Edenham

Edenham

The New Homes Delivery Programme (NHDP) has identified the site adjacent to Trellick Tower as a potential area to help deliver new homes for the borough. This site, currently called Edenham, will form part of Phase 2 of the NHDP.

Location and red line map for the Edenham site.

Second round of consultation

The second round of consultation into new homes on the Edenham site has now closed. We will be publishing the full report soon. We have been working with the Cheltenham Estate Resident Steering Group to explain in more detail how the current design was developed and receive more targeted feedback on the scheme to inform the next stage of the design. 

You can view recordings of these meetings below.

Following the first round of consultation at the end of 2020, we organised a further two online chat sessions for the second round of consultation in February 2021 to provide details on how we had incorporated your feedback into the designs for the site.

This round 2 consultation video presentation and slides gave you details of the latest proposals and showed you how we have adapted the plans.

 

Edenham Round Two Presentation Pack

 

First round of consultation

We consulted residents, local businesses and organisations about the proposals in our first round of consultation at the end of 2020. We held two online chat sessions as well as an online survey to gather views. We received almost 100 feedback forms.

First round Edenham New Homes survey results

Headline findings from the first stage of the consultation

  • 49 local residents, organisations and businesses attended our two live chat sessions
Thoughts on the plans for new homes
  • Over one third of those who responded supported the plans
  • 49% objected due loss of recreation space and loss of the graffiti wall
Thoughts on improvements you’d like to see on site
  • 58% street lighting
  • 55% accessible green space
  • 50% feeling safe
Thoughts on size of new homes
  • 25% one bed
  • 37% two bed
  • 31% three or more
Thoughts on most important aspects of the site
  • 29 comments on public art space/graffiti
  • 27 comments on recreation/sports/play spaces
  • 20 comments community/culture/history

Read the full report from the first round of consultation

If you would like a copy of the appendices to the report please email newhomesenquiries@rbkc.gov/uk

Edenham 2020 - Consultation Report Phase One

This video presentation was prepared for the first round of the consultation at the end of 2020 and gives you details about the site and what our aspirations it were prior to consulting residents and businesses.

Download the presentation slides from the first round of the Edenham public consultation event 2020.

Edenham New Homes Public Consultation Event 2020

 


 

Residents’ Steering Group

The Cheltenham Estate Community Steering Group (CECSG), is a community body set up by CoMMET (The Council of Meanwhile, Metronomes, Edenham and Trellick). It represents the local community who live, work or use the space around the Cheltenham Estate, in the ongoing consultation for new homes at Edenham Way.

After a set period of meetings, the Council will consider lessons from the CECSG, may modify its proposals and will add an additional round of consultation to the programme.

Visit the CoMMET website for more information

Contact us

For more information, please contact us at: newhomesenquiries@rbkc.gov.uk


 

Edenham questions and answers

How many homes will be provided at the Edenham site?

Kensington and Chelsea’s 2019 Local Plan allocates the site as having the potential to deliver a minimum of 60 new homes but to meet the pressing housing need in the borough we would like to build more.

There are no final plans or number of homes agreed, which is why we are talking to you before any decisions have been made about the number of homes and other facilities on the site. Our presentation materials show the options and numbers of homes that these would deliver so we can obtain your feedback. 

What is the existing social housing situation in Kensington and Chelsea?

There is a severe shortage of social homes in the borough and while demand rises every year, the number of available vacancies gets smaller. Even high-priority applicants are likely to have to wait five years for a home, or even longer for three-bedroom and larger properties. As part of our brief we would looking to prioritise two and three bed social rent family homes to meet the needs we have.

What is "social rent"? Will these homes be affordable and how will they be split between private and social housing?

At least 50 per cent of the Edenham homes are proposed to be provided as affordable housing. The majority will be social rent (affordable housing for rent) with the remainder as intermediate – including key worker – affordable homes and open market rent. Kensington and Chelsea Council will retain ownership of all of the properties.

Why only 50% affordable housing?

Some homes for open market rent are required in order to fund the building of the affordable housing on site. The current intention is that the open market rent homes would be retained on a long term basis by the Council for renting purposes not sold.

How will the homes be allocated?

The new homes would be allocated via our Housing Register.

What will happen to the children's play area, ball court area and walkways?

Proposals for these areas will be shaped using comments and feedback from key stakeholders and the local community.

One of the key objectives of the project is to improve the quality of open space and public areas and we will use feedback from the consultation process to achieve this. We are hearing loud and clear that these local facilities are important to you, but the need for new homes is also extremely important.

As you will see from the latest plans, the proposals would provide an increase in public open space and play areas for residents and the community. We are also proposing options for including the re-provision of the ball court for your feedback. We want to involve residents in the location and design of these areas so they provide what the community needs.

What will happen to the adjoining Meanwhile Gardens area?

We are working with the Meanwhile Gardens Trust to ensure that the Edenham proposals align with and enhance connectivity to the Meanwhile Gardens areas adjacent to the site. 

What will happen to the public art and graffiti walls?

We know that the public art and graffiti wall areas are an important part of the area’s culture. We are committed to re-providing a legal permanent space for public art and graffiti within the overall proposals. We want to provide a graffiti wall  in the immediate area as we know how important it is.

The latest plans show that we could re-provide a similar length of public art space that is currently on the site if all the suggested locations shown are provided. We acknowledge that the public art is part of the culture of the area, however we must also balance this with the thousands of people who are in need of a home in our borough and the importance of creating high quality safe and accessible routes through the site.

A number of options for permanent re-provision are shown in the presentation which we want to hear your views on. We are also liaising with graffiti groups to obtain their views and discuss the re provision of safe spaces for public art.

Will there be a loss of public open space?

The development seeks to make the most of the quality and accessibility of public open spaces and create a more inviting and safer environment for all residents and members of the community.  We have taken on board the comments from residents and the latest proposals show a significant increase in open space on site.

Why is a tall building being considered on this site?

The proposals show a number of different options in terms of building heights and the arrangement of new buildings on the site. These are subject to ongoing review of the design which will take into consideration the comments that are received from the public consultation exercise.

The options shown consider the need to address the demand for new homes for people on the Council’s waiting list, and also provide a greater amount of improved open space. As a result, we have opted for more slender buildings in our latest designs which have a smaller footprint to create more generous and accessible spaces surrounding them.

We are also very much aware of the need to respect the scale and appearance of Trellick Tower, and drawn on similar examples of Goldfingers’ work on the Brownfield Estate adjacent to Balfron Rower which is virtually identical to Trellick. The aim is to create new homes and facilities for the community that complement and preserve the scale, appearance and character of the surrounding area.

Will Trellick Tower be impacted by the development?

Trellick Tower is an iconic, Grade II-listed building and we fully recognise its importance to the area. There would be no works undertaken to the tower itself as part of these proposals although they consider opportunities for the vacant podium at the base of the tower to provide community and employment space as well as a small number of new homes.

We are working closely with the planning authority, Historic England, 20th Century Society, heritage consultants and key stakeholders in the area to help shape a proposal that complements the Tower and adjoining buildings.

We are keen to hear from residents who live in the area about what they would like to see as part of these designs and  what they think would fit with the character of the local area.

What impact will the development have on local residents?

The development would provide much-needed new homes for the local area, improve existing pedestrian routes, create better connectivity and provide enhanced public spaces for the benefit of the wider community.

What are the different rounds of this consultation?

There are four rounds of consultation for the Edenham site.  The first round in 2020 began with a “blank piece of paper” exercise allowing residents, stakeholders and the wider community to share their feedback on what is important to them.

Views from that exercise shaped designs presented in the second round  of consultation in February 2021. Now that we have your views we are organising a third round of consultation (including physical exhibitions on site) with an updated scheme design.

More developed final plans will be prepared for a final consultation ‘exhibition’ later in 2021. Once an application is submitted, the community would also have a further opportunity to comment as part of the normal planning processes.

What actions have you taken using the feedback from the first round of the consultation? 

The comments and views submitted via feedback forms and at the online chat sessions have been taken into account and used to develop more detailed plans. These are being presented during the second round of consultation in February 2021. You can view the first round consultation report on this page.

How can residents and the wider community share their views?

Residents and other local key stakeholders can share their views during the four rounds of our consultation. The first two rounds of consultation have now closed and we are preparing for a third round of consultation in spring 2021.

Alternatively, you can contact us directly via email at NewHomesEnquiries@rbkc.gov.uk.

What dates are you working towards?

We are currently obtaining views and feedback from the community through this  series of consultation events, live chat sessions and meetings with key stakeholders in the local area. This exercise will inform the preparation of a planning application which is targeted for submission in late Summer 2021. If these proposals are approved, there would then be a further technical design period leading up to a target construction starts by Summer 2022, with completion of the first new homes in mid-2024.

How are you funding the New Homes programme?

The New Homes Delivery Programme is being funded via Housing Revenue Account borrowing and through a grant provided by the Mayor of London (Greater London Authority), alongside income from open market homes for rent provided on site.

The Council proposes to retain long term ownership of the open market and affordable homes proposed for Edenham.

Who are the architects and who would undertake the development?

We intend to build the new homes by employing an experienced contractor rather than using a third-party developer and have appointed Haworth Tompkins as architects for the Edenham project. Haworth Tompkins is an architectural practice based in London, with more than 25 years’ experience collaborating with socially driven organisations and clients to deliver award-winning projects.

Will the new homes be environmentally friendly?

The new homes would be designed and constructed within the framework set by the Council’s fuel poverty, housing improvement and carbon emission reduction objectives. We have set a target for the Council’s operations to be net zero carbon by 2030 and for the borough to be carbon neutral by 2040.

In relation to the design of the homes particular emphasis is being placed on sustainability, for example enhanced insulation to reduce fuel bills heating and hot water sources, as well as careful use of sustainable building materials. 

Will we hire local people to work on the Edenham project?

The Council will employ qualified contractors to build the development. The building contracts will include requirements for apprenticeships as well as employment of local workforce and use of locally based suppliers.

Why are you planning to build homes here and not elsewhere in the borough?

The Council has limited land on which to deliver new homes and this is exacerbated by the densely urban nature of the borough. The Council’s New Homes Delivery Programme announced to date includes a total of seven sites which are in the north of the Borough. Sites being considered for the next phases of the programme also include a number of sites in the south of the Borough.

Why are you carrying out this consultation now rather than waiting until after the pandemic?

The Council has a duty to seek to provide homes for people on the Housing Register and this project will help to facilitate this. We don’t know how long the pandemic might last and cannot wait for an indefinite period to seek to provide new homes.

In addition, the Mayor of London has allocated funding to the borough to support the delivery of new affordable homes and there are prescribed deadlines for when the different stages of the overall New Homes Programme must start to secure this.

The Council is holding four separate rounds of public consultation on this project over a period of more than nine months to ensure that people can comment on and shape the proposals. Now that Covid-19 lockdown restrictions are easing we are looking to hold face to face meetings with the local community as part of round 3 of the consultation.

The plans have already developed following the first two rounds of consultation and will continue to evolve in response to comments raised during the next two rounds of consultation. There will also be a further opportunity for the community and local residents to comment during the usual planning consultation processes

Will there be a loss of visibility of Trellick Tower from other parts of the borough/train line etc?

The design of the scheme has been carefully designed to respond to the various iconic views of Trellick Tower and discussions are ongoing with Historic England and the 20th Century Society in this regard.

A detailed Townscape and Visual Impact exercise is also underway (using visualisation technology) to ensure that the proposal complements Trellick Tower and its surroundings. 

How will the scheme affect businesses in the area?

The additional homes will have a positive impact on local businesses as there will be an increase in the customer base. We are also looking at a parallel separate exercise to improve the shopfronts use and appearance of the existing commercial and community uses.

Can you please explain why the Council is proposing an increase in the number of units and height shown in the 2015 SPD?

The SPD provides a minimum figure for housing provision and was produced some six years ago. New Government Guidance and the New London Plan require that development must make the best use of land by following a design-led approach that makes the most of the capacity of sites, including site allocations. The proposed evolving scheme has been carefully considered to take into account the opportunities and constraints within the site and surrounding area on this basis. The proposed scheme has been developed in this context, balancing the need for housing provision with outdoor space and the heritage of the site.

Are you able to share the previous options which have been developed for the site?

The previous development options for the site have been presented as part of discussions with the Resident Steering Group established for the site. These will also be available as part of the material presented at the third round of consultation.

Are you able to share daylight models for the site?

Light models for the proposed scheme have been presented as part of discussions with the Resident Steering Group. These will also be available as part of the material presented at the third round of consultation.

Detailed technical studies are being prepared as part of the latest design process in respect of daylight, sunlight and overshadowing which will carefully consider and mitigate the impacts on existing properties both on and adjoining the site in line with policy and best practice guidance.

The Service entrance on Edenham Way doesn’t work, how and why has this been proposed? 

Creating new outdoor public space, as well as improving existing streets and spaces to create environments that are good for pedestrians, cyclists and residents, are safe and well lit, and incorporate greening, trees and play are key priorities for the development. 

The proposed servicing strategy has been developed to ensure it works well with existing street networks and servicing routes. 

We have appointed Conisbee as transport consultant and are undertaking the relevant surveys and modelling to ensure the new development can be accommodated within the surrounding transport network and can be well managed. 

A Transport Statement and Travel Plan will form part of the planning application.

Will you look to set up a residents’ steering group?

We have worked alongside CoMMET (The Council of Meanwhile, Metronomes, Edenham and Trellick) who have set up The Cheltenham Estate Community Steering Group (CECSG). It represents the local community who live, work or use the space around the Cheltenham Estate, in the ongoing consultation for new homes at Edenham Way.

After a set period of meetings, the Council will consider lessons from the CECSG, may modify its proposals and will add an additional round of consultation to the programme.

For more information about CoMMET please visit their website or email commet@idk-o.com

How will Right to Buy impact any homes built?

All Council tenants have the right to buy their property. This will not change unless the law is changed by central Government. The Local Government Association is pushing for a reform of the Right-to-Buy scheme, however this hasn’t happened yet.

What’s the impact on the organisations at the base of Trellick?

There is no plan to remove or alter the existing organisations at the base of Trellick. As a Council, we are looking at how we can improve this area as part of a master plan for the wider area which form part of a separate consultation process. 

Can you please provide the Cabinet report for the New Homes programme?

All Council Cabinet Reports can be reviewed online on the Council’s website. There are several cabinet reports regarding the New Homes Programme.  Please email us if you require any assistance. 

Can you provide any density studies?

We have spoken to our planning department and Historic England and believe we could deliver 127 homes within the new homes site area of 0.91ha, and provides a density of 140 dwellings / hectare, or 393 habitable rooms / hectare.

The existing Cheltenham Estate accommodates 317 homes within 2.68 hectares, and provides a density of 118 dwellings / hectare, or 458 habitable rooms / hectare. 

With the new proposals, the capacity of the Cheltenham Estate would increase to a total 444 homes, providing a density of 165 dwellings / hectare, or 592 habitable rooms / hectare. This is well within expectations for an urban setting.

 How will existing services support new housing?

We have commissioned a new study to review the need for services. The study will look at the impact additional housing has on all elements of local community . This will include consideration of schools, hospitals, emergency services and more. We are looking to create a community space as part of the development.

Can the feedback forms for round 2 of the consultation be changed? 

We have already received a lot of feedback forms so we will be taking on board the feedback as we did in the previous round and addressing issues as we move forward.

The feedback forms have a number of open-ended comment boxes, and we already have several responses where no box has been ticked and residents have chosen to express their views in the box instead. 

When we analyse the results and provide the summary feedback for this round of consultation, we will make it clear in the result where this is the case to ensure such responses are captured in the total % figures.

What is the footprint and square metre of the tower blocks in the Council’s current preferred option?

The current proposals provide approximately 12,500m2 of new residential accommodation (GIA), and a further 1000m2 area for community / affordable workspace. 

The total footprint of the residential blocks is approximately 1600m2.

How will results be reported? 

At the end of the consultation period, we will publish a detailed report containing analysis of all feedback forms (online and paper). Accompanying the report will be an appendix report, available on request, which will contain all comments made by those responding for complete transparency. 

Unfortunately, it is not practical or feasible to publish individual feedback forms, even with personal information redacted. But collated information will be contained within the report and/or appendix document.

How are we weighting the feedback responses and if people say they don’t want it, will we stop the plans?


We have not set a formula, model or cut-off point with regards to feedback. It is important we hear from local people who live on the estate, and we need to get feedback from a wide range of residents.  We will review responses, adjust the proposals taking on board all feedback not just the feedback from the formal public consultations, and then come back to you for more consultation. We are going to hold at least two more rounds of consultation, and have also set up a Residents’ Steering Group. We need to balance the needs of the local community with the wider housing need.

Do social housing and leaseholders have a right to light?

Tenants and leaseholders can hold rights. This is dependent on the wording of their individual tenancy agreements or leasehold. 

What are the timescales around planning and when the Mayor of London money has to be spent?

The GLA funding deadline is the end of March 2023. It has recently been extended by a year in response to the pandemic. 

We are currently aiming to submit the planning application for Edenham in October 2021, however the planning dates are flexible and not fixed. If we feel more consultation is required before planning, then we will delay the submission.

Why are you building here when there are empty homes in the Borough?

This is one of many sites across the borough to tackle our housing shortage. We fully acknowledge homes purchased for investment and left empty are a big problem throughout London. We charge a premium on Council Tax on empty homes we are aware of, however we do not have the legal power to take possession of homes that belong to someone else for the purpose of providing social rented accommodation. 

We are developing an empty homes strategy which will trial the use Empty Dwelling Management Order (EDMOs) to take temporary control of anti-social and dilapidated properties and will be asking the government to consider introducing enhanced powers available to enable local authorities to bring more vacant homes back into use.

How will residents without internet hear about the proposals?

We arranged for Golborne ward homes and businesses to receive flyers. For those unable to access the internet, the invite flyers included a dedicated phone number to enable people to get in touch to arrange for a hard copy of the presentation and feedback form to be sent to them by post or if required in another language.  We also sent copies of the flyer, feedback form and pre-paid envelopes to those residents living close to the site so they could respond.

The next stage of consultation will include physical events now Covid-19 restrictions are in the process of being lifted.

There are new homes proposals on two other sites in the borough as part of the New Homes Programme – will you be building on all three of just choosing one?

Further sites are being assessed to include in our current Phase 2 sites and are subject to consultation. We aim to deliver new homes on all sites identified to local needs across the borough.

Why can’t we have 100% social housing?

We have set up a cost model which allows us to alter and amend numbers as the project changes.  The model is commercially sensitive so we will not be able to share this publicly. The model calculates viability by looking at build cost, project costs (i.e architects), interest on the money borrowed, and then compares this with the income the site would generate. At this stage ,unit numbers are changing a lot, as well as the design. We are proposing to include a lot of additional benefits to the scheme, including a community facility, a new ball court, major landscaping and consideration of the graffiti walls.

Are there any repair issues with Trellick/former car park? 

We are unaware of any structural issues with Trellick Tower. However, structural defects have been identified in the podium/car park which is a separate, freestanding building. An independent structural engineer surveyed the building in 2020 and confirmed it is currently safe. There are currently structural supports insitu ensuring the building is safe. If you require further information please email us.