QWill the existing estate be looked after until all the works are finished?
AYes. We are committed to keeping each part of the existing estate in the best possible condition until it is demolished.
QAre there any plans to refurbish some of the properties in the later phases?
AAs the regeneration proposals cover up to 12 years, Catalyst will complete improvement works in some of the Blocks to improve living conditions for residents until the new homes are ready. Catalyst Housing’s Decent Homes Programme began in April 2010.
QWill the homes in the new development be smaller than existing properties?
ANo – the new homes are being developed to at least the same size as the existing properties. The new homes will be built to Parker Morris Standard – this is the minimum standard for the size of rooms. For example, the total floor area of a two bedroom flat should be at least 73 square meters. Properties on Wornington Green were originally built to Parker Morris Standards, so the new homes will be a similar size.
QWill I have to pay more rent for my new home?
ACatalyst Housing is committed to a rent guarantee which aims to ensure that you do not pay more rent as a result of the new development. (See the downloadable Rent Guarantee document).
• If you move into a new home that is the same size as your old property you will pay the same rent for the new property as you paid for your original home.
• If you move to either a larger or smaller property (depending on need) than your original home, you will pay the same rent as other Catalyst Housing tenants living in the same size home locally.
• This applies to moves to other Catalyst Housing properties both on and off Wornington Green.
This does not cover your service charge or council tax, so your monthly outgoings may be more. Ask your Housing and Regeneration Co-ordinator for details.
QIf I live in a large flat but only need one bedroom, will I be forced to move into a one bedroom flat?
AUnder-occupying residents will be re-housed into a property which suits his or her current needs, but you will be entitled to an offer of a property one bedroom size above your housing need if you wish. Recent changes to how housing benefit is calculated may mean that you will have your housing benefit reduced if you are of working age and have spare bedrooms. We will ensure that you are fully informed of your housing benefit entitlement so that you can make an informed choice.
QWhy do the move dates keep changing?
AWe have experienced delays to the construction programme. For Block 1 this was due to two window companies going out of business, incredibly cold and wet weather and problems with the power supplies.
We rely on our construction partners to give us accurate information on when the new homes will be ready for residents to move into and we use the dates provided to work with residents to plan their moves. Sometimes these dates change due to unforeseen circumstances – such as bad weather or where a delivery of specialist equipment is delayed.
There are also a number of inspections that need to be carried out prior to occupation going ahead to ensure the right standard is being achieved and everything is working properly. Any one of these events could cause a delay. It is disappointing for everyone when this happens and for moving in dates to change but we are committed to providing high quality new homes that residents can fully enjoy once they move in. We are in regular contact with residents to keep them informed about when they are likely to move into their new homes.
QWhat parking arrangements has Catalyst Housing put in place for tenants?
AOnce Wornington Green is redeveloped there will be an opportunity for more on-street parking as a result of the new streets being built. Existing residents of Wornington Green will be eligible to apply for a RBKC parking permit which allows parking across the borough.
QWill I be allowed to take my pets or pets to my new home?
AWe have agreed that Wornington Green tenants will be able to request permission from Catalyst Housing to take their existing pet(s) with them, as long as they have not caused anti-social behaviour.
QI have lived close to my present neighbours for many years. Can we be moved to the same part of the new estate in the new development?
AWe recognise that the great sense of community is important to residents on Wornington Green. This is why we are working to produce a re-housing plan which keeps neighbours together if that is what they want.
QWhat support is Catalyst Housing putting in place for older and vulnerable residents?
ACatalyst Housing is currently working on a project with Age UK to address the needs of older residents on Wornington Green. A community outreach worker has been employed to provide support to older residents living on the estate and increase access to local services and activities.
QWhy is Pepler House being refurbished when it will be demolished in two or three years?
AThe Wornington Green Decent Homes programme involves the replacement of electrical wiring, heating systems and kitchens and bathrooms for properties in the later phases of the regeneration. The programme will ensure that Catalyst meets central Government’s requirement to bring all properties up to their decent homes standard by December 2014, ensuring that all homes are in a reasonable state of repair and that they are warm and weatherproof with modern facilities.
Properties in Phase 1 of the regeneration (Faraday House, Lionel House, Telford House and Wheatstone House) were excluded from the programme, because residents were due to be re-housed before December 2014.
Most of Pepler House has been included in the Decent Homes programme as it is in Phase 3 of the regeneration, and residents will remain in their existing homes for a number of years. The majority of kitchens and bathrooms have not been replaced since the block was built and residents have been asking when they can benefit from new kitchens and bathrooms. The part of Pepler House that is in Phase 2 (flat numbers 73 to 96) has been excluded from the programme. If residents are happy with their existing kitchens and bathrooms they can opt out of having the work done in their homes.
QWhat will be done to minimise noise disturbance from the railway lines?
AOur Phase 2 architects Conran and Partners are currently designing Block 4, the first new block which will back onto the railway tracks. They are designing the new homes so that wherever possible living rooms and balconies face south over the new park. Rooms that face north onto the railway (mostly bedrooms) will have triple-glazed sound-resistant windows to reduce any noise. The walls will also be sound-resistant, as normal. As there is a mechanical ventilation and heat recovery (MVHR) system to provide fresh air to the flats, people will not need to open windows for ventilation if they don’t want to. This means windows can be kept closed, further reducing the noise. Windows can still be opened for cleaning. Ground floor gardens facing the railway will be surrounded by fences or screens for privacy and to further reduce noise.
QThere are lots of large families on Wornington Green. Will there be larger properties available for big families?
AThe Wornington Green Residents’ Charter makes the commitment that Catalyst will “Guarantee a new home on Wornington Green for all residents who wish to return to a new home”. Overcrowded families will be re-housed in a suitably sized home. Seven households from Wornington Green have benefited from a move into a four-bedroom mews house in Phase 1 of the regeneration.
Families also have the option of their adult sons or daughters (aged 18 or over) being re-housed in their own separate accommodation, if they are eligible. A number of larger families have already taken advantage of this opportunity. We will discuss individual circumstances on a case by case basis.
QHow large (how many bedrooms) will the largest properties be?
AAll residents are entitled to a home in the new development and we are assessing housing need to ensure that we can meet the needs of existing households, as far as possible, in terms of property sizes. We know that we have larger households to accommodate in Phase 2, so we are looking at flexible and creative ways of meeting these needs as well as planning for the future. We are currently working on designs which will provide five and six bedroom properties so that we meet the needs of our existing tenants, which at a future date can be separated into two smaller properties, when such a large size is no longer needed.