Newham

Common questions about the Carpenters Estate, Stratford

Does the council still intend to redevelop the Carpenters Estate?

Newham Council is committed to the redevelopment of Carpenters Estate which will benefit new and existing residents. In November 2015 the council agreed to continue its 2010 commitment to redevelop the estate and decided that working with one or more partners through a Joint Venture Partnership was the best way to do this. With this arrangement the council will retain a long term interest in the estate whilst utilising the skills and financial resource of an external partner. In the long term it will contribute to meeting demand for housing, jobs, an improved environment and community facilities.

In December 2016 the Mayor of Newham in consultation with Cabinet gave the go ahead to begin the process of selecting one or more partners to bring forward the redevelopment of the estate in line with the principles of the Stratford Metropolitan Masterplan approved in December 2010.
 
 

How are residents affected by the redevelopment of Carpenters Estate?

To enable the comprehensive redevelopment of the area, the whole estate will need to be demolished. We are responsible for the rehousing of council tenants and purchasing leashold and freehold properties. We will work with residents to ensure their housing needs are met. This is explained fully in the Residents' Charter.
 
 

How will rehousing progress through the estate?

Currently the council is working with residents in James Riley Point, Lund Point, Dennison Point and blocks 28 to 74 and 80 to 86 in Doran Walk to rehouse them in like-for-like properties of their choosing in Startford and other parts of Newham. Once a redevelopment option/-phasing plan is decided upon, it is likely the rehousing programme will be expanded to the rest of the properties on the estate on a phased basis.

Now that arrangements are being made to select a partner/s we are looking to extend the programme of rehousing and purchase of properties to other parts of the estate. We will not need to extend the programme to the whole estate at this stage and rehousing and property purchase will be undertaken on a phased basis.

We will shortly be consulting residents of properties where we propose to include their homes in the next phase of rehousing/property purchase.

Timescales for the rest of the estate will be set out later as proposals for the redevelopment of the estate are developed. All residents will be informed whether they are in the next or a later phase of rehousing and property purchase.
 
 

What is the Residents' Charter?

In the Carpenters Residents' Charter, we set out what residents affected by the redevelopment of Carpenters Estate can expect when their home or property is part of the rehousing programme. It details our commitments to tenants, leaseholders and freeholders. A copy of the updated charter was delivered to all residents in 2012 and is available to download.
 
 

What can council tenants expect in terms of rehousing?

The 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 £5,800 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 be covered.
 
 

What about leaseholders and freeholders living in their property?

Our 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 per cent if they have resided in the property for the previous 12 months.

Reasonable disturbance costs will also be covered such as removals, 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.

We will fund an independent surveyor to advise leaseholders during the negotiation process for the buyback of their property. The exact list of things covered will depend on individual circumstances.
 
 

What about those that own properties on the estate but do not live in them?

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 per cent. You will also be entitled to reasonable disturbance payments and reasonable legal and surveying fees.
 
 

Is it possible for council tenants to move early?

If you are a council tenant and would like to move early rather than wait for the rehousing programme to get to your home, please contact our Regeneration Team via email on Regen-Carpenters.EngagementTeam@newham.gov.uk
 
 

Can the council buy properties early?

We would like to hear from any homeowners who are interested in selling their property early.
 
 

What are the options for leaseholders?

Leaseholders have a number of potential options open to them including:
  • Lease swap to another Newham Council property
  • Newham's NewShare scheme - dependent on household incomes, and the type of property, buyers will have to provide a minimum of 50 per cent of the asking price through a deposit and a mortgage, with the council providing the rest via an equity loan provided. Buyers will pay a yearly fee of 1.75 per cent on the equity loan provided by the council.
  • Equity share / shared-ownership in other new-build schemes in Newham
  • Buying another property on the open market.
 
 

What about private tenants?

We are responsible for buying back properties from homeowners, but not responsible for rehousing any private tenants who may be living in these properties. Private tenants can seek advice from Newham's Housing Options service.
 
 

Why consider an early move?

We 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 to give plenty of time to identify the most suitable home. It is important to note that as set out in the Residents' Chater, in terms of housing no tenant will be worse off as a result of the redevelopment of the estate.
 
 

What advice is available for those who have to be re-housed?

Our 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 make sure that you are aware of your options and receive the support you need throughout the process.

You can contact the team by email Regen-Carpenters.EngagementTeam@newham.gov.uk

 
 

Could Decent Homes funding have been used to refurbish the tower blocks?

We 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 option would also mean 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.

We 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 information?

In addition to the information on these web pages, you can contact the team by emailing Regen-Carpenters.EngagementTeam@newham.gov.uk for further information.

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