Here are some of the questions that you may have about the proposals along with an answer from the project team.
If you cannot find the answer to some of the questions that you may have, and the questions that local residents have asked us so far, you can submit a new question to our team by contacting [email protected] or calling 0800 955 1042.
Frequently asked questions
Why did you not pause the consultation when the lock-down came into place?
A face-to-face public exhibition would only form part of our consultation process. You can also learn more about the proposals/provide feedback on our website (angelltown.site), by phone (0800 955 1042) or via email ([email protected]).
In Lambeth we desperately need new affordable housing and we want to ensure that we can deliver these much-needed homes as soon as possible. Should the current circumstances change we will host a public exhibition in the future on the proposals.
Where can I see the presentation again?
If you were unable to attend the online question and answer session, the materials that were on display will be available on the website in the coming days. You can also view/comment on the proposals online at AngellTown.site, via email or [email protected] or by calling our Freephone on 0800 955 1042.
The project timeline
When will the work be started and how long will it take?
Following the online engagement and review of the scheme, the intention is to submit a detailed planning application in summer 2020.
What is the timeline for the delivery of the project?
Subject to the planning application being formally approved by LB Lambeth, we aim to start building in summer 2021 and complete the new homes in winter 2022.
How many homes are you providing?
We are proposing 17 new homes, 100% of which will be affordable.
Will they all be social housing?
100% of the new homes will be affordable with 9 at Council rent levels and 8 available on a shared ownership basis. These include 3 much-needed 3 bedroom homes at council rents, which aligns with the biggest needs for affordable family-size Council homes.
What size will the house be?
The proposals will be a mixture of one, two and three-bedroom properties.
How many of the homes will have three bedrooms?
Three of the new homes will be three-bedroom properties. All of these will be Council rent levels.
Can six people really live in a three-bedroom flat?
The new homes are designed to space standards set out by Homes for Lambeth alongside LB Lambeth and Greater London Authority policy. The three-bedroom, six people, flats will include a minimum of 103m2 floor area.
We wanted a new green space to cover the entire site, not housing. Why do you need to put housing in this location?
We have included new green space within the proposals. The intention is for the green space to be publicly accessible and will include new planting and a green pedestrian link connecting Peckford Place and Overton Road. The green space will provide an enhanced useable environment compared to the current disused area left behind by the former boiler house. Lambeth has a large housing waiting list and the proposals for this site will help us ensure that we are able to house more people.
What will the proposals be constructed from?
The building is predominantly constructed with brick and other non-combustible materials, flats will contain sprinklers. The fire consultant will also submit a comprehensive report to accompany the planning submission.
Will they be fire safe?
Yes, all relevant regulations will be followed. A fire consultant has been appointed to offer guidance throughout the design process, ensuring, latest fire regulations are met. A Fire Safety Report will be submitted with the planning application to show the measures taken to minimize the risk of fire.
Do you know specifically how many 1 beds, 2 beds, 3 beds?
Here are the details of the numbers of properties and their tenure, as at 30 April 2020. This may change prior to the planning application submission.
Council rented homes: 4 x 1 bed, 2 x 2 bed, 3 x 3 bed.
Shared ownership homes: 4 x 1 bed, 4 x 2 bed.
Will it be possible to have a community centre at the base/ground floor level of the building?
LB Lambeth has identified the site as appropriate for affordable housing, and the designs maximise the use of the site for this use. We have included new green space within the proposals. The intention is for the green space to be publicly accessible and will include new planting and a green pedestrian link connecting Peckford Place and Overton Road.
The green space will provide an enhanced useable environment compared to the current disused area left behind by the former boiler house. Lambeth has a large housing waiting list and the proposals for this site will help us ensure that we are able to house more people.
Is this provision being done in partnership with a housing association provider?
The developer is Homes for Lambeth, who will manage the completed property.
Do the proposals include any upgrades to the Angell Town estate?
Homes for Lambeth’s remit is the development of the new homes being proposed for the estate, and the associated communal garden. You would need to contact Lambeth Council’s estate regeneration team if you have any specific questions about upgrade works on the existing estate.
Are there designated bin stores so they are not left on street?
The bin stores are internal to the block, with refuse collection taking place from Peckford Close. There will be a communal refuse store within the building and individual, enclosed bin stores for each of the wheelchair homes adjacent to their entrance doors. Servicing is envisaged from Roman Rise.
St John's School
The scheme is next to St John's school. How will you ensure that the children are safe and that there is no overlooking?
The boiler house element of the site will be replaced by a new landscaping and play area which will separate the new building from the school to help eliminate overlooking from the new proposals.
How will you ensure the safety of the children at the local school during construction? How will you ensure the construction process does not impact children’s learning at the new school?
The Construction Management Plan will include measures to ensure that there are no conflicts with the operation of the school or parental drop-off and collection activities. This document will be submitted with the planning application and will be scrutinized by the Local Planning Authority ahead of construction starting on site.
Isn’t the whole scheme just too close to the school?
The original boiler house, now demolished, was too close to St John’s school but by combining the boiler house land with an area of car parking next to Fairfax House, we believe we can build on this site with limited impact upon the school.
St John's Church
How will you reduce the impact on St John’s Church?
The proposals are orientated to ensure that they do not impact the Church. St John’s Church tower will remain the highest building in the area. The proposals are making use of a vacant previously developed site to bring forward new affordable homes and to enhance the appearance of the local townscape through a high quality aesthetically pleasing building, new urban greening and public open space and connections.
Is there a list of all the organisations whose rules and regulations are being used for this project?
The planning policies of both the GLA and Lambeth Council must be adhered to. These include:
Current London plan
New London plan
Lambeth Local Plan Guide
To supplement these strict policies Homes For Lambeth also has its own Design Principles. These can be found here:
The Planning Application, submitted to Lambeth Council, will contain the following documents:
- Design & Access Statement
- Planning Drawings
- Planning Statement
- Noise Assessment
- Construction Logistics Management Plan
- Tree Assessment
- Transport Assessment
- Daylight & Sunlight Assessment
- Ecological Survey
- Landscaping Scheme
- Air Quality Assessment
- Archaeological Assessment
- Fire Safety Strategy
- Sustainability & Energy Strategy
- Overheating Assessment
- Flood Risk Assessment
- Drainage Assessment
- Framework Construction Management Plan
- Heritage Statement
- Statement of Community Involvement
How is noise going to be control and monitored during construction?
Whilst temporary, we do appreciate that any development is disruptive. HFL will seek to mitigate the impact of the development through ensuring that the selected Contractor complies with the Considerate Contractors Scheme. Construction will also take place during standard working hours. There will be an element of noise, dust ant traffic as part of a demolition and build project but this will be minimized through a range of measures that will be presented to the Council and will need to be agreed ahead of construction.
How will it affect current residents (road closures, noise, dust etc.)?
A full Construction Management Plan will be completed as part of the application process. This will be a live document throughout the construction programme, which shall be made available to stakeholders, local residents and council members. The report will include the proposed processes and methods of containment. Contact details and complaints procedures shall also be provided and advertised on any site hoardings.
How will you reduce the construction impact on the residents of Fairfax?
We are proposing that construction traffic will avoid using Angell Road and that delivery times will be staggered throughout the day to ensure an even flow of traffic.
How is this scheme and the schemes for the rest of the estate being financed?
The financing of Angell Town and other projects being developed by HFL is outlined in the 2020-23 Business Plan - http://engage.homesforlambeth.co.uk/plan.
How will you decide who lives in the new homes?
The rented homes will be allocated in terms of LB Lambeth’s allocation policy. The shared ownership homes will be available to all.
Will these properties be for the residents of Lambeth?
For Lambeth’s secure tenants and leaseholder on the regeneration estates there are Key Guarantees which outline the re-housing options - http://engage.homesforlambeth.co.uk/key_guarantees. These guarantees give households the option to move from the estate or move into a new home. There is also a package of compensation and support outlined in the guarantees. All the residents of these new homes will live or work in Lambeth.
Do you know if Angell Town Estate Residents have priority on the waiting list?
There will be no priority, in this case, for Angell Town residents. All those on Lambeth’s waiting list, including Angell House residents, will be able to bid for the properties in line with LB Lambeth allocation policy. The shared ownership homes are available to all.
What is an affordable home?
We are proposing two affordable housing products within Angell Town. A large proportion of the homes will be at Lambeth Council rent levels. The remaining homes will be ‘shared ownership’ properties. Shared ownership properties are an affordable housing product aimed at first time buyers. Those accessing this product purchase a percentage of the property (usually 25%) and pay rent on the remaining balance of the property. These houses are sold at no more than 80% of the market value of a flat of the same size/type. More details about our guarantees for the shared ownership home owners can be found here: https://www.homesforlambeth.co.uk/the_key_guarantees_for_resident_homeowners
How many car parking spaces will be provided?
The proposals for Angell Town are car free, there will be no parking spaces except for the wheelchair accessible units which will be provided in close proximity on street.
There is a net loss of parking – where will the people who currently use these spaces park?
We have undertaken a detailed parking survey that has shown that there is capacity within the surrounding roads to accommodate the displaced car parking. Residents in the estate will be able to apply for an estate or CPZ permit to park in these areas. Shared ownership properties are an affordable housing product aimed at first time buyers. Those accessing this product purchase a percentage of the property (usually 25%) and pay rent on the remaining balance of the property. These houses are sold at no more than 80% of the market value of a flat of the same size/type. More details about our guarantees for the shared ownership home owners can be found here: https://www.homesforlambeth.co.uk/the_key_guarantees_for_resident_homeowners
How many cycle spaces are you proposing?
We are proposing 25 cycle spaces within a secure, ground floor store. Each new home will have access to one cycle space, there will also be provision for visitors.
The climate emergency
How will these proposals face the climate emergency seriously?
The proposals have been designed with the climate emergency in mind using sustainable construction methods and materials. We are proposing the use of Air Source Heat pumps that capture and reuse the energy within a building, reducing the energy consumption.