Questions and answers
Read our questions and answers to find out more about our proposals for the future of the Manchester Road estate. Please use the Recite Me tool at the top left of our website if you need a translation or would like to hear the information read aloud.
1. What options are and/or have been considered?
A. Remedial works
B. Refurbishment works, and
C. Redevelopment works.
We’ve explained what each of these mean below.
A. Remedial works
We looked at the cost to carry out the fire remedial and window replacement/repair works only. This cost was very high ranging from between £120,000 to £140,000 per property which may be unaffordable to leaseholders. Completing this work would not significantly improve the energy efficiency of the homes, or deal with other concerns with the buildings such as the windows, old pipework, roof or external and internal decorations.
B. Refurbishment works
We also looked at major refurbishment works to bring the buildings up to modern-day standards. Again, this would be unaffordable for leaseholders at around £240,000 per property and still not properly achieve the standards for new homes in the 21st Century.
C. Redevelopment works
The final option is redevelopment, meaning demolition and new build. Replacing existing homes with energy efficient new ones could be the best way to make sure they meet modern standards. It would also allow us to develop good community facilities and potentially provide many more affordable homes for those in need.
Whichever route we follow there will be unavoidable disruption to the estate and the people who live there. However, we cannot continue with short-term fixes.
2. Has a decision already been made?
No decision has been made. We are still considering which option would be best for the whole estate. This is why we want to speak to as many tenants and leaseholders as possible to get your views so you can influence the way forward.
3. Why are you considering redevelopment work (demolition and new build homes)?
The buildings require significant works to meet new fire regulations, along with other investment work. The cost for this work to be done to the existing buildings would be very high and not affordable for most leaseholders. We therefore looked more widely at the buildings, and what was needed for the longer term. It was felt that no matter what investment takes place, the properties have reached a point where we would not be able to achieve homes that meet 21st Century standards.
4. What could the redevelopment option look like?
We’ve provided some initial thoughts on what it could look like, purely to kickstart conversations with you. If there is enough support to pursue the option to redevelop, we would want residents’ input into any final plans. We would take into account the need to retain as much open space as possible, to provide balconies for private outdoor space, and to ensure there is parking.
5. If there is enough support for demolition and new build, will it definitely happen?
External funding support would also be required to pursue this option. We would need to apply to the GLA for funding through their affordable housing programme.
6. When might it start and where?
Works would not start for at least three years, as there would be a lot of work needed to get planning and funding secured. To be clear, there would be no commitment to start any decant (temporarily moving residents to another home while their new home is built) or buying leaseholders’ homes until after a planning approval was achieved and funding secured.
7. How long would it take?
A redevelopment project of this scale is likely to take up to 10 years to fully complete.
If redevelopment is the best option
East End Homes Tenants
8. Would I be entitled to any financial compensation?
As a tenant you would be entitled to a home loss payment which is set by the government and is currently around £8,100. We would also help with the practicalities and costs if you have to move home temporarily because of redevelopment.
East End Homes Resident Leaseholders
9. Will East End Homes rehouse me?
We do not have a duty to rehouse you on the estate if you are a homeowner. However, we will consider the position of individual leaseholders, in particular the ability to remain as owner occupiers on the estate. One of our priorities is to keep the existing community together.
10. Will EEH buy back my home?
Yes, as part of the offer we will buy back leasehold properties at market value when the property is required. However, this would not be considered until planning permission was granted and funding for the project secured.
11. If I want to sell my home before then, how will EEH help me to sell or move?
We will not be offering this option for some time as planning and funding for the project will be required.
12. Am I entitled to financial compensation?
If we purchase your property, you will be entitled to its market value (at the time of sale) plus an additional 10% of this value. We can help with selling and moving costs such as valuations and legal costs up to a certain amount.
13. Could I simply move into a new home?
The value of the new homes is likely to be higher than the value of your existing property. If you are able to afford to buy a new home and would like to remain living on the estate, we would consider this as it’s important to keep the existing community together.
14. What if I don’t want to sell my property, would East End Homes use Compulsory Purchase Order (CPO) powers?
If the building is due for demolition, then there would be no option for you to stay. If needed, we would approach the local authority to use CPO powers. However, this is not the preferred course of action and would be used as a last resort.
Non-Resident Leaseholders
15. Am I entitled to financial compensation?
See point 12 above.
16. Will you offer me an alternative property back on the new estate?
You would be able to look at purchasing a property on the estate if there are any available for market sale.
17. Will East End Homes rehouse my private tenants?
We have no legal duty to rehouse private tenants. You will need to liaise directly with your tenants to ensure the property is vacated at the point of purchase. We will offer to provide your tenants with advice on their personal circumstances if they have to move home because of redevelopment.
All residents
18. Moving home temporarily: Where could residents move to if redevelopment goes ahead?
We want to keep the existing community together and minimise disruption as much as possible.
Some residents may be required to move to another home temporarily while their new home is being built. We would discuss residents’ needs and look to move them as near to their current home as we could. In later phases of the redevelopment it may be possible to move straight into your new home.
19. Will there be a resident vote - who gets to vote?
Yes, if there is enough initial support to pursue demolition and rebuild, and it is likely that funding can be secured, residents would need to vote in favour of this option. The vote would be open to all residents living in the affected blocks.
At this stage we are simply asking you to give us your views on whether the demolition and re-build option is supported in principle. If this is the case, there would be a detailed process put in place with an independent organisation carrying out the formal process. It would be transparent as we’re committed to a fair and open discussion.
Interim works and Housing Services
20. How safe are our homes?
As you are aware the properties do require fire remediation works to bring them up to standard. However, this work will not be carried out if we are going to demolish the buildings. The most recent fire risk assessment did not require any mitigation works to be carried out. In the meantime, to fulfil our landlord duties and ensure your safety, we have agreed to the installation of fire alarm systems and will have updated fire evacuation plans in place.
21. Will Housing Management and Estate Services continue during the project?
Housing Management and Estate Services will continue as normal and throughout any redevelopment works.
22. What happens if the new build scheme doesn’t move ahead?
We would have to revisit the other options considered, which could include doing minimal safety works only, and potentially a gradual emptying out of the buildings.
23. What will happen after the first meeting with residents?
We will pull together all the feedback from today to see what residents’ views are, and report back to you in a newsletter. We will then discuss with our Board at the end of March. If there is general support for a new build project, then the aim will be to discuss this with the London Borough of Tower Hamlets planners to get their views. We’ll also approach the Greater London Authority (GLA) to see if funding would be available for the scheme.
24. How will you keep residents informed?
We’ll hold meetings on your estate, send you newsletters, answer your email enquiries and keep our website updated, including these FAQs.