Neighbourhood redevelopment FAQs
University College London has
produced a vision for redeveloping the Carpenters Estate which has
been made available to residents on the estate. On this page are
answers from the council to some of your questions about UCL's
vision and the council's aspirations for the regeneration of the
- What is UCL's involvement at
- Why is the council talking to UCL?
- What proposals have UCL come up with?
- How is the community being involved?
- What happens next?
- What happens if the council decides to proceed
with the UCL vision?
- Will the community be consulted on the detailed
proposals for the estate?
- What happens if the council decides not to proceed
with the UCL option?
- How are residents affected by the redevelopment of
- What housing provision will be available for
existing residents on the redeveloped estate?
- How will rehousing progress through the
- What is the Residents' Charter?
- What can council tenants expect in terms of
- What about leaseholders and freeholders living in
- What about those that own properties on the
estate but do not live in them?
- Is it possible for council tenants to move
- Can the council buy properties early?
- What are the options for leaseholders?
- What about private tenants?
- Why consider an early move?
- What advice is available for those who have to be
- Could Decent Homes funding have been used to
refurbish the tower blocks?
- Where can I get more information?
- How many homes are currently occupied on
What is UCL's involvement at
The council sees the
redevelopment of the Carpenters Estate as a key part of the
regeneration of Stratford. On 18 November 2011 the council signed a
memorandum of understanding with UCL. This meant that the council
agreed to talk exclusively to UCL about the possible redevelopment
of the Carpenters Estate. Initially this agreement was to run until
May 2012, but was extended until September 2012 to allow time to
review the potential for establishing a new university quarter in
the Greater Carpenters Neighbourhood.
Why is the council talking to
The council believes that having a
world-class academic facility in the Greater Carpenters
Neighbourhood would create a wealth of benefits for the local area.
As well as creating jobs, a new university quarter would boost our
local economy, inspire our young people and provide a lasting
legacy for our community. UCL has a strong record of engaging with
What proposals have UCL come
UCL has now produced a vision
for Carpenters Estate that sees potential for research, teaching
and residential facilities at Carpenters Estate. The exact details
of UCL's proposals will be further developed if the council decides
at its Cabinet meeting on 25 October 2012 to progress with the UCL
How is the community being
All residents have a document
outlining this vision and visits are being undertaken to all
residents on the estate to outline the proposals, explain how they
will affect residents, and identify residents' concerns and
comments. This will ensure everyone has the opportunity to find out
what is happening and maximise awareness of how it affects them.
Prior to this UCL presented its vision to the Joint Residents
Steering Group, the recognised body for consultation with residents
on the estate. In addition an exhibition outlining the vision is on
display at Old Town Hall Stratford from Monday 24 Friday to 29
Following the community engagement
activities described above the council will make a decision on
whether or not to proceed with UCL as a partner at its Cabinet on
October 25 this year. The Cabinet meeting is open to the public.
For more information please contact Lucille Dunford, Principal
Committees and Partnerships Officer, telephone 020 3373 4099, email
What happens if the council
decides to proceed with the UCL
If the council decides to
proceed with the UCL vision, UCL would then begin to develop
detailed plans for the estate, including its proposals for
educational facilities, residential provision and other uses.
Will the community be
consulted on the detailed proposals for the
Residents will be provided with
various opportunities to contribute to and comment upon emerging
proposals as they progress. Newham Council will work with UCL to
ensure there is a full consultation process throughout the
development of a masterplan for the Greater Carpenters
Neighbourhood. Newham Council (and UCL) will also continue to talk
to the Joint Residents Steering Group as proposals are developed
and opportunities will continue to be provided for wider community
What happens if the council
decides not to proceed with the UCL
The Carpenters Estate is part of
the Stratford Metropolitan Masterplan adopted in December 2010
which was extensively consulted upon. This sets out Newham
Council's aspirations to see the area redeveloped and to bring a
range of community benefits to Newham. At the moment we are talking
to UCL about its ideas for the area, but even if the council did
not proceed with this option, we would look at alternative ways to
regenerate the area and achieve the aims of the Stratford
How are residents affected by
the redevelopment of Carpenters
The whole of the estate will
need to be demolished to enable redevelopment of the area. UCL's
vision anticipates the Carpenters Estate being ready for
redevelopment by 2016/17 which means all council tenants would need
to have been rehoused and all leasehold and freehold properties
purchased by then. The council would be responsible for the
rehousing and purchasing properties.
What housing provision will
be available for existing residents on the redeveloped
There will be residential
housing as part of the proposed new development but the right to
return is subject to the availability of homes on the new scheme.
Proposals are not yet at a stage where numbers or types of homes
have been proposed or agreed. If Cabinet agrees to progress with
UCL's proposal in October then the exact residential offer will
become clearer during the masterplanning process.
How will rehousing progress
through the estate?
Riley Point, Lund Point, Dennison Point and blocks 28-74 and 80-86
in Doran Walk are being actively decanted. If UCL's vision is
accepted the decant programme will be rolled out to the rest of the
properties on the estate in phases, with all properties emptied by
What is the Residents'
In the Carpenters Residents'
Charter the council has set out what residents affected by the
redevelopment of Carpenters Estate can expect when their home or
property is required. It details the council's commitments to
tenants, leaseholders and freeholders. A copy of the updated
charter was delivered to all residents earlier this year and is
available to download.
What can council tenants
expect in terms of rehousing?
Residents' Charter sets out a range of commitments to tenants. For
example residents are entitled to be rehoused in like-for-like
accommodation and will be given priority on the Choice Based
Lettings system with priority for rehousing in Stratford. Tenants
can choose to move to another council property and remain a council
tenant or become a housing association tenant. Where a tenant is
currently under-occupying a property they will be able to continue
to under-occupy, but are only allowed to under-occupy in the same
property type. They will also receive a home loss payment of £4,700
plus a disturbance payment of £200 or £250 if they are of
retirement age. Additional costs such as redirecting post and
disconnecting washing machines, cookers and phone lines will also
What about leaseholders and
freeholders living in their
The council's commitments to
homeowners are set out in the Residents' Charter. For example those
living in a property they own on the estate will be offered the
market value of their property plus an additional 10% if they have
resided in the property for the previous 12 months. Reasonable
disturbance costs will also be covered such as removal, redirecting
post, re-fitting of carpets and curtains, disconnections and
reconnections. Legal and surveying fees relating to selling their
property back to the council and buying a replacement property will
also be covered, and this can include stamp duty. The council will
fund an independent surveyor to assist leaseholders and
freeholders. The exact list of things covered will depend on
What about those that own
properties on the estate but do not live in
If you own a freehold or leasehold
property on the Carpenters Estate but do not live there you will be
entitled to the value of your property plus 7.5%. You will also be
entitled to reasonable disturbance and reasonable legal and
Is it possible for council tenants to
Yes. If you are a council
tenant and would like to move early rather than wait for the
rehousing programme to get to your home, then the council can
rehouse you sooner. All the commitments to council tenants
contained in the Residents' Charter, including the homeloss
payment, will still apply to you. If you are interested in moving
early then please contact the council's regeneration team on 020
8534 5542, email
Can the council buy
The council would like
to hear from any homeowners who are interested in selling their
property early. This will depend on the council having sufficient
funds to buy your property. If it is possible to buy your property
early this would be in line with commitments to leaseholders and
freeholders set out in the Residents' Charter.
What are the options for
Leaseholders have a number
of potential options open to them including:
- Lease swap to another Newham Council property
- Equity share of another council property of a higher value. The
equity needs to be paid off after 25 years or when the property is
sold if sooner
- Leaseholders in the current decant phase area also eligible for
equity share in Triathlon's homes within East Village (the former
- Equity share/shared-ownership in other new build schemes in
- Buying another property on the open market
What about private
The council is responsible for
buying back properties from homeowners but is not responsible for
rehousing any private tenants that may be living in these
properties. Anyone in this position who is concerned can seek
advice from the Stratford Local Service Centre, 112-118 The Grove,
Stratford, E15 1NS.
Why consider an early
The council will work closely with
all those who have to move home or sell their property. Some people
may prefer to start the process of looking for alternative
accommodation early in order to give plenty of time to identify the
most suitable home.
What advice is available
for those who have to be re-housed?
regeneration team can provide information and advice to residents
affected by the regeneration. When the decanting programme is
approaching your property you will be contacted by the regeneration
team who will work closely with you to ensure that you are aware of
your options and receive the support you need throughout the
process. You can contact the regeneration team on 020 8534 5542,
In addition an independent residents' advisor provides free,
independent advice. TPAS provide this service please contacted Tony
Bird on 0800 731 1619 or email
Could Decent Homes funding
have been used to refurbish the tower
The council evaluated a
refurbishment programme for Lund and Dennison Point in 2007-8.
While the technical challenge of carrying out the refurbishment
could be addressed, the financial cost of £50million was
prohibitive. This would also have meant a potential recharge for
leaseholders of £130,000 (which is more or less the value of the
property) and a total decant of secure tenants. The refurbishment
required was greatly in excess of the standard set by the Decent
Homes programme, which simply looked to address kitchens, bathrooms
and limited external works. The council decided that taking into
consideration the prohibitive cost of full external and internal
refurbishment and that all residents would need to be decanted
regardless, it was unfeasible to refurbish the towers. The only
conclusion was to demolish the buildings.
Where can I get more
In addition to the
information on these web pages you can pop in to visit the
council's regeneration team at the Carpenters and Docklands Centre,
98 Gibbins Road, E15 2HU. The office is open Monday to Friday,
10am-1pm and 2-4pm (closed first Wednesday morning of each month).
Please note that during the week beginning 17 September will be out
of the office visiting residents on the estate. Alternatively you
can contact the team by calling 020 8534 5542 or email
How many homes are currently
occupied on estate?
In 2005 the
Carpenters Estate occupation status was as follows:
As of September 2012 the number of properties that remain occupied
was as follows: