density allowing for a more even spread of densities throughout Woodberry Down.

Q: What will happen to the Health Centre?

A: The Council has been in discussions with the Primary Care Trust (PCT) regarding the John Scott Health Centre. It will be subject to increased pressures with the increase in population and the building does need to be renovated. The PCT and the Council has agreed to pursue the option of building a new facility to replace the John Scott Health Centre on Woodberry Down at an early stage of the redevelopment.

Q: Are the private properties and businesses going to be able to carry on with work going on next to them, especially with asbestos?

A: Yes work can continue. - The demolition site will be secured by a 2.4 metre hoarding to ensure residents are kept safe from the works. The first operation, before actual demolition can commence, is the removal of all asbestos, by an approved specialist organisation. This ensures that the public are not exposed to any asbestos dust. A traffic controller will manage the arrival and departure of trucks from the site to again protect residents’ safety and to minimise the disruption to local traffic. The roof will be dismantled by hand first and the remainder of the building will be demolished from inside which will keep the amount of noise and dust to a minimum. All demolished material will be removed from the site to make way for new development.

Q: What is the difference between a Secure Tenant and a Licensee?

A: Licensees have been housed on Woodberry Down temporarily whilst they await their homeless application to be processed. Secure tenants have been housed on Woodberry Down and are permanent tenants.

Q: What is the impact of the regeneration on those tenants waiting on a transfer list?

A: Secure tenants in each of the phases will be assessed for their housing need and suitably accommodated within the new build. There are options to be re-housed away from Woodberry Down. Tenants waiting on a separate transfer list should contact their housing manager to determine their options.

Q: What is the EDC and what do they do?

A: The Estate Development Committee (EDC) was set up in the beginning stages of the regeneration programme on Woodberry Down. It has therefore been in existence for over four years. Although residents may have become disillusioned by the programme, the EDC have maintained involvement being the voice of residents of Woodberry Down. The EDC have open meetings on the third Thursday of every month held at the Robin Redmond Resource Centre at 7pm.

Q: Who is the Demolition Contractor

A: The principle demolition Contractors are Demolition One Ltd who are also a subsidiary of the McGrath Bros Group of companies. They are an experienced demolition contractor and have successfully and safely completed a number of previous demolition contracts for Hackney Council.

Q: What happens after demolition?

A: The foundations of buildings being demolished will be completely removed, filled in, covered with topsoil and planted with grass. The site perimeter fence and all equipment needed for demolition will be removed from the area of demolitions.

Q: Who has salvage rights?

A: Demo One the Kick Start Contractor has rights to salvage all demolished material. It is common practice to give demolition contractors salvage rights and provides the Council with a best value contract.

Q: How long will demolition take?

A: Demolition of housing blocks on Woodberry Grove North, Oakend & Parkfield and Newnton Close which comprise the Kick Start sites is planned over 2006. Each housing block is planned to be secured as a separate site and demolished over a period of 10 weeks. The commencing of demolition is dependent on leaseholders being repurchased and blocks being completely decanted so there is flexibility with respect to the start dates for demolition of individual housing blocks.

Q: Do houses contain asbestos and how will this be removed?

A: Hackney Environmental Services have undertaken Type 2 asbestos surveys on selected houses which identified asbestos in the floor tiles and the painted kitchen ceiling. Specialist asbestos contractors are being employed to remove asbestos from each block and Hackney Environmental Services are checking finished works to ensure the area is clear before demolition commences.

Q: What will be done to prevent a rat problem?

A: Appropriate rat removal methods will be used by the contractor before demolition work commences. Below ground service connections opened up as a result of excavating house foundations will be blocked off. If rats become a problem elsewhere on the estate necessary action will be taken by Hackney Council / PCHA to remove the rats.

Q: What will be done to reduce dust in the air?

A: Water sprays will be used to keep dust down during the demolition and loading operations. Lorries carrying away rubble will be adequately covered to prevent dust escaping during transportation away from the site. Dust will be minimised in accordance with The Clean Air Acts 1956 & 1968

Q: How will traffic be managed?

A: A traffic controller will continuously manage the arrival and departure of trucks from site access points to ensure pedestrian safety and minimise disruption to local traffic flows. There will be an area on site for trucks to turn around. The route into the Woodberry Grove North site (the first demolition phase) will be via Green Lanes at the end of Woodberry Grove. This will minimise the traffic going past Woodberry Down Primary School on Woodberry Grove.

Q: Why have the numbers increased?

A: The UDF and Masterplan have both been developed on the basis of 4300 homes being built on the Hackney owned land. The ‘mass’ of the housing blocks have been based upon the AAP mix of housing sizes, all of which would be built to a size of Parker Morris +10%.

Berkeley Homes are suggesting that the Best Value arrangement for the Kick Start Sites is for the private homes to be built at approximately 90% of Parker Morris and be predominantly 1 and 2 bedroom properties. In this proposal it would therefore be a larger number of ‘homes’ but of smaller size. There would however, be no increase in the density or mass of the buildings if this proposal were to be accepted.

It should be noted that Berkeley Homes will continue to provide all Social Rented Housing at Parker Morris + 10%. There will be no increase in the number of residents.

Q: What is the difference between Hackney Homes and the present service?

A: A key difference and benefit of setting up an ALMO is the separation of the local authority’s housing management role from its strategic housing function. The creation of the ALMO should enhance both of these functions. Unlike the present service, the ALMO will be managed by a Chief Executive reporting to a Board, and it will be legally separate from the Council. Furthermore, resident empowerment will be greatly enhanced by their presence on the ALMO Board.

Q: At what stage during demolitions will there be the most noise and what is being done to reduce the level of demolition noise?

A: Inevitably there will be some noise, however a number of steps will be taken to keep this to a minimum and within the permitted levels prescribed by The Noise at Work Regulations 1989. The demolition of the main structure (apart from foundations) will be floor by floor and from inside the building where possible.

Q: What security will be provided?

A: The Contractor has undertaken to provide 24 hour security on site during the demolition of individual housing blocks. Each demolition site will be secured by a continuous fenced perimeter with a gate manned during site working hours. High Profile Security will be providing out of work hours security for the site and can be contacted on either 020 8533 3331 or 07860 928 072. Site working hours are 8.00am to 6.00pm weekdays

Q: Why can’t gas be provided to the new homes on Woodberry Down?

A: There are a number of factors that have led to electricity being the favoured source of energy. This is mainly due to their being more efficient and cleaner underground central boilers that will provide sufficient energy for heating and cooking. There is also the consideration of the high cost to include gas that will impact on the viability of the scheme, and safety issues.

Q: What is renewable energy and how will this impact on Woodberry Down?

A: Renewable energy is the generation of power in useful forms from natural sources such as the sun (solar energy), wind (air currents), water (hydro, waves, currents etc.), biological (biomass) and the earth itself (geothermal). Currently Government regulations require developments to have 10% renewable energy and this will need to be implemented on Woodberry Down.