Our ideas for safer and more attractive open spacesWe think it is important that any building project should also improve the local area as well. We want to provide:

y better lighting, better paths and routes through the estate

y more attractive spaces for you to use to relax and socialise in.

We would also like to hear your views about the best locations to create playgrounds and which age groups these should be for.

BackgroundWhen we identify a site we think we could build new homes on, our teams do checks and surveys to make sure it is suitable. We also use our knowledge of the estate to suggest some potential improvements.

That's why we want to hear from as many of you as possible to find out whether we have focused on the things which matter most to you and to hear your suggestions.

Our ideas for building new homesWe think there are a number of areas at Besant Court where we could build desperately needed new homes including:

y the existing playground and ball court in the centre of the estate

y the area currently used as a car park to the back of Hathersage Court

y the land where 41–70 Besant Court sits y the area between the garden at the back of 41-70 Besant Court and Besant Court Tower

Tell us what you think about early plans for new homes and other improvements to Besant and Hathersage CourtsWe have some ideas for changes to Besant and Hathersage Courts that we’d like you to share with you.

We want to tackle the desperate shortage of council homes in Islington by making better use of the underused spaces on our estates. We think there is potential to build some new homes and to improve your communal spaces including the children’s playground and ball court so that the whole community benefits.

Read on to find out more about our plans, what happens next and there's a questionnaire to fill in to tell us what you think.

We would like to invite you to a drop in session on Tuesday 10 May between 4.30 – 8.30pm at Mildmay Community Centre Woodville Road, London N16 8NA to meet our team and architect to hear about our ideas and ask questions. We would like to reassure you that these are early ideas and no decisions have been taken.

These areas we are considering are all shown on the site map inside.

We need your

feedback by 24 June

2016

As well as bringing underused space back into use, this would also allow us to improve the type of homes provided to tenants. Having more homes overlooking the green spaces is also likely to discourage anti-social behaviour.

We would like to discuss how we can provide homes with improved accessibility, energy efficiency and adaptability to the needs of ageing residents.

Under the council’s Local Lettings Policy, existing tenants living in 41–70 Besant Court would have a priority on any new homes built. This will mean they have the option to move into better insulated, energy efficient and cheaper to run homes.

What we would like to find out from you:

Examples of other new council homes We are proud of our track record of building new homes on Islington estates, while improving communal facilities and green spaces at the same time.

Lyon Street: 20 new flats built on the site of an old Housing Office.

See www.islington.gov.uk/newhomes for more examples.

Vaudeville Court, N4: Recently completed award-winning housing development of 13 new homes built on old garages, disused pram sheds and parking spaces. A mix of 2, 3 and 4 bed homes all for council rent.

Next stepsSo what happens next once we find out what you think about these plans? Here is an outline of how it works:

Summer 2016: Gathering information about building new housing on the estate This is where we are now. Our architects have done studies which show that the sites we mention here are suitable to redevelop. Once you have told us what you think, we will let you know how we are including your feedback in the next stage of our work.

Late Summer 2016: Developing the designs and further consultation Based on your feedback, our architects will amend the design options for new homes and green space improvements. We will write to you, and to the people living in the neighbouring streets, to update you and get your comments. We will also set up another consultation event in July 2016.

Autumn 2016 Preparing the planning application and the Formal Planning stage Once we have your final feedback, we will submit proposals for formal approval by Islington Planning Department. The application plans are made available online for comment by anyone who wants to do so once the application has been recieved.

Find out more and give us your feedback

Read on to find out some of the questions that residents often raise when we are looking to build new homes. If you were unable to attend the session you are invited to:

y complete the attached feedback form and post back to us for free or online at www.islington. gov.uk/besantandhathersage

y contact our team by emailing rosemarie.jenkins@islington.gov.uk or calling 020 7527 8808

We look forward to hearing from you.

y what do you think about the sizes of homes we have proposed?

y have we chosen the right areas to improve? If so, what can we do to make them better?

y if not, are there other areas you would like us to consider instead? Do you have any other suggestions for improving the estate?

2

Winter 2016 Statutory consultation by the Planning Authority and hopefully approval for the design proposals at Planning Committee.

The earliest that building works would begin is expected to be late Spring 2017.

The new homes and environmental improvements could take up to two years to complete.

A playground area with equipment for children. Public landscaped square with a play area in contrast to central square.

Pergola structure of beams to provide a shaded walkway on the edge of a public square.

Hathersage Court

Besant Court

New

ingt

on G

reen

Roa

d

Newington Green

Mildm

ay Park

KEY

Little Besant

New public path way

New buildings containing 1,2,3,4 bed apartments including wheelchair accessible homes.

Formal public space identified as a square creating a new centre to the estate.

Retain existing memorial garden.An exciting new informal play area.

Proposals

3

A playground area with equipment for children. Public landscaped square with a play area in contrast to central square.

Pergola structure of beams to provide a shaded walkway on the edge of a public square.

Hathersage Court

Besant Court

New

ingt

on G

reen

Roa

d

Newington Green

Mildm

ay Park

KEY

Little Besant

New public path way

New buildings containing 1,2,3,4 bed apartments including wheelchair accessible homes.

Formal public space identified as a square creating a new centre to the estate.

Retain existing memorial garden.An exciting new informal play area.

The council is thinking about building new homes on my estate – what do I need to know?

Why is the council looking to build new homes on its council estatesThere is a desperate shortage of genuinely affordable homes in Islington. Providing new genuinely affordable homes is Islington Council’s top priority. One way we can do this is by finding sites we own on our existing estates to build new high quality, energy efficient council homes.

Who are the new homes for? Existing estate residents will be given first choice on new homes as part of our Local Lettings policy. The homes they move from can then be offered to other families in housing need.

How does the council decide how and where to build? With every project, we aim to:

y Build as many new council homes as we can

y Deliver as many improvements to communal areas, facilities and landscaping as we can

y Make sure the new homes and any improvements we make to an estate meet their residents’ needs, which is why we get as much feedback and local knowledge from residents and local people as possible at every stage of the work

y Ensure that when work takes place, it disrupts residents as little as possible

y Get the best value for money as we can for our budget

y Make sure our proposals and plans are legal and meet all local and national planning laws and policies.

How does the council make sure local residents benefit from the new homes?The council has a local lettings policy, so local people have priority for any new build homes. We also find out what residents want – while we are building the new homes we also want to make improvements so the whole estate benefits. This might be improving landscaping, communal areas, safety, access or green space.

What types of homes do you build?We look to build as many affordable homes for rent as possible but to help fund the costs of development and estate improvements we expect to have to include some homes for sale and part-buy, part-rent (shared ownership).

Would this affect my current rent, service charge or council tax?No – they would be unaffected by this scheme.

Would this affect the value of my home?Improving the area is likely to increase the value – though this would also be affected by market changes and other factors.

How does the council get from presenting initial thoughts to residents, through to applying to get planning permission to do the work?We gather information and present very early ideas to residents for commentsOur project managers work with architects and other professionals to identify underused and unloved areas on estates. Some of these might be good sites for us to build new homes on, and at the same time, deliver other improvement works for residents. We need to make sure that any ideas we come up are workable, so sometimes we do studies very early on to find out things like what’s under the ground, who is using a playground or parking area and if we can improve it, or what condition a building is in. We also need to make sure that our ideas follow Islington’s planning guidelines, which set out things like how high and how close together buildings can be.

We use this information to come up with some initial ideas, which we know could work, of what we might be able to do on an estate. At this stage, we might chat through our ideas informally with residents on the estate, or with the TRA/TMO to get a sense of what they think.

We present our initial thoughts to residents at a very early stage, so there’s not a lot of detail, and no decisions have been made yet.

y We develop the designs further, then we have to get planning permissionThere are several stages to go through before we decide whether the work will go ahead, and what work we will do. These stages include: Developing the designsOur architects use feedback from residents to work up design options for new homes and other improvements to communal areas, facilities and landscape on the estate. We write to estate residents and anyone else locally who is affected, to update you on the designs and ask for feedback – inviting you to attend an event, and/or fill in a questionnaire online or by post.

5

6

Preparing the planning application Our architects will work up more detailed proposals based on your feedback and a timetable for what we might be able to deliver the fastest, and we will consult with you once more. Formal planning stage Once we have your final feedback, our new build team – like anyone else who wants to build in the borough - submit proposals for formal approval by Islington’s planning department. The planning department will write to let you know that the proposal (in the form of a planning application) will available online for comment. The council’s Planning Committee, made up of councillors, will hopefully approve the plans at their next meeting.

What happens once you’ve got planning permission?We develop a scope of work and invite contractors to bid to carry out the work. We appoint the contractor who offers the best value for money; and agree a scope of work and the date the contractor will start on site. The contractor will appoint a Resident Liaison Officer for your project, who will keep you updated about how it’s going.

Do you really take any notice of what residents say when you ask for feedback?Absolutely - you are the local experts. When we ask for your feedback, no decisions have been made about what work we do. We really do rely on feedback and local knowledge from the people who live on the estate to sense-check and improve our ideas, and make suggestions about improvement works they want to see. We produce a brochure and questionnaire at every stage of consultation so everyone has a chance to have their say, even if they can’t attend consultation drop-in meetings.

Do you need this information in another language or reading format such as Braille, large print, audio or Easy Read? Please contact 020 7527 2000.To find out more information please contact: Rosemarie Jenkins Project Manager, Housing & Adult Social Services, Islington Council, Northway House, 257 Upper Street, London N1 1RU rosemarie.jenkins@islington.gov.uk 020 7527 8808 www.islington.gov.uk/newbuild

Published May 2016

Get in touch

What do I do if I have any questions, comments or concerns?Our drop-in events, design workshops and meetings are an ideal place for you to ask our architects and project managers any questions you have. Or you can call or email your project manager if you can’t make the meeting. You should also fill in the questionnaire on the printed consultation document or online on our website.

What happens if there are trees where you are planning to build?If we had to remove any trees, we would replace them.

What happens if there is parking where you are planning to build?There would continue to be parking for residents with cars in another part of the estate.

Do leaseholders have to pay for any improvement works which happen as part of a new build project?No, leaseholders would not be recharged for any improvements carried out as part of the proposals for new homes.

Would there be disruption during building?We can’t avoid noise and disturbance during building work, but we do monitor our contractors and restrict their working hours to keep this to a minimum.

How high can you build?There are strict planning rules in place that protect existing residents from loss of daylight or privacy. These restrict how high any new homes can be built, based on distances from existing buildings and whether they could be overlooked.