New Homes Delivery Programme

Silchester Arches

The New Homes Delivery Programme (NHDP) has identified a site by Silchester Road as a potential area to help deliver new homes for the borough. This site, currently called Silchester Arches, will form part of ‘phase 2’ of the New Homes Programme.

Location and red line map for the Silchester Arches site.

 

 

Location and red line map for the Silchester Arches site.

 

You said, We did, resident engagement events

 

Following the second round of consultation, we held two “You said, We did” resident engagement events to show residents how we have adapted the plans to take on board their feedback. 

The new proposals for the Silchester Arches scheme are outlined in this video presentation. 

You can also read how the scheme has been adapted following your feedback below. 

Know someone who can’t get online?

If you know someone who is unable to access the internet, we can arrange for a hard copy of the presentation and feedback form to be sent to them by post. You can also request the consultation materials in another language. Please call 07739 313539 Monday to Friday, between 9am and 5pm.

Second round of consultation

 

The second round of consultation into new homes at Silchester Arches has now closed. We held two online chat sessions in March 2021 to provide details on how we had incorporated your feedback into the designs for the site. Thanks to everyone who attended and who completed the online survey.

Second round Silchester Arches New Homes headline survey results

  • 24 objected to the principle of the scheme while 19 supported it. The main reason for objection was the height of the development and the impact on light of surrounding residents
  • Over half of respondents indicated five storeys was their preference
  • The majority (38) indicated they supported the retention of the tree on site
  • Attendees at the online chat sessions were clear in their support of social housing but not if the level proposed would negatively impact their existing surroundings

How we have adapted the scheme based on your feedback

  • Amended the design to a smaller building of six-storeys in height
  • Reduced the height and footprint of the building to minimise daylight/sunlight impacts
  • Amended the landscaping scheme to:
    • Ensure that no bins or bike stores are located in the garden space
    • Ensure direct and safe access to the garden for residents
    • Retain the existing London Plane tree at the front of the site
    • Provide the wheelchair accessible home on the ground floor with its own front garden and rear patio.
  • Ensured that all homes have access to a balcony or winter garden

Additionally, following concerns raised regarding the potential impact of incorporating access to ACAVA studios outdoor areas, we will be considering works to these areas separately to this application to enable further involvement with relevant parties.

Read the full report from the second round of consultation.

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

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. Not only that, but we received eight feedback forms.

First round Silchester Arches New Homes survey results

Headline findings from the first stage of the consultation

  • Nine local residents, organisations and businesses attended our two live chat sessions
Thoughts on the plans for new homes
  • Three quarters of those who responded supported the plans
  • One respondent objected due to the number of homes that could be built on the site, over development and proximity to the railway line
Thoughts on improvements you’d like to see on site
  • 63% better use of site and provision of shared outdoor space
  • 50% creating a safer environment
  • 38% enhanced street lighting and unattractive
Thoughts on size of new homes
  • 13% one bed or other
  • 50% two bed
  • 38% three or more
Thoughts on most important aspects of the site

Comments covered topics including

  • the provision of new homes;
  • having a well-designed building on the street;
  • that people living nearby are treated with dignity and respect;
  • and that the garden business currently on the site is moved to a suitable site

Read the full report from the first round of consultation.

Presentation

This video presentation was prepared for the first round of consultation which closed on 7 January 2021. It gave you details about the site and our aspirations for it. 

Download the presentation slides from the first round of the Silchester Arches public consultation events 2020.

 

  Contact us

For all other enquiries, please contact us at: newhomesenquiries@rbkc.gov.uk.


 

Silchester Arches questions and answers
How many homes will be provided and how tall will the development be?

We will use what we hear from the consultations to create a scheme that optimises the number of homes we deliver on this site, whilst respecting the adjoining buildings and surrounding area. The current proposals are looking at a six storey building which would provide 11 social rent homes.

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

There is a severe shortage of social homes in the borough. High-priority applicants are likely to have to wait a number of years for a home, or potentially longer. This scheme will help provide 11 flats to people desperately in need of somewhere to call home. 

What is “social rent”? Will these homes be affordable?

100 per cent of the homes proposed for the Silchester Arches site are for social rent. This means that the Council will retain ownership of all of the properties and none will be sold.

How will the homes be allocated?

The new homes will be allocated via our Housing Register. 

What are different rounds of this consultation?

There are three rounds of consultation for the Silchester Arches site. The first round began with a “blank piece of paper” exercise allowing residents, stakeholders and the wider community to share what was important to them on the Silchester site. Views from the first round of the consultation which ended in January 2021 shaped the designs for the second round of consultation which ended in April 2021. 
 
We have organised two additional “You said, We did” resident engagement events for June 2021 to show residents the latest plans for the site and to explain how their feedback has led to amendments. We will then be submitting a planning application for the site and residents will be able to submit feedback on the proposals as part of the formal planning consultation period.

How can residents and the wider community share their views?

Residents and other local key stakeholders can share their views during the three rounds of consultation. This will be via online chat sessions, feedback forms and during the formal planning process following submission of the application. 

What dates are you working towards?

A planning application is targeted for submission in July 2021. If these proposals are approved, there would then be a further technical design period leading up to when construction starts in early 2022, with completion of the first new homes in early-2023. 

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 Greater London Authority, alongside income from open market homes for rent provided on sites in the programme. We intend to retain long term ownership of the affordable homes proposed for Silchester.

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 PRP as architect for the project. PRP is a London-based practice which has won a number of awards for housing, including new affordable housing developments.

Will the new homes be environmentally friendly?

The new homes are to 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, emphasis is being placed on sustainability, for example enhanced insulation to reduce fuel bills, heating, hot water sources and careful use of building materials.

Will we hire local people to work on the Silchester development?

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 packed nature of the borough. The first two phases of the Council’s New Homes Delivery Programme includes a total of eight sites which are predominantly in the north with one in the south. In phase three of the programme we are exploring further sites in the south.

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

The Council has a duty 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 provide new homes and has prescribed deadlines for stages of the project to secure this. We are holding additional in-person resident engagement events now that Covid-19 restrictions have eased.

How will this development impact upon parking in the area?

 

We are aware of the shortage of parking in the area and that this is a concern for local residents. None of the new homes built on this site will be eligible for parking permits. A permit will only be issued to the ground floor flat which has disabled access. This also supports the Council’s commitment to reducing carbon emissions in the borough.

Is the Council engaging with ACAVA over the improvement plans?

We have been in discussions with the management of ACAVA and will be asking them to arrange a meeting with their users. We must ensure the existing site remains suitable and secure for its current occupants.

How is the Council dealing with the existing anti-social behaviour and noise nuisance in the area and how will you stop this from increasing?


We are aware of reports of anti-social behaviour in the area and will be talking to our housing colleagues who are dealing with issues raised by residents. Once we have completed our consultation and a final design for the site has been agreed, we will be appointing a security consultant for the scheme who will advise on the most appropriate methods to reduce anti-social behaviour on the new site. 

Have you already decided on a nine storey building for this site?

The nine storey option shown at one of the rounds of consultation was the maximum height on this site advised by our planning department.  It was one of several options we were seeking views on. From our early chat sessions with residents, it was clear that this option was unpopular.  We have therefore revised the plans based on residents’ feedback and are now looking at a six-storey building which would provide 11 homes.

What changes have been made to the scheme in response to feedback from the consultation events?


In response to feedback from the previous rounds of consultation the proposed scheme has been amended in a number of ways. We have:

  • Incorporated a smaller building of 6-storeys in height
  • Reduced the height and footprint of the building to minimise daylight/sunlight impacts
  • Amended the landscaping scheme to:
    • Ensure that no bins or bike stores are located in the garden space. 
    • Ensure direct and safe access to the garden for residents 
    • Retain the existing London Plane tree at the front of the site
    • Provide the wheelchair accessible home on the ground floor with its own front garden and rear patio.
  • Ensured that all homes have access to a balcony or winter garden

Additionally, following concerns raised during the previous round of consultation regarding the potential impact of incorporating access to ACAVA studios outdoor areas, we will be considering works to these areas separately of this application to enable further involvement with relevant parties.

We are concerned that the privacy of nearby Bramley House residents will be affected by the new development, can you reassure us?


We will work with the architects on the developed design to consider the impact on privacy at Bramley House and will ensure this addressed in the next round of consultation so residents are involved and reassured. 

Will there be a Local Lettings Policy linked to this development and who will be able to apply?


We understand this is something residents may wish us to explore, so we are currently looking at the option of a Local Lettings Policy for this site. We will develop any proposals via consultation and engagement with residents. 

Will you commit to face to face consultation on the plans for this site?

As lockdown is now easing, we have planned two additional “You Said, We did” resident engagement events in June 2021 to share the latest plans with residents and to show how we have taken on board their feedback. One of these events will be held outdoors to allow face to face discussion.

What is happening about the future of Grenfell Tower?


The decision about the future of the Tower will be made by the Secretary of State. No decision has yet been made but the Government has recently published a range of safety information which will inform the decision. MHCLG is currently in the process of holding engagement events with the bereaved, survivors and local residents to discuss the safety information in more detail and better understand their concerns ahead of a decision. MHCLG has confirmed that there won’t be any changes to the Tower before the fifth anniversary (June 2022).
 
You can find more information on the Government’s website

What do the capital works on the Silchester Estate entail?


The Capital works team will be carrying out major refurbishment works on the below four listed towers on the Silchester Estate which should commence in the early half of 2022. 

  • Frinstead House 
  • Markland House 
  • Dixon House 
  • Whitstable House

The works to be done will be external, internal and in the communal areas and will consist of some of the examples being the most significant listed below: 

  • Roof and window replacement 
  • Concrete and Brick Panel Repairs
  • Wet Riser
  • Communal Partition upgrade 
  • Concierge situated in Markland House
  • Soil stack replacement
  • Kitchen, bathroom & WC’s

The works are expected to last up to 28 months. 

Last updated: 27 July 2021