New Homes Delivery Programme

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.jpg

 

 

 

Location and red line map for the Edenham site.

Edenham landscape design workshops 

Outerspace Landscape Architects held four landscape design workshops in September where local residents were invited to discuss what they would like the appearance of the main outdoor spaces to be, what sort of components they would like in them and where they feel they should be located.

These landscape workshops built on what you had already told us in the three rounds of formal consultation for the Edenham site. We asked for your input on the appearance of furniture, the type of play, the possible activities for all ages & abilities, the character of the spaces and the position of where these spaces will best serve yourselves and future residents. 

Please email newhomesenquiries@rbkc.gov.uk or call 07739 317294 for more information.

Third round of consultation

The third round of consultation on new homes and community improvements at the Edenham site resulted in 93 completed feedback forms from local residents and stakeholders keen to provide their views on the plans.

In addition to the survey, we leafleted every household in Golborne ward and held one virtual meeting and two face-to-face drop-in sessions where residents could discuss the plans with Council staff and architects.

During this third round of consultation we demonstrated how we had been working with the local community and other stakeholders to better understand their concerns and to develop a scheme that sought to balance their views along with the pressing need for new homes in the borough.

As a result of the previous rounds of consultation and resident feedback, we amended the plans for this third round to reduce the number of homes from 132 to 110 homes, reduce the height of the two previously tallest parts of the scheme, retain the large section of the graffiti wall and consider different locations for a re-provided ball court. Having consulted on 110 homes, we now know we are able to deliver 112 homes without impacting on height and density as these are a concern for some residents.

What you told us in the third round of consultation:

Building heights

  • Two-thirds (66 per cent) ‘objected’ to the revised building heights.
  • A total of 14 per cent responded neutrally (neither supporting nor objecting) to the proposals.
  • A total of 12 per cent ‘supported’ the revised proposals.

Number of homes

Respondents were asked to comment on the revised proposals for 110 homes.

  • A total of 34 comments related to there being too many homes or not supporting the proposals. 
  • Twelve comments related to concerns about infrastructure or facilities. 
  • While 11 commented they would like to see a higher number/percentage of affordable/social rent homes.

New community space

From a list of choices, respondents ranked a health and wellness centre as their first choice for a new community space at the base of Trellick Tower, followed be a creative workspace.

Landscape provision

Respondents were asked to comment on the proposed landscape provision. 

  • Fourteen commented against the landscape proposals. 
  • However, 13 were in favour of the landscape proposals.

Ball court facilities

The most selected features that respondents would like to see in the ball court were: accessible to all users (43 per cent), improved lighting (41 per cent) and flexible for use by different sports (38 per cent).

Graffiti provision

  • Half of respondents supported the proposal to retain existing graffiti walls as part of the landscape. 
  • However, a quarter objected to this approach.

Trellick Garden

From a list of choices, respondents ranked new landscaping and trees and improved safety and security as their top choices for improvements for Trellick Garden.

Servicing

  •  A third (31 per cent) ‘objected’ to the proposed access route.
  • A quarter (25 per cent) responded neutrally (neither supporting nor objecting).
  • Nearly a quarter (23 per cent) ‘supported’ the proposed access route.

Read the full report for the third round of consultation

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

View the video from the third round of consultation which showed the latest proposals and how we had adapted the plans from your feedback in the first two rounds.

For more information please call 07739 317294 Monday to Friday, between 9am and 5pm.

Second round of consultation

We consulted residents, local businesses and organisations about the proposals in our second round of consultation earlier this year. We held two online chat sessions as well as an online survey to gather views. 

A total of 122 surveys were received with 90 stakeholders attending the two live chat sessions. We would like to thank all residents and stakeholders that took the time to share their views.

Here is a snapshot of what you told us:

  • 67 per cent objected to the principle of providing new homes, improved outdoor space and flexible affordable community use/ workspace on the site, with 20 per cent of respondents supporting this
  • When presented with a choice of three building heights for the tallest building (20, 18 and 16 stories), a large percentage of respondents chose not to answer this question. This is likely to indicate that respondents did not support any of these options. A third of respondents (33 per cent) chose 16 stories.
  • 54 per cent objected or strongly objected to the proposed large landscaped central open space with an increased area, surrounded by smaller garden and park areas. This was largely due to respondents being against the scheme or height of buildings or because of the proposed movement of graffiti walls. Twenty nine per cent strongly supported or supported this approach
  • There were mixed views about the location of the ball court. Twenty three per cent would prefer to see a ball court within the newly created open space while 22 per cent wanted a ball court north of Trellick Tower and 23 per cent would prefer no ball court
  • When asked about a preferred location for public art space/graffiti wall, 24 per cent would prefer to see it located north of Trellick Tower, with 23 per cent preferring it to be integrated into the newly created central open space and 22 per cent wanting to see it on the eastern section of Meanwhile Gardens/Great Western Road Bridge. However 36 per cent would like to see the public art space/graffiti wall in another location, the vast majority of these indicating they would like to see it remain in its current location.

Following this feedback and to address these objections, we wanted to go beyond the traditional methods of consultation and have therefore been working closely with CoMMET (The Council of Meanwhile, Metronomes, Edenham and Trellick) and the Cheltenham Estate Community Steering Group (CECSG) in a number of workshop sessions to explain in more detail how the current design for the site was developed and to receive more targeted feedback to inform the next stage of design. You can review the recordings of these meetings below.Following these meetings and the two rounds of consultation, we have increased the rounds of consultation from three to four and are now looking at discussing the updated proposals for the site with the wider community.
 
We will also be holding face-to-face events as part of round three to try and reach more members of the local community as we recognise not everyone has internet access so may not have been able to attend the online consultation sessions. It is important that as many local residents as possible who live near the site have their say.

Read the full report from the second round of consultation

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

View the video from the second round of consultation which showed the latest proposals and how we had adapted the plans from your feedback in round one.

 

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

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.

 


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 series of meetings with the group in 2021, the Council has amended its proposals to take on board some of their concerns about the scheme. We are now asking for residents' feedback on the new plans in an additional third round of consultation.

Visit the CoMMET website for more information

Contact us

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

Frequently asked questions from online session - start of round 3

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. The Council’s Planning Department have also indicated that the site is capable of being designed in a way to accommodate a significantly higher number of homes.

In response to concerns about the density of development, the number of new homes proposed has been reduced from 168 to 112 homes. This number is the minimum necessary in order to (1) provide at least 50 per cent of the homes as social rent/key worker (2) deliver the new community space (3) include new landscaping, play space and open space; and (4) replace the existing ball court with a new one.

We understand that the number of homes being proposed is a subject which residents feel strongly about. However, the Council has to balance these views against the urgent need to provide new homes for those who don’t currently have them. Against this context, the number of homes proposed on this site has been reduced to the minimum that can be viably delivered whilst meeting the requirements of planning policy.

 

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.

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. There were specific questions within the feedback form for the round 3 consultation regarding open space, play space and the ball court.

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.

As you will see from the latest plans, the proposals would provide an increase in public open space and provide new dedicated 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.

The latest proposals incorporate a stretch of the existing graffiti walls forming the original ball court, known as the ‘The Beach’. These have been integrated into the landscape of Meanwhile Way as a multi-purpose space for graffiti, play and events.

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.

The boundary for the proposals now also extends to the north of Trellick Tower to consider the potential for enhancements to this area.

Why is a tall building being considered on this site?

We understand that building height is a divisive issue, and we have tried to minimise the impact of development for all. Having a taller building enables us to provide larger communal open spaces and community benefits alongside providing new homes.

In response to comments from the consultation we have reduced the height of block one to 14 storeys and the height of block three to 6 storeys.

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. 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.

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 engagement 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. The third round of consultation which ran for six weeks in July and August 2021 presented an updated scheme design. The final feedback report can be found on this page.

More developed final plans are being prepared for a final engagement event later in 2021 prior to the submission of a planning application. Once an application is submitted, the community would also have a further opportunity to comment formally on the proposals as part of the normal planning processes.

What actions have you taken using the feedback from 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 the more detailed plans. These were presented during the third round of consultation in July and August 2021. You can view all three consultation reports on this page.

The consultation material for the third round of consultation included details of how the proposals have been adapted to respond to comments from the earlier rounds of consultation.

How can residents and the wider community share their views?

Residents and other local key stakeholders were able to can share their views throughout the three rounds of consultation and also formally as part of the planning process once an application is submitted.

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

What dates are you working towards?

The three rounds of consultation will inform the preparation of a planning application which is targeted for submission in late Winter 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.

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.

The Council’s Planning Department have also outlined that development which fails to take the opportunity to optimise this site would not be supported, as it would represent under delivery and under optimisation of the site, in a Borough with an acute housing shortage. In this context they have confirmed the site is easily capable of being designed in a way to accommodate a significantly higher number of homes.

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.

In response to concerns on the Round 2 proposals which provided access to Block 3 via Edenham Way, the approach to servicing has been amended. Servicing access to both Blocks 1 and 3 will be off Meanwhile Way, accessed directly from Elkstone Road. The new development will be car free, aside from disabled parking spaces. Block 3 has also been reduced in size and number of homes, reducing the servicing requirement. 

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?

Following the second round of consultation a number of workshop sessions to explain in more detail how the current design for the site was developed and to receive more targeted feedback to inform the next stage of design were held with the 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.

As a result of these meetings and the first two rounds of consultation, we presented an updated scheme during the third round of consultation which is now closed. 

We also held face-to-face events as part of the third round of consultation to try and reach more members of the local community as we recognised not everyone has internet access so may not have been able to attend the online consultation sessions. It is important that as many local residents as possible who live near the site have their say.

We remain committed to working with the local community and other local stakeholders as constructively as possible through the remainder of the process up to the submission of a planning application, but also acknowledge that not all individuals or organisations support the proposals.

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. Visit the Council's page on Cabinet Office - Data Sharing for more information. There are several cabinet reports regarding the New Homes Programme.  Please email us if you require any assistance. 

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.

How will results be reported? 

We have published detailed reports containing analysis of all feedback forms (online and paper) for all three rounds of consultation on this web page. Accompanying the reports will be an appendix report, 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. 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. 

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 third round of consultation consultation also included two physical events on-site following the relaxing of COVID-19 restrictions.

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.

Last updated: 15 October 2021