Section 3: The Regeneration of the Estate
1 Repairs and improvements to homes
1.1 Regular Maintenance Programme
THCH have budgetted for, and would provide a programme of regular maintenance that would ensure that the properties remain in their improved condition for a further 30 years.
2 How have residents have been involved in the regeneration proposals?
3 Proposed Works
STRUCTURAL REPAIRS- All defective concrete and brickwork areas to be repaired and cleaned where necessary
- Damp proof courses to be in good order
- Fire break installations
OVER CLADDING AND THERMAL IMPROVEMENT
- External walls and any exposed flank end walls adjacent to individual dwellings to be filled with cavity wall insulation or over-clad with insulated render where possible to help the building to retain heat.
REPAIR/RENEW ROOF
- The flat roofs will be renewed with improved insulation and covered with high performance felt backed by an independent insurance backed guarantee.
BLOCK SECURITY ALTERATIONS
- Defensible space railings to be installed to ground floor properties where appropriate.
- Access ways and courtyards to be remodelled to improve the layout of the estate.
- A proposal for the management of the underground car-park to cross-fund security improvements to the estate to be brought forward for consultation with the estate.
COMMUNAL AREA IMPROVEMENTS
- Common areas in blocks such as halls, stairs, landings and corridors will be decorated and improved where appropriate.
EXTERNAL DECORATIONS
- All properties will be decorated externally.
NEW KITCHENS (TENANT PROPERTIES ONLY)
- New kitchens will have easily repairable or renewable components. All new sinks to be fitted with mixer taps. Tiled surrounds and full decoration of the room.
- New durable slip resistant floor covering
- Plumbing for washing machine, space for fridge, gas and electric cooker points and mechanical ventilation
NEW BATHROOMS (TENANT PROPERTIES ONLY)
- Bathrooms to have hard wearing fittings with tiled surrounds and full decoration of room.
- New durable slip resistant floor covering
- Pull cord light switch, bath and basin to be fitted with mixer taps
- Mechanical ventilation
NEW TOILETS (TENANT PROPERTIES ONLY)
- New sanitary ware.
- Full decoration of room.
- New durable slip resistant floor covering
REPAIR/RENEW WINDOWS
- All windows will be overhauled thoroughly and where windows are beyond repair they will be entirely replaced with double glazed units with controlled ventilation and high quality handles and catches.
BALCONY/WALK WAY REPAIRS
- Private balconies and communal walkways will be repaired including refurbishment of existing balustrades, incorporating new infill panels, new handrail to private balconies and decoration.
- Asphalt areas to be re-surfaced.
- Repairs to soffits and walls prior to decoration.
REPAIR/RENEW ENTRANCE DOORS
DOOR ENTRY SYSTEM WORKS
- New Door entry systems will be installed subject to agreement of the majority of blocks residents.
ESSENTIAL LANDLORD SERVICES
- Repair and improvements will be made to the following where necessary. Lighting, lightning conductors, dry risers, gas and electric mains.
- Adequate lighting to be provided for all stairs, landings and balconies
- Communal satellite/digital TV aerial improvements / installation.
- Trunking on access balconies to protect wires for phones, cable TV, lighting etc.
ESSENTIAL INTERNAL SERVICES
- Electrical services will have circuit breakers, safe adequate wiring and sufficient sockets to meet modern needs. Asbestos removal, smoke stops where necessary
REFURBISH/RENEW LIFT
- Existing lifts and lift motor rooms to be refurbished
- Lift cars to be have new surfaces, controls, adequate lighting and alarm systems
DRAINAGE WORKS
- Drainage to be replaced or overhauled as necessary. All dDown pipes, soil and vent pipes to be renewed where defective. Water tanks, tank rooms and dry risers to be overhauled.
IMPROVE REFUSE DISPOSAL
- Underground Refuse Systems to be introduced to prevent open chute chambers and loose bagged rubbish.
IMPROVE BLOCK ENTRANCES
- Improved entrances to reduce anti-social behaviour, exclude intruders and enhance the appearance of the estate.
- Two stage entrances to be provided with gates to boundary railings.
EXTERNAL WORKS INCLUDING SECURITY WORKS, LIGHTING, LANDSCAPING,IMPROVE BLOCK ENTRANCES
- Attractive, hard-wearing landscaping (which would maximise noise reduction and water drainage) to be provided in close consultation with residents.
- Security fences and gates to street perimeter of blocks.Improved entrances to reduce anti-social behaviour, exclude intruders and enhance the appearance of the estate.
- Two stage entrances to be provided with gates to boundary railings.
THCH Chief Executive, Mike Tyrrell using a Underground Refuse System |
THCH Leaseholder, Mr Abraham David outside the new Luke House Door Entry System in Shadwell | Scaffolding going up at Devonport Street in Shadwell to renew the windows |
New secure communal garden at Hobsons Place in Spitalfields | Defensible space railings installed to ground floor properties at Morris Street in Shadwell |
New secondary door entry system gates and secure fencing at Stuttle House in Spitalfields | THCH Leaseholder, Mr Abraham David in the refurbished lobby of Luke House in Shadwell |
South Side of Old Bethnal Green Road | Pollard Street 1-71 (odd) | Florida Street 37-53 (odd) | Waring House | William Channing House | John Cartwright House | Charles Darwin House | Thomas Burt House | John Fielden House | Joseph Priestly House | Gwilym Maries House | John Nettlefold House | Bethnal Green Rd 395a-405a (odd) | Adrian Boult House | William Rathbone House | Southwood Smith House | Charles Dickens House | Jeremy Bentham House |
STRUCTURAL WORKS | |||||||||||||||||
Concrete and brickwork repairs | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
External decorations and works to entrance screens | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Flat roof repair / renewal | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( | ||
Parapet repairs | ( | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( | ||||
Pitched roof overhaul | ( | ( | ( | ||||||||||||||
Asphalt and balcony repairs | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
SERVICES & COMMUNAL WORKS | |||||||||||||||||
Underground drainage repairs | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Overhaul/replace rainwater goods as necessary | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Repairs and decoration to communal areas | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Overhaul water tanks | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Bin chamber refurbishment | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( | |
Overhaul door entry system | ( | ( | ( | ( | ( | ||||||||||||
Overhaul of existing lift | ( | ( | |||||||||||||||
Overhaul refuse chute | ( | ||||||||||||||||
Lightning protection | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Replace block lights as necessary | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
South Side of Old Bethnal Green Road | Pollard Street 1-71 (odd) | Florida Street 37-53 (odd) | Waring House | William Channing House | John Cartwright House | Charles Darwin House | Thomas Burt House | John Fielden House | Joseph Priestly House | Gwilym Maries House | John Nettlefold House | Bethnal Green Rd 395a-405a (odd) | Adrian Boult House | William Rathbone House | Southwood Smith House | Charles Dickens House | Jeremy Bentham House |
WORKS TO AREAS AROUND BLOCKS | |||||||||||||||||
Fencing repairs and decorations | ( | ( | ( | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( | |||
Semi-defensible space to ground floor flats | ( | ( | |||||||||||||||
Improve hard landscaping and signage | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Additional roof insulation | ( | ( | |||||||||||||||
Cavity wall insulation | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( | |
CCTV installation (subject to consultation and agreement by Residents) | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Replace / overhaul front entrance door | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | √ | ( |
Full replacement of electric laterals and risers | ( | ( | |||||||||||||||
New Digital Communal Aerial System | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
North Side of Old Bethnal Green Road | Cobden House | Elver Gardens | Nelson Gardens | Mansford Street 2-54 (even) | Grayling Square | Zander Court | Mullett Gardens | Warner Place | Lampern Square | Kite Place 1-2 | St Peters 1-51 (odd) |
STRUCTURAL WORKS | |||||||||||
Concrete and brickwork repairs | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
External decorations and works to entrance screens | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Flat roof repair / renewal | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Parapet repairs | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | |
Asphalt and balcony repairs | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
SERVICES & COMMUNAL WORKS | |||||||||||
Drainage repairs | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Overhaul / replace rainwater goods as necessary | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Repairs and decoration to communal areas | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | |
Overhaul water tanks | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Bin chamber refurbishment | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | |
Lightning protection | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Replace block lights as necessary | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Overhaul door entry system | ( | ||||||||||
Overhaul of existing lift | ( |
North Side of Old Bethnal Green Road | Cobden House | Elver Gardens | Nelson Gardens | Mansford Street 2-54 (even) | Grayling Square | Zander Court | Mullett Gardens | Warner Place | Lampern Square | Kite Place 1-2 | St Peters 1-51 (odd) |
WORKS TO AREAS AROUND BLOCKS | |||||||||||
Fencing repairs and decorations | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Semi-defensible space to ground floor flats | ( | ||||||||||
Improve hard landscaping and signage | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
CCTV installation(subject to consultation and agreement by Residents) | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Replace / overhaul front entrance door | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
Full replacement of electric laterals and risers | ( | ||||||||||
Cavity wall insulation | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
New Digital Communal Aerial System | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( | ( |
4 Minimising inconvenience to residents during the works programme
THCH is committed to keeping to a minimum any inconvenience caused by the works to the Estate.
The aim is to:
- Produce a practical building programme in consultation with residents, covering what works are to be done and when.
- Take into account health and safety considerations.
Most improvement works would be carried out while you continue to live in your home. To minimise inconvenience, THCH officers would visit each resident to make sure their individual circumstances are taken into account before refurbishment starts.
The builders will work to strict standards when they are in your home. They will be instructed to look after your belongings (making sure they are not damaged) and to ensure that water and electricity supplies are only turned off if absolutely necessary and for the minimum of time. All tradesmen would wear identity badges.
Quiet rooms or flats would be made available nearby for use by residents during the day.
A resident liaison officer, who would be sensitive to the cultural needs of the communities on the estate, would be employed to deal swiftly with any queries or concerns regarding the works.
Measures would also be put into place to ensure the safety of residents and workers throughout the build programme.
5 New Homes For Sale, Shared Ownership or Rent
5.1 Why new homes are being proposed
- improvements to outdoor space including hard-landscaping and extensive new planting.
- an overhaul of lighting and security
- installation of digital TV aerials
Residents will have the final say over what is built. The new build will be subject to further resident consultation and would require planning approval.
5.3 Will it disrupt me?
THCH will carefully plan any new build projects to minimise disruption to existing residents. They will work towards completing new homes as quickly as possible. For example, two new four bedroom houses would take approximately 10 months to complete from start to finish. Work will start no earlier than 8am and end at 5pm, between Monday to Friday.
5.4 Proposed site 1: Rushmead
This site currently contains a LBTH local housing office and garages. The housing office will be closing down in the next few years.
The proposal is to provide two storeys of commercial space on the corner of Florida Street and Rushmead Street (where the housing office now is). Above this space, we propose building seven storeys of residential accommodation. Each floor would have 4 x 2 bedroom flats.
In addition to this, we propose building a terrace of 9 x 3 storey, 4 bedroom houses with private rear gardens along Florida Street.
5.5 Proposed site 2: Pollard Street Garages
There are currently 12 garages with an entrance off Pollard Street. These garages attract anti-social behaviour and this, combined with the state of the refuse collection point, creates an unsafe and unattractive area. The proposal is to provide a 4 storey block with 4 x 2 bedroom flats per floor. This scheme, together with fencing off the area around Charles Dickens House and improving security & landscaping, would have an extremely positive impact on this part of Mansford Estate and make tenants and leaseholders proud to live there.
5.6 Proposed site 3: Wear Place
The proposed site is the car access off Canrobert Street between John Fielden House and Joseph Priestley House. The proposal is to block the Canrobert Street entrance with 2 x 3 storey, 4 bedroom houses with private rear gardens.
5.7 Proposed site 4: Blythe Street
At the end of Blythe Street there is a car parking area. In the past this area has been a popular place to dump stolen cars. The area appears unpopular for parking. The proposal is to build 4 x 3 storey, 4 bedroom houses facing north, with private rear gardens. The new houses will be designed to fit in well with the existing maisonettes and with them, create an intimate courtyard.
There is also the possibility of increasing security by closing off the cut through between Blythe Street and the parking space by Adrian Boult House. As with all these proposals, this would only be implemented following close consultation with residents.
5.8 Proposed site 5: Corner of Mansford Street and Old Bethnal Green Road
6 What happens if THCH do not get planning permission for the new homes?
7 Consultation before Refurbishment and Improvements
Before any work is started, you have the right to be consulted under Section 20 of the Landlord and Tenant Act 1985. In addition, leaseholders have a number of rights, which have been improved, by the Commonhold and Leasehold Reform Act 2002. Section 151 of this Act replaces Section 20 of the Landlord and Tenant Act 1985 in respect of consultation procedures for works. You will get details of what is planned, including estimates. You will be invited to comment on them within a specified time.
You will be required, within the terms of your lease, to make a contribution towards the cost of the works of refurbishment and improvement that will have been undertaken to blocks and the estate