Blackwall Reach Regeneration Project
RESIDENT
Re
HOMEOWNERS’
HANDBOOK
March 2013
CONTENTS
PAGE
1 INTRODUCTION
3
2 KEY PLEDGES TO RESIDENT HOME OWNERS
4
3 REGENERATION PLANS
5
4 BUY BACK PROCESS
7
5 DECANT TIMETABLE & OPTIONS FOR RESIDENT HOME OWNERS
9
6 HOME LOSS AND REIMBURSEMENTS
15
7 CURRENT HOUSING MANAGEMENT ARRANGEMENTS
18
8 FUTURE HOUSING MANAGEMENT PROPOSALS
21
Appendices
Key Contact List
26
2
1 Introduction
This document sets out important information about the Blackwall Reach regeneration
project. It is to help resident home-owners living in the area understand the proposals; how
they will be affected by them and where to go for further information or help.
It sets out helpful detail on:
The regeneration proposals
Phasing of the works
Options for leaseholders & freeholders
Arrangements for the future housing management of the new homes
Useful contact details if you have a query
Information in this handbook will be supplemented with further updates through the
residents’ newsletter and there will be further information so that residents can be kept
informed about their homes, the building works and disruption in the area.
A local project office has been set up, with a dedicated team of lettings, homeowner buy
back and regeneration staff (jointly provided by the Council and Swan), to provide
information and support for all residents.
Residents can phone Solon, their Independent Advisor on Freephone 0800 884 0800 for
independent advice. The Freephone line is open 9am to 5pm Monday to Friday and there is
an answer phone service outside office hours. If you leave your contact details your call will
be returned within 24 hours.
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2 Key pledges to Resident Home Owners
OwneraOOOwners
The Council has committed that every resident home owner will have an ‘option to
remain’ in the Blackwall Reach area. To qualify for this option the resident home
owner will need to have been living at the property as ‘their only or principal home’
since (or before) 9 February 2010.
Existing resident home owners will be offered an opportunity by Swan Housing
Association to buy a new replacement home within the regeneration area.
The first new homes to be built (Phase 1) should be completed by summer 2015.
Compensation for moving home will be offered to ensure that
no resident owner
will be financially disadvantaged by the regeneration. Compensation for moving
home is available, depending on their circumstances, as set out in this guide. See
pages 15-17
A purchase price based on current full market value will be agreed with each
resident home-owner and clear procedures set out for buy-backs.
High standards will be set and maintained in perpetuity for the management of
housing, parks and other public spaces in the area.
The Council will require Swan to abide by the existing Housing Association Tenants
Charter.
Residents can be expected to be treated fairly and without discrimination
and services will be accessible to all residents. If elderly and vulnerable residents
need certain care or support services, they will be given appropriate help to obtain
them.
The Council & Swan will
consult with and involve residents in the on-going
regeneration of Blackwall Reach and the management of their housing.
4
3 Regeneration Plans
BACKGROUND
Blackwall Reach requires a large amount of investment to create good quality homes for
local residents and to create a place where people choose to live and bring up their families.
Throughout the process we have involved residents and consulted with you to develop the
detailed scheme proposals that have been approved by the Council. A Resident Insight
Group (RIG) has been established as the forum for consultation with residents about the
regeneration and we have also worked with your Tenants and Residents Association (TRA).
THE AREA
Blackwall Reach comprises the 9.74 hectares of homes, businesses and open space that lie
between Cotton Street, Aspen Way, the Blackwall tunnel approach and the East India Dock
Road.
Most of the existing homes in the area are located in Robin Hood Gardens, designed by the
architects Alison and Peter Smithson in the 1960’s and completed in 1972. In addition, the
site includes further homes in Anderson House, Mackrow Walk and Woolmore Street.
SCHEME DESIGN – NEW HOMES
The current design provides for a mix of new maisonettes and flats of various tenure types,
including social rented and homes for private sale.
All new homes will meet the Lifetime Homes standard and be built in accordance with the
Mayor of London’s ‘London Housing Design Guide’. A high standard of community safety will
be achieved, by consulting with the police and following the principles of ‘Secured By
Design’.
KEY BENEFITS
Up to 1,575 new homes
Up to 566 social rented homes
Around 100 low cost homeownership properties including replacement homes for
resident home owners
New community centre
A new and improved park to replace the existing Millennium Green and better
public spaces (a minimum total of 18,000 square metres)
Up to 900 square metres of new commercial space (including a new local shops ,
offices and small business units)
A bigger and better local primary school, Woolmore School, developed by
Children’s Services
Apprenticeships will be offered to all 16-19 year olds currently living on Blackwall 5
Reach
A minimum of 20% of the regeneration construction labour and supply chain will
PHASING
The regeneration project will take a number of years and is due for completion between
2022 and 2024. It will be delivered in four phases, with the first phase (1A) split into two
sub-phases (A1/2 and B). The
Development Phasing Map is shown below.
Phase 1a (St Matthias site)
Demolition: spring 2013
Begin Construction: summer 2013
Finish Construction summer 2015 including the first replacement homes for ‘Option
to Remain’ resident homeowners.
PLANNING APPROVALS
All the proposals are subject to reserved matters approval of the detailed plans at each
phase.
Outline planning approval for the whole site was received in March 2012.
Phase 1A detailed application has been approved in December 2012.
CAR PARKING
Swan has committed to providing a replacement car parking space for residents taking up
the option to remain in the new scheme and who (as of 3rd January 2012) currently have a
valid permit to park.
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4 BUY BACK PROCESS
PURCHASE PROCESS
The Council has approved the plans for the redevelopment of Blackwall Reach and authority
has been given to begin the process for buying-out owner-occupiers in the area.
The Council has contacted home-owners in writing and in person, to offer visits so you can
ask questions about the buy-out process, the offer to homeowners, the valuation and how
to start the negotiation process.
When an existing resident homeowner wishes to explore the option of purchasing a new
property though “Homeswap”, “Shared Equity” or “Shared Ownership”, a meeting will be
arranged with the appropriate member of staff from Swan.
VALUATION
The Council will arrange for an initial valuation of the property. The Council will write to the
homeowner to send them notification of the market value and to inform them of their
entitlements to Disturbance Payments.
Homeowners can commission their own valuations from an independent chartered
surveyor. A list of independent chartered surveyors can be obtained from the Royal
Institution of Chartered Surveyors (telephone 0870 333 1600 and web site
www.ricsfirms.com) and examples of local companies who do this type of work are shown
on page 16 (Chapter 6) of this guide. Please note you should make your own enquiries to
select a suitable surveyor: the council is not recommending any company or organisation.
The following factors are taken into account in arriving at a market value:
Internal condition of the property
Any internal improvements (e.g. new bathrooms and kitchens)
Location of the property
Amenities within the area (e.g. transport links, shops and services).
The housing market in the immediate locality is also analysed and evidence of recent sales
in the area obtained from the Land Registry is used as comparable data.
The Council will pay reasonable costs incurred by the homeowner in commissioning an
independent chartered surveyor (see ‘Valuation Fees’ Section 6), subject to receiving a full
and professional valuation report. If the independent chartered surveyor does not agree
with the Council’s Valuer, there will be a negotiation between them. If they cannot settle
on an agreed valuation, then the home-owner can appeal to the Lands Tribunal.
7
The Lands Tribunal is an independent judicial body set up by the Government to resolve
disputes concerning land issues. It has the power of a court of law, and its decisions can be
referred to the Court of Appeal. The decision of the Lands Tribunal (and the Court of
Appeal) is final. The value fixed by the Lands Tribunal may be higher or lower than what was
offered by the Council. The Lands Tribunal also determines who should pay the costs of the
tribunal.
COMPULSORY PURCHASE ORDER
Compulsory Purchase Orders are a normal and necessary tool, which the council uses to
help secure land acquisitions, if voluntary agreements cannot be reached. The Council will
make a Compulsory Purchase Order (CPO) for all “land interests” (including private
dwellings) which need to be acquired to enable the regeneration to proceed.
However the Council’s intention is to seek voluntarily negotiated settlements with owners
wherever possible. Negotiations continue in tandem with the necessary CPO process. The
Council encourages owners to come forward and talk to us so that negotiations can take
place towards hopefully achieving a satisfactory settlement for all parties.
It is envisaged that resident home owners who wish to take up the option to remain will be
asked to confirm this by the council and Swan by a set date, and that this will be in advance
of the new homes being completed. The use of CPO powers by the council will not affect
this offer of a replacement home to resident home-owners under the option to remain.
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5 DECANT TIMETABLE & OPTIONS FOR
RESIDENT HOME OWNERS
All the homes in Robin Hood Gardens, Anderson House, Woolmore Street and Mackrow
Walk are to be demolished and redeveloped for the regeneration. Council tenants are being
rehoused and privately owned homes bought back by the Council. Details of the
government guidelines for the homeowner buy backs are explained in Section 6.
The Council, Greater London Authority, Swan and Countryside Properties recognise that
resident home owners have made a significant investment in the neighbourhood and are an
important part of the social fabric of the local community.
Similar key rehousing principles apply to
resident home-owners and to existing Council
tenants, including:
The ‘
option to remain’: a guaranteed option to stay in the area with an offer of a
permanent new home within the Blackwall Reach development at no extra purchase
cost.
To promote community cohesion by providing opportunities wherever possible for
existing neighbours to live closely together in the new development, if that is their
preference.
To provide a new replacement home with the same number of bedrooms.
The large-scale redevelopment of Blackwall Reach is unsettling and disruptive for
homeowners. We appreciate that early involvement is important to provide you with clear
and consistent information about the housing plans and your housing options for the future.
Many resident home-owners have only limited experience of home purchase having bought
their properties through ‘Right to Buy’. Support will be provided to help resident home-
owners through the process of choosing and moving to their new homes, and to make
informed decisions about the best choices for their households. All resident home-owners
are offered personal interviews to discuss their individual needs. They can also contact the
nominated council or Swan officers at any time to raise questions or concerns.
DECANT TIMETABLE
“Resident” homeowners must have lived in the property continuously as their principle
home since 9th February 2010 –being 12 months’ prior to the council’s decision to decant
the homes on the estate. This meets the council’s requirement for 12 months ‘ residency
prior to the activation of “decant status”, which was approved on 9th February 2011.
9
The council’s decant priority is as follows:
First decant phase by 2015: this includes residents of West Block (Nos 1-104) Robin
Hood Gardens, Nos 1-22 Anderson House and Nos 2-10 Woolmore Street. It will
enable Swan to demolish these blocks first and start building Phase 2 of the
redevelopment for the second phase of decants.
Second decant phase, expected to complete by c 2018/19, or sooner if possible: this
includes the remaining homes in the East Block (Nos 105-214) Robin Hood Gardens
and Nos 1-11 Mackrow Walk. The completion date for the second decant phase
depends on the completion of the first new homes in Phase 2 of the new
development – the development phasing is shown on page 6.
PURCHASE OPTIONS FOR RESIDENT HOME OWNERS
Some resident homeowners may want to make their own arrangements once a valuation of
their property has been agreed with the Council and the sale is completed. Many have sold
their homes already on this basis
Alternatively, all existing resident homeowners have an option to buy and move
permanently to a new property in the first phase of Swan’s new homes (Phase 1A), which
we expect to be available by summer 2015.
Resident owners in the second decant phase retain an option to move to a new home in
Phase 2 of the redevelopment if they do not wish to take up Swan’s offer of a new home in
Phase 1A. However please see the paragraph below.
It is hoped that resident home owners taking up the option to remain will be offered a single
direct move to their permanent new home. However as a last resort, the council cannot rule
out temporary decant for resident owners in the second decant phase if, for example, the
rest of the tenants and other residents in their block were successfully decanted sooner than
2018/19. We have stated throughout the process that the council will try to minimise the use
of temporary decant for resident owners taking up the option to remain, but, should this
become necessary, the council and Swan would work closely with the affected owners to
relocate them temporarily whilst their new permanent replacement home is built.
Housing options for resident homeowners living on Blackwall Reach include:
a) Buy Out
b) Homeswap
c) Shared Equity
d) Shared Ownership
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a)
Buy Out
The Council will buy-back the leasehold or freehold property for an agreed
market value,
A statutory home loss payment – for resident home-owners. This is payable
at 10% of the final purchase price up to a maximum of £47,000 home loss
payment.
Reimbursement for reasonable valuation, legal and relocation costs, as set
out in section 6.
The resident homeowner may then make their own arrangements to find another property,
or will have opted for one of the options being offered by Swan as set out below.
b)
Homeswap
Homeswap is a special arrangement to help resident home-owners to
purchase a new property from Swan in the new development on Blackwall
Reach. Swan’s offer is replacement of homes with the same number of
bedrooms.
The resident home-owner will sell their property back to the Council at an
agreed market value, plus the home loss payment and other agreed
reimbursements for legal costs etc. However, a similar property on the new
development is likely to be of a higher value than the existing.
Under Home-swap, homeowners will pay the price they receive for their
property, plus their home loss payment to purchase a new property on the
development.
The homeowner will not have to find additional money to meet the
difference in value between their existing property and the new property.
Instead this will be met by Swan in the form of a legal clause known as
‘clawback’.
The ‘clawback’ refers to the difference between the amount of money paid by
the home-owner for their new home and its higher market value.
No further money is required to be paid by the home owner, but if they sell
the property within 7 years some of that difference in value will be ‘clawed
back’ by Swan.
The legal clause only exists for 7 years duration of the agreed period and after
that time the homeowner will receive the full benefit of the difference in value
at no extra cost beyond their original investment.
In effect Swan gifts them the difference in value between their existing home
and their new home. The ‘clawback’ will be registered as a legal “charge”,
11
this first charge on the property or second charge where there is a mortgage.
If the new property is sold before the end of seven years, a sliding scale for
the repayment of the legal charge will apply (the ‘charge amount’).
Year 1
100%
Year 2
90%
Year 3
75%
Year 4
50%
Year 5
30%
Year 6
20%
Year 7
10%
Home swap is restricted to the new homes on Blackwall Reach although some
units were made available and taken up at Swan’s Streamlight development.
It requires a minimum share of 25% of the equity value of the property, and it
is available to all resident homeowners who meet the qualifying criteria.
Homeowners will be required to invest the full purchase value they receive
for the property plus the home loss payment received.
This will include any amount they have outstanding on an existing mortgage.
The homeowner will be expected to take out a new mortgage for the amount
settled on their old property to purchase the new property.
Home swap example;
Please note these figures do not reflect actual valuations
Mr A is the resident homeowner of a 1 bed flat in Blackwall Reach and he has
£10,000 outstanding on his current mortgage.
He sells the flat to the Council for an agreed amount for £100,000 and receives a
Home Loss Payment of £10,000. He pays off (‘redeems’) his current mortgage of
£10,000.
He then agrees to buy a new flat on the Blackwall Reach redevelopment which has
a market value of £220,000.
The money he has after the sale of his original property is £90,000 (£100,000 minus
the £10,000 for the redemption of the mortgage). He adds the Home Loss
Payment of £10,000 and takes out a new £10,000 mortgage, which gives him total
available funds of £110,000.
If Mr A sells the property within that seven year period he will have to pay back a
proportion in the difference in value. If he does not move for 7 years he receives
the additional value (£110,000 automatically) the clawback is removed. For each
year of occupation he is gifted part of the additional value by Swan.
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c)
Shared Equity
Swan’s shared equity option is also available to help resident homeowners who would
otherwise be unable to purchase a new home from Swan in the new development on
Blackwall Reach.
For example if the home-owner cannot for any reason replace their existing mortgage.
The equity in the existing property plus any home loss payment, will be used
to purchase a new flat or maisonette.
The new property will be bought at market value on a shared equity basis.
Swan will own the remainder of the equity based upon the percentage of the
property value that the home-owner is unable to fund. No rent will be paid
on Swan’s share.
Purchasers will be able to buy additional equity over time in 10% tranches up
to 100%.
The Shared Equity option is restricted to the new homes on Blackwall Reach, it will
require a minimum share of 25% of the equity value of the property, and is available
to all resident homeowners who meet the qualifying criteria as explained above.
d)
Shared ownership
Shared ownership is a part-buy and part-rent scheme. It helps resident home-owners
who would otherwise be unable to purchase a new property in the new development
on Blackwall Reach or in Swan’s other new developments in London and Essex.
The money from the sale of the homeowner’s existing property to the Council, the
home loss payment and any new mortgage finance will be used to purchase a share in
a new property.
Swan will grant a shared ownership lease on part of the new property, which the
purchaser can afford to buy with rent being paid on the remaining proportion of the
property.
The minimum share is 25% of the value of the property and the maximum initial share
is 75%. Additional shares in the property can be purchased over time right up to full
ownership.
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Shared Ownership example
Mr A, Existing Home Owner sells his 2 bedroom flat to the Council for
£200,000 and receives a Home Loss Payment of £20,000.
Mr A repays his mortgage of £150,000.
Mr A then agrees to buy a new two bedroom flat from Swan which has a
market value of £280,000.
Mr A is not able to take out a new mortgage and so uses the remaining
£70,000 he received (after repaying his mortgage) to buy a 25% equity stake
in the new property.
Swan will then also charge him rent of £5,250 p.a. based on 2.5% of £210,000.
(Developer’s Retained Equity)
After 5 years, Mr A sells his flat for £400,000. He would then pay Swan 75% (being
Swan’s Retained Equity Stake) of the value of the flat at the date of sale ie £300,000.
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6 HOME LOSS AND REIMBURSEMENTS
The Council is committed to the principle that no homeowner should be financially
disadvantaged. In instances where we have to buy back a property because of Blackwall
Reach Regeneration.
There is compensation available including a 10% statutory home loss payment for resident
home owners, plus reasonable compensation on completion of sale, for independent
valuation, legal and disturbance costs. These are explained below.
STATUTORY HOME LOSS PAYMENT
Home Loss payment is the statutory compensation for the inconvenience caused when
people have to sell their property because of a regeneration scheme like Blackwall Reach.
The level of compensation is different for resident and non-resident homeowners. A higher
level of compensation is paid to resident homeowners in recognition that they are losing
their home and not an investment property.
Resident homeowners
Resident home-owners are entitled to receive up to 10% of the agreed purchase price of
their property up to a maximum of £47,000 as a “home loss” payment.
The statutory Home Loss Payment is subject to the resident having occupied the property
as their only or principal home during the 12 months prior to sale.
This is specified in the Land Compensation Act. This statutory right is different from the
Council's criteria for entitlement to the option to remain which as explained is a
requirement that the home owner must have been “resident” since 9th February 2010
VALUATION AND LEGAL ADVICE
Independent Valuation and reimbursement of fees
On the understanding that you are willing to engage in negotiations for purchase of your
property by agreement, the Council will pay the cost up to
a maximum of £650 + VAT of
you seeking independent valuation advice in respect of its market value. Payment will only
be made, however, upon receipt by the Council of a copy of a valuation report prepared by
a Chartered Surveyor, i.e. a member of the Royal Institution of Chartered Surveyors with
the designation MRICS or FRICS, who has experience of working on this type of case and
possesses the requisite local knowledge.
15
In general, surveyors based in Central London or outside the local area may not know the
local housing market or have the relevant local market experience and therefore it is
advisable to appoint a locally based surveyor.
The Council is unable to recommend any particular firm, but a schedule of local
professionally qualified surveyors is attached for your assistance. You may also find a local
valuer at
www.rics.org
The Council will normally expect valuation reports to meet the current RICS Valuation
Standards but as a minimum must include the following content:
1.
Background, basis of instruction and valuation basis
2.
Description/location of property
3.
Accommodation, including measurements
4.
Construction/condition
5.
Services
6.
Charges/taxes
7.
Planning/use
8.
Details of comparable evidence
9.
Opinion of property value.
The council recommends you appoint an independent surveyor to provide valuation advice
to assist you in negotiations on price. The following table includes some local companies.
Please be aware that the council is not able to recommend a specific company and you are
advised to make your own enquiries to appoint a suitable surveyor.
Strettons,
Prevost,
W.J.Meade,
41 Artillery Lane,
33 Mile End Road,
490 – 492 Bethnal Green
London E1 7LD.
London E1.
Rd,
London E2 OEA.
Heritage & Plummer,
McBryer Beg,
Jonathan Webb & Co,
Bow House,
28 New Road,
196 The Grove,
153 – 159 Bow Road,
London E1 2AX.
Stratford,
London E3 2SE.
London E15 1NS.
Legal Fees
The council will reimburse your reasonable legal conveyancing costs up to a maximum of
£750 plus VAT, in respect of the sale of your property to the council. If you wish to re-invest
the proceeds of your sale into another property the Council will also reimburse your
reasonable conveyancing costs for the property you wish to buy, up to a maximum of £750
plus VAT, within 12 months of the sale of your property back to the Council.
Please note that under a CPO process the value of your property may be determined by a
Tribunal and you are entitled to have professional representation, the reasonable costs of
which would form part of a final compensation agreement. In this situation, the
professional fees will be paid upon legal completion of the purchase of your property.
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If you require any further information or guidance please contact Russell Shaw on 0207 364
4276.
DISTURBANCE ALLOWANCE
The Council will also pay a disturbance allowance to resident homeowners.
This disturbance allowance covers:
reasonable expenses for such things as the cost of:
o Hiring a removals van or company
o Disconnection and reconnection of services such as gas, electricity, telephone
o Hiring a plumber to connect your washing machine and an electrician or
engineer to move your cooker. Properly qualified people should always be
used and a registered gas fitter must be used to carry out any works to the
gas supply.
Receipts will be required as evidence of any payments.
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7 CURRENT HOUSING MANAGEMENT
ARRANGEMENTS
The regeneration of Blackwall Reach will take a number of years and is due for completion
between 2022 and 2024.
By the end of 2018/19 all existing Council tenants should have moved out of their current
homes and all homeowner properties acquired by the Council.
Until then, the properties on the Robin Hood Gardens will continue to be managed by
Tower Hamlets Homes on behalf of the Council.
TOWER HAMLETS HOMES
Tower Hamlets Homes is an Arms Length Management Organisation (ALMO) run by a Board
of 10 unpaid members. It was set up to deliver high quality housing services for residents
living in 22,000 Tower Hamlets Council homes.
Tower Hamlets Homes provides a range of services including:
Collecting rent and service charges
Keeping properties in a good state of repair
Keeping clean and well maintained shared door entry systems, lifts, stairs and
hallways in blocks of flats
Letting garages, car spaces and storage spaces and issuing estate parking permits
Helping tackle crime and anti-social behaviour
Helping vulnerable residents live independently and to manage their tenancy or
lease.
Neighbourhood Housing Teams provide a local, highly visible and flexible service. Each team
consists of around six housing staff, headed by a Neighbourhood Housing Officer.
SERVICE STANDARDS
Tower Hamlets Homes service standards set out what they do so you know what to expect.
Developed with residents, the standards are available on their website and in their local
housing offices.
Tower Hamlets Homes works closely with Swan Housing Association. Despite the challenges
of the regeneration programme, Tower Hamlets Homes is committed to maintaining and
improving the local housing services for residents of Blackwall Reach for as long as the
properties remain within Council ownership.
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SERVICE CHARGES
While the regeneration scheme is under way, you must keep your service charge account up
to date and arrange to pay service charges, building insurance and ground rent every year.
You will need to have a clear service charge account when the Council buys back your home.
The Leaseholders’ Handbook (see Information for Leaseholders) contains more information
on how to pay your service charge, and what to do if you have a query or disagree with your
service charge.
REPAIRS
Freeholders are responsible for repairing and maintaining the whole of their home
Leaseholders are responsible for repairing and maintaining parts of their home.
The Council (your landlord) is responsible for the structure and common parts of
your block and estate.
You can report repairs to Tower Hamlets Homes on
020 7364 5015. Mears Ltd is Tower
Hamlets Homes repair contractor.
INFORMATION FOR LEASEHOLDERS
Tower Hamlets Homes publish a range of leaflets that together form the ‘Leaseholders’
Handbook’. Some leaflets are aimed specifically at leaseholders while others are for all
residents. The leaflets give advice on living in your home and neighbourhood as well as
information about your rights and responsibilities. The Handbook is available on their
website.
For more information contact Tower Hamlets Homes Leasehold Services team on 020 7364
5015 or em
ail xxxxxxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
Information is also available in large print, as an audio file, in Braille, or in community
languages. To arrange for a leaflet in one of these formats, please contact THH on 020 7364
5015 or email xxxxxxxxx@xxxxxxxxxxxxxxxxx.xxx.xx.
NEWSLETTERS
For all Council residents
‘Open Door’: a regular round up of news and information about your housing service
and how we're improving your homes and neighbourhoods.
‘Poplar High Street Neighbourhood newsletter’: features local housing news and events in
and around your area.
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‘In Touch’: The Blackwall Reach scheme has its own newsletter, which is jointly produced by
Swan with the Council and the GLA. Collectively they are the partners on the scheme. If you
do not receive this newsletter regularly, please contact Sabaj Uddin tel: 0207 364 2534.
For all Council leaseholders
‘Leasehold Focus’: a regular newsletter for Council leaseholders delivered with your
estimated and actual service charge bills.
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8 FUTURE HOUSING MANAGEMENT
PROPOSALS
The new homes on Blackwall Reach will be owned and managed by Swan Housing
Association.
The future new homes will comprise a mix of tenure types:
Sale at full market value;
Affordable home ownership (including replacement homes for existing residents
owners);
Social rented.
The freehold of the land and buildings will be owned by Swan HA. The for-sale units will be
leaseholds1, and a mix of leaseholders and social tenants will live in the new properties.
Both leaseholders and social tenants are entitled to receive various housing management
services.
Swan HA will be responsible for
the main structure of the buildings
common parts (entrances, lobbies, lifts, etc.)
door entry systems
communal heating and hot-water systems
grounds maintenance
renting car parking spaces
estate lighting
There are some additional services that are for social tenants only, such as repairs to the
inside of a property, letting properties, looking after empty properties and collecting rents.
1A leasehold is a type of tenancy which lasts for a set period, usually 125 years (the
lease term) – and leaseholders pay a ground rent and charges for various housing
management services.
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NEIGHBOURHOOD MANAGEMENT
Swan HA has considerable experience of managing mixed tenure housing schemes. Strong
and responsive neighbourhood management, working closely with local residents, is
essential to achieve a successful and sustainable community.
Swan will operate a consistent housing and estate management service across the area and
housing tenures. The core services are set out in Swan’s service standard leaflets. In
addition, it is possible for Swan to provide an enhanced service, tailored to meet the specific
needs and preferences of the residents of Blackwall Reach through consultation. This is
called the ‘Local Offer’ and it covers those services that attract a service charge – e.g.
concierge and estate cleaning.
The new homes will be managed by dedicated staff as part of the existing housing
management structure Swan already has in place within the borough. This will include a
Neighbourhood Manager, dedicated housing officers and an estate caretaking team.
SERVICE STANDARDS
Swan will work with the community to develop a set of standards and promises so that they
know what they can expect from Swan and to agree any areas of service
improvement/enhancement. This will be developed in the form of an action plan, which
will accompany the community and housing management strategy, monitored by the
community through a local decision making group such as the Estate Regeneration
Board/Tenants and Residents Association, as mentioned above.
In addition Swan will:
Monitor and report on our performance against local standards and our Local Offer.
Obtain feedback from residents at events.
Obtain feedback through resident representatives.
Develop an effective complaints system.
LOCAL HOUSING OFFICE
Swan will build a new housing office within Phase 1a of the development. This will be
staffed with full and part-time Swan staff including caretakers, housing officers, rent
officers, Estate Services Manager and Regional Housing Director.
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CLEANING AND CARETAKING
Swan’s Estate Services Team provides a cost effective and professional approach to a
cleaning and caretaking service. It takes into account resident’s needs and also works closely
with Swan’s development team, so that a clean environment is created which will be
maintained throughout the coming years.
A dedicated team will clean and tidy all areas of the Blackwall Reach area. The team will
work under the supervision of fully trained and experienced staff to deliver a programme
determined by the Head of Estate Services, in conjunction with residents.
Residents will be involved in setting all cleaning schedules and will decide the amount of
caretaking / cleaning that is required and will ensure that value for money is obtained. All
schedules will be reviewed regularly and will change when it is felt there is a need to do so.
As far as possible this team will not change and all services provided, whilst meeting Swan’s
a corporate standards, will be tailored to the needs and expectations of the residents.
REPAIRS
Swan operates a responsive repairs service. Any new repairs will be responded to within
the following timescales:
Immediate
4 hours
Emergency
24 hours
Urgent
5 days
Routine
20 days.
Repair charges for leaseholders are made in accordance with the lease. Currently, the
Tower Hamlets Right to Buy lease allows for communal repairs to be apportioned to
leaseholders based on the Gross Rateable Value or where this is not available by floor area.
The new leases on Blackwall Reach will remain substantially the same. As required by the
Landlord and Tenant Act 1985 leaseholders can request and view all documents that go to
make up the charge.
PETS
Swan allow caged pets to be kept in all properties, and by written permission pets such as
dogs and cats will be permitted, so long as they do not cause, or are a cause for anti-social
behaviour.
Swan will allow all existing residents with pets to keep them when they move to their new
home, though this will be reviewed should the pet become, or cause a nuisance to
neighbours or other residents.
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Swan’s approach to effective neighbourhood management
Single local management contact for all residents to provide a comprehensive and
co-ordinated service
Locally based multi-tenure management
Strong tenancy service and rent recovery
Robust repairs and maintenance service
Provision of excellent estate services and work to the public realm
Effective management of anti-social behaviour
Strong commitment to resident involvement, community capacity building, and
community initiatives to tackle social and economic exclusion.
INTERIM ARRANGEMENTS
Swan has strong links with Tower Hamlets Homes which will ensure close cooperation with
the existing housing provider. In addition Swan are key members of the Common Housing
Register Forum who will oversee the decant process.
The project shop will provide an on-site facility for key Blackwall Reach staff until the new
office is built.
SERVICES AND UTILITY CHARGES
SERVICE CHARGES
Residents can only be recharged for services from which they benefit and the law says that
only the actual costs can be passed on by the landlord. Swan provides services in a number
of ways, either directly or through competitive tendering or partnering. Although basic
services, such as cleaning and maintenance, must be delivered to a high standard, the costs
for these services are regularly reviewed and bench‐marked, to ensure value for money.
Swan’s policies have a clear commitment to affordability around service charges. In addition
Swan has committed to achieving affordability through its design criteria, its “Affordable
Warmth Strategy” for existing residents and appropriate procurement of communal
services, to ensure best value for money for residents.
All proposals for service charges will be discussed through the resident engagement
framework, to ensure that final service charge levels. . Residents currently pay utility bills
through their service charges and once the final strategy has been agreed, Swan will discuss
and agree with residents the way in which these will be collected.
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HEATING AND HOT WATER
The current proposal is to have a communal plant that will serve individual properties. All
new properties will have individual water meters installed, as required by statutory
legislation. The usual practice is to pay for this as a separated listed item with service
charge and rent.
ANTI-SOCIAL BEHAVIOUR
Swan takes a strong approach in its management of anti‐social behaviour (ASB) and has a
policy and service standard which has been developed with Swan residents. Swan have
signed up to the Respect Agenda and are committed to provision of a high quality service.
Swan will also work in partnership with all relevant agencies across the borough to ensure
that prompt action is taken against the perpetrators of anti‐social behaviour and
harassment. Anti‐social behaviour will not be tolerated on Swan’s estates and this is
demonstrated through the actions taken. Swan is committed to using all the remedies
available, including the use of Professional Witnesses, Acceptable Behaviour Contracts, Anti
-Social Behaviour Orders, Injunctions, Demotions, Suspended Possession Orders, Outright
Possession Orders and Evictions.
Swan is committed to preventing anti‐social behaviour (ASB), irrespective of whether this is
caused by a tenant, leaseholder or owner occupier. Swan will work closely with other
landlords and partner agencies to make this happen.
Swan uses a specialist ASB database. This has proved effective in identifying “hot spot”
areas of incidences and multiple offenders. The information is shared at Crime and Disorder
partnership meetings. This assists in partnership working to tackle ASB and ensure tenancy
enforcement. Swan actively attends all council ASB subgroup meetings as part of it’s
commitment to partnership working and addressing anti‐social behaviour in Tower Hamlets.
INTERIM ARRANGEMENTS
Swan has strong links with Tower Hamlets Homes, which will ensure close co-operation with
the existing housing provider.
The project shop will continue to provide an on-site facility for residents to meet staff and
ask questions until the first scheme phase is completed.
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KEY CONTACTS LIST
FOR ENQUIRIES ABOUT THIS SCHEME AND YOUR OPTIONS AS A RESIDENT HOME OWNER
Sabaj Uddin (THC Housing Regeneration Team)
xxxxx.xxxxx@xxxxxxxxxxxx.xxx.xx Tel: 020 7364 2534
Andrew Western (THC Housing Regeneration Team)
xxxxxx.xxxxxxx@xxxxxxxxxxxx.xxx.xx Tel:020 7364 2536
Rob Pearce (Swan)
xxxxxxx@xxxx.xxx.xx Tel:0300 303 2500
FOR ENQUIRIES ABOUT THE VALUATION OF YOUR HOME
Russell Shaw (Asset Management, (THC)
xxxxxxx.xxxx@xxxxxxxxxxxx.xxx.xx
Tel:020 7364 4276
LEASEHOLD MANAGEMENT
Housing management and leasehold enquires should be referred to THH on 020 7364 5015
or email
: xxxxxxxxx@xxxxxxxxxxxxxxxxx.xxx.xx. NEIGHBOURHOOD HOUSING STAFF
A surgery attended by the Neighbourhood Housing Officer is held in the Project Shop every
Tuesday.
Residents can visit their local housing office. For Blackwall Reach this is: Bow/Poplar
Neighbourhood Office – 542 Roman Rd, London E3 5ES (in Roman Road Market). You can
contact:
Housing Officer is Godfrey McCurdy email:
xxxxxxx.xxxxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
Repairs inspector - Ossie Smith
email:xxxxx.xxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
ASB Officer - Florence Adeyemi email
:xxxxxxxx.xxxxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
Neighbourhood Engagement Officer – Rizia Ali
em
ail:xxxxx.xxx@xxxxxxxxxxxxxxxxx.xxx.xx
Neighbourhood Team Leader – Paul Gudge
em
ail:xxxx.xxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
Mears Area Contract Manager – Vernon Corea
e
mail:xxxxxx.xxxxx@xxxxxxxxxxxxxxxxx.xxx.xx
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INDEPENDENT RESIDENT ADVISOR
Residents can contact their Independent Resident Advisor Solon on Freephone 0800 884
0800 between 9am to 5pm, Monday to Friday. Outside these hours there is an answer
phone. If you leave your contact details your call will be returned within 24 hours.
If you are phoning from a mobile you should call 020 7780 2220.
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