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Option 1: Continued Maintenance Option Background

This option has reviewed what is required to keep your home in a good state of repair over a 30-year period. However, the KCTMO business plan is reviewed and approved in five-year investment periods so we can only present what is in the current approved plan.

The Investment Plan 2017- 2022

• Sets out planned works inside your homes and to the wider estate.

• Identifies when kitchens, bathrooms, lifts and communal heating systems will be considered for replacement.

How will work be planned?

• The investment programme sets out when each key area will be considered for repair and/or replacement. It cannot and should not be seen as a ‘guarantee’ as to when planned works will start. Further surveys will be needed.

• Logical geographic locations will be grouped together for best value.

• External works are planned in seven year periods to minimise the need for scaffolding etc.

This option looks at what is in the current and anticipated programme and will assess this against what is required to keep your homes in a good state of repair.

Important note

• All work shown is provisional and subject to budget availability.

• The undertaking and completion of planned works will be subject to survey and the identification of need.

• Not all homes will receive modernisation works within the current five-year programme.

• If the windows/doors/bathroom/heating/kitchen/electrics have been renewed in the last ten years they will not be included in the current five-year programme.

• Our yearly schedule runs from April to April, so a planned year of “2017” means that works are planned for the financial year 2017-18 (April 2017 to April 2018). Internal works (for example, new kitchens and bathrooms) are applicable to tenanted properties only and not leaseholder properties.

www.rbkc.gov.uk/BarlbyTrev

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Continued Maintenance Option Burleigh House 1-18Planned works

Common services: Upgrade communal lighting and electrics where required.

Cyclical programme: Cyclical repair and redecoration is indicated in 2022-23.

Heating and electrics: Domestic electrical upgrade, as required following testing as part of ongoing compliancy programme. Renewal of domestic boilers as they fail.

Kitchens and bathrooms: Renewal of a limited number of kitchens and bathroom fittings.

Roof: Renewal of a small flat roof, if required. No major roof works identified.

Windows and doors: No major replacement works anticipated.

Door entry system: The door entry system is in good working order. No renewal is anticipated in the 2017-22 programme and would be renewed on a responsive basis if it was to fail.

www.rbkc.gov.uk/BarlbyTrev

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Continued Maintenance Option Exmoor Street 5 (1-12)Planned works

Common services: Upgrade communal lighting if required.

Cyclical programme: Cyclical repair and redecoration is indicated in 2017. This is subject to further detailed survey.

Heating and electrics: Domestic electrical upgrade, as required following testing as part of ongoing compliancy programme. Renewal of domestic boilers as they fail.

Kitchens and bathrooms: Renewal of kitchens fittings is identified in 2017 and 2022, in poor state of repair (subject to detailed survey).Condensation treatment required in some properties.

Roof: Renewal of a small flat roof as required. No major works to the main roof are identified.

Windows and doors: The double glazed replacement windows are at the end of their 30-year design life. These windows will be inspected and considered for repair or renewal, depending on condition, and availability of funding.

Door entry system: The door entry system is in good working order. No renewal is anticipated in the 2017-22 programme and would be renewed on a responsive basis if it was to fail.

www.rbkc.gov.uk/BarlbyTrev

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Continued Maintenance Option Ladbroke Grove 319, 329-333 and 339 (1-18)Planned works

Common services: Upgrade communal lighting as required.

Cyclical programme: Cyclical repair and redecoration is indicated as needed in the next five years. This will be subject to a detailed conditions survey and instructed as required.

Heating and electrics: Domestic electrical upgrade, as required. Domestic boilers will be renewed as they fail.

Kitchens and bathrooms: Renewal of kitchens and bathrooms as required. This is subject to detailed survey and the availability of funding.Condensation treatment is required in some properties. This will be subject to detailed survey.

Roof: No major roof works identified. Renewal of roof covering to a secondary roof is identified as required.

Windows and doors: Front entrance doors and windows are anticipated at reaching the end of their design life. These will be inspected to assess the work required to extend their life. Renewal will be considered, subject to funding.

Door entry system: The door entry system is in good working order. No renewal is anticipated in the 2017-22 programme and would be renewed on a responsive basis if it was to fail.

www.rbkc.gov.uk/BarlbyTrev

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Continued Maintenance Option Treverton Tower 1-55 and Raymede Tower 1-55Planned works

Central plant: No foreseeable plans. A full borough-wide review of communal heating systems is underway to establish the options, priorities and cost of renewal.

Common services: Upgrade communal lighting as required.

Cyclical programme: Cyclical repair and redecoration is indicated in this five-year period. This will be subject to a detailed conditions survey.

Heating and electrics: Domestic electrical upgrade will be carried out as required.

Kitchens and bathrooms: Limited kitchens and bathrooms renewed as required, subject to detailed survey, condition and availability of funding.

Condensation treatment is required in some properties.

Roof: The date of roof renewal falls just outside of the 2017-22 cycle and is indicated for renewal in 2024. This work will be subject to a survey of the roof and whether repair of the existing roof will extend its life.

Windows and doors: The date of window renewal falls just outside of the 2017-22 cycle and is indicated for renewal in 2024. These elements will be inspected to assess the work required to extend their life. Renewal will be considered, subject to funding.

Door entry systems: The door entry systems are in good working order. No renewal is anticipated in the 2017-22 programme and would be renewed on a responsive basis if they were to fail.

Lifts: The lifts to Raymede and Treverton Towers were renewed in 2012 and therefore no major work is anticipated at the present time.

www.rbkc.gov.uk/BarlbyTrev

www.rbkc.gov.uk/BarlbyTrev

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The Council’s objectivesContinued

Maintenance

Objectives / Criteria Considerations Option 01

1) Build the new homes that London and the Royal Borough needs

Number of new homes - gross - net additional to existing

2) Provide the best possible homes for our existing (and future) tenants

Housing needs and unit mix requirements: - Satisfies existing Council tenants needs - Reflects borough-wide needs

Unit Sizes: - Unit sizes compared to standards in the Greater London Authority Housing SPG (2016) Minimum space standards, and Department of Communities and Local Government’s Technical Housing Standards (2015)

Access: - Reflects best practice guidance and standards (accessible and adaptable dwellings, wheelchair user dwellings)

3) Provide new homes that are affordable to people on low to middle incomes, thereby preserving our “mixed and diverse communities”

Number of new affordable homes - gross - net additional to existing

4) Use redevelopment as a catalyst to regenerate some of the Borough’s neighbourhoods which would benefit from improvement. Better homes improve health, better public realm reduces crime, more mixed uses offer more job opportunities, and more mixed tenures improve school catchments , educational aspiration and achievement

Density: - Accordance with the Development Plan* - Accordance with the public transport accessibility level for the site

Open space - amount - Type (public, communal, private)

Socio-economic impacts - Employment floorspace and jobs

5) Build the ‘Conservation Areas of the Future’ through improving the built environment and urban fabric to match the character, architectural quality and built legacy of the borough.

Reflecting the Royal Borough’s aspirations for future Conservation Areas

Placemaking and Connectivity

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Continued Maintenance

Objectives / Criteria Considerations Option 01

6) Other Planning Matters

Parking - Number of car spaces (and type: Mobility-adapted and Electric vehicles, car sharing) - number and type of cycle spaces (formal / informal, secure / unsecure) - Accordance with the Development Plan*

Privacy / Overlooking

Building heights: - Building Heights (metres above ground level) - Accordance with the Development Plan* - Reflecting surrounding context

Not applicable

Basement requirements - Basement construction requirements - Basement depth - Accordance with the Development Plan*

Energy/Sustainability

7) Commitments to Residents

Decant process - consideration of phasing - extent of decanting/rehousing required - recognising existing resident (tenant and leaseholder) interests

Disruption - scale and extent of construction period - proximity of new development to existing residents - measures put in place during the demolition/construction phases to protect amenity - social impacts - ongoing maintenance disruption

8) Project Deliverability

Physical Deliverability

Commercial Deliverability Not applicable

9) Viability Viability Appraisals

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Development Plan * comprising the London Plan (2016), the Royal Borough’s Consolidated Local Plan (2015) and the ‘Saved’ policies of the Royal Borough’s Unitary Development Plan (‘UDP’) (May 2002 as amended in September 2007 and December 2010) Daylight and sunlight is a key planning matter but at this stage it has not been fully tested for all of the options and therefore does not form part of this assessment. It is assumed that any option which is taken forward would need to be fully tested against the BRE Guidelines and the Development Plan policies. Ongoing maintenance costs for all of the options are not currently available therefore this has not been assessed at this stage.

NOTE: This Option Assessment Framework captures the assessment of the options against Council and Technical criteria only. The resident and stakeholder response to consultation is captured elsewhere, and will be acknowledged and considered within the Royal Borough’s decision making process. The Red/Amber/Green Rating parameters reflect site specific considerations, i.e. the defined bands reflect the lowest to highest impacts or outputs. The exact ranges may be adapted according to the context of the project. The Red/Amber/Green Ratings are work in progress; the rating may be updated as further technical information becomes available. All options are considered equally and with comparative information.