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W I T H

R E S I D E N T S

F O R

B E T T E R

H O M E S

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S T R O N G E R

Clapham Park your home, your community, your choice

Leaseholders

C O M M U N I T I E S

Formal consultation on the proposal to transfer the freehold of the Council’s homes on the Clapham Park Estates and surrounding areas to Clapham Park Homes

All the council owned housing within the blue NDC boundary shown on this plan is included in these stock transfer proposals for the Clapham Park Project area.

Translations If you would like an explanation of this document in your own language, please call Lambeth Council on 0800 013 0332. Pour obtenir une explication dans votre langue du contenu de ce document, veuillez appeler Lambeth Council au 0800 013 0332 (numéro vert, appel gratuit) Se quiser uma explicação deste documento na sua língua, por favor, telefone para o Council de Lambeth na linha gratuita 0800 013 0332 Si desean recibir una explicación de este documento en su idioma natal, llamen al teléfono gratuito del Ayuntamiento de Lambeth, 0800 013 0332

If you would like this information in large print, braille, audio tape, or in another language please contact 0800 013 0332.

Contents

A LETTER FROM LAMBETH COUNCIL . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .3

A

SUMMARY GUIDE

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .5

B

CPH’S PROPOSED IMPROVEMENTS TO THE ESTATES . . . . . . . . . . . . . . . . . . . . . . . .11

C

THE COUNCIL’S HOUSING TRANFER POLICY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .25

D

IMPROVING THE ESTATES AND PROVIDING NEW HOMES . . . . . . . . . . . . . . . . . . . .37

E

CONTINUING AND IMPROVING YOUR SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . . .47

F

INVOLVING YOU IN THE RUNNING OF THE SERVICE . . . . . . . . . . . . . . . . . . . . . . . . .51

G

ABOUT CLAPHAM PARK HOMES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .55

H

USEFUL NAMES AND ADDRESSES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .63

I

OTHER INFORMATION YOU MAY WANT TO LOOK AT . . . . . . . . . . . . . . . . . . . . . . . . . .67

M

GLOSSARY OF TERMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .69

1

Clapham Park Formal Consultation to Leaseholders / A letter from Lambeth Council

Dear Leaseholder PROPOSED TRANSFER OF THE FREEHOLD OF YOUR HOME TO CLAPHAM PARK HOMES I am pleased to enclose the leaseholder consultation document setting out the Council’s proposals for the transfer of the freehold of its homes on the Clapham Park Estates (the Estates) and surrounding area to Clapham Park Homes Limited (CPH). The Council is also consulting all of its secure and introductory tenants who live on the Clapham Park Estates. CPH is a new community led not-for-profit housing association which has been set up as part of the Metropolitan Housing Trust Limited (MHT) group. This document explains the details. The proposals include refurbishment of approximately 50% of the existing Council owned housing on the Estates to a high standard. Where the existing housing is of such a poor quality that it is not cost effective to improve it, it would be demolished and new homes for affordable rent would be provided. There would also be additional affordable housing provided for key workers and for those residents with special housing needs, as well as private housing for sale. In addition, there would be major improvements to the wider environment including new roads, improved lighting, high quality play facilities and open spaces and a range of community facilities. The Council is inviting you to comment on its transfer proposals because the Council’s legal interest in your home will be included in the transfer to CPH if it goes ahead. Your views are important to us. You will find a reply form (with a reply paid envelope) sent with this consultation document for your comments and we hope you will use it. You can also use the form to request more information. Please return the form to reach us by midday on 14th February 2005. The Council will consider all comments made by leaseholders and these comments will also be passed onto the Office of the Deputy Prime Minister. Secure and introductory tenants will take part in a ballot in February/March 2005. Leaseholders cannot, for legal reasons, take part in that ballot. However, the Council will conduct a separate ballot of leaseholders at the same time and will consider your views.

2

Clapham Park Formal Consultation to Leaseholders / A letter from Lambeth

The transfer would only go ahead if a majority of the secure and introductory tenants who vote are in favour of the proposal. THIS IS NOT THE BALLOT. At this stage the Council simply wants to hear your comments. We will consider them and send you a letter explaining any changes that result. We will then let you know in writing whether the Council decides to go ahead with the ballot. Over the next few weeks the Council will hold surgeries across the estates to explain these proposals. If you wish to contact us, please call Michael Hunte on the Council’s Freephone helpline 0800 013 0332. I look forward to hearing from you. Yours sincerely

Stewart Holton Executive Director of Housing

3

4

A

Summary guide A summary of the housing transfer proposal and the benefits it would provide

Summary guide / Clapham Park Formal Consultation to Leaseholders

WHAT IS THE PROPOSAL? The London Borough of Lambeth is consulting you about the possible transfer of the ownership and management of the Council’s housing on the Clapham Park Estate and surrounding area (the "Estates") to Clapham Park Homes Limited (CPH). A plan showing the Estates proposed for transfer is included on the inside front cover of this document. The Estates have 1,977 homes of which 1,445 are tenanted and 532 are owned by Leaseholders (figures correct at October 2004). CPH would be your new landlord if the housing transfer goes ahead. CPH would be a subsidiary of Metropolitan Housing Trust Limited (MHT) and would be a new, local, charitable housing association. MHT was chosen in competition with other housing associations as the Housing Association Partner by a panel including residents, the Council and the New Deal for Communities (NDC) Board. The Council has put together this proposal with ideas and contributions from the NDC, residents’ associations, the Clapham Park Neighbourhood Forum, independent resident advisers FIRST Call and MHT. With the support of MHT, the Council and the NDC, CPH aims to transform the Estates as outlined below and throughout this document. It intends to refurbish significant parts of the Estates to a high standard, to demolish parts of the Estates where refurbishment is not a viable option and build new flats to replace those that have been demolished. It would also build additional new flats and houses for private sale and plans to provide new community and business facilities in consultation with the Council and other relevant agencies such as: • An additional primary school in the south of the area • More childcare facilities • Additional premises for businesses and retail, both new and existing • A healthy living centre • Community buildings where groups can meet • An improved road layout, with better lighting • Numerous new areas for children’s play • A new park in the heart of Clapham Park CPH plans to provide the improvements and facilities dependent on a viable business plan. It also plans to modernise 956 homes (617 tenanted and 339 owned by leaseholders - figures correct at October 2004), which are all the remaining homes which are not due to be demolished and rebuilt. Nominations to the Estates would still work on the same basis as they currently do, in accordance with the Council’s Allocation policy. One of the aims of this scheme is that the housing and environmental services that residents receive should improve through better local

6

Clapham Park Formal Consultation to Leaseholders / Summary guide

A

control. Better use would be made of courtyards to provide welcoming external spaces for residents of individual blocks. Some block entrances would be turned to the street to improve residents’ feelings of security. The additional housing that is built for private purchase should provide a balanced community and bring valuable investment into the area. Lambeth Council is now proposing to transfer the ownership and management of its homes on the Clapham Park Estates and the surrounding area to CPH.

What is a Housing Association? Housing Associations (sometimes called Registered Social Landlords or RSLs) are not for profit organisations, which provide affordable housing. There are over 2,000 housing associations in England owning over three million homes. Any profits they make are invested in improving their housing and services and repaying loans. They do not pay any money out to private shareholders. Most are regulated by the Housing Corporation (as CPH will be) and are subject to inspection by the Audit Commission and government agencies that make sure that public services are well provided. For more information about the Housing Corporation and its role see Section H.

What is Clapham Park Homes? If there is a positive ballot CPH would be registered as a new local, resident led, not-for-profit housing association for Clapham Park. It will be registered as a charity and registered as a social landlord with the Housing Corporation. It will receive all the homes transferred from the Council on the Estates and provide housing services to all residents on the Estates and implement the Masterplan (see Section B). It will operate within the Metropolitan Housing Group. CPH is not-for-profit organisation which means that all of its income is spent on the housing and community services, providing new homes and repaying loans. There would be no "profit" shared out between members of CPH as all surpluses are recycled back into the association. Every penny would have to be properly accounted for.

What is Metropolitan Housing Trust? MHT was founded 41 years ago and in 2004, it received the largest single housing fund allocation from the Housing Corporation. MHT provides good quality, affordable homes and works to create strong communities. MHT Group owns and/or manages 21,000 homes. In partnership with other housing associations, MHT is currently regenerating seven major estates in London and Nottingham. MHT is a not-for-profit organisation which means that all of its income is spent on housing, support and community services, providing new homes

7

Summary guide / Clapham Park Formal Consultation to Leaseholders

and repaying loans. There would be no "profit" shared out between members of MHT as all surpluses are recycled back into the association. Every penny would have to be properly accounted for.

What would the transfer mean for you? • More money being spent on repairs and improvements to the blocks and the Estates (Refer to Section C) • The provision of new homes on the Estates (Refer to Section C) • Residents having a much greater role in the running of the Estates (Refer to Section F) With the support of MHT, the Council and the NDC, CPH aims to transform the Estates as outlined in this document. • A proposed £82 million programme of repairs and improvements to blocks to be refurbished • A proposed £455 million redevelopment programme • Investment to improve security along with crime prevention measures • Direct involvement of residents in the management of their homes • Improved local services • A range of new community facilities, including a new primary school, more retail outlets, and a new central park

Would the promises be kept If the transfer goes ahead, CPH and MHT would enter into a formal legal contract with the Council. This contract would contain a legally binding commitment that CPH would keep all the promises made to you in this document, including the repairs, improvements and new build programme. CPH would also enter into a legally binding contract with MHT which would formalise their relationship and set out their formal obligations to each other. In addition, the Housing Corporation would monitor the delivery of promises to residents through its regulatory function. The Council would only let the transfer go ahead if CPH can promise to re-house all existing tenants and leaseholders that wish to be re-housed.

WHAT ARE THE MAIN BENEFITS OF TRANSFER? The Council believes that the main benefits for leaseholders of the transfer proposal would be: (i) A proposed £82 million programme of repairs and improvements to blocks to be refurbished.

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Clapham Park Formal Consultation to Leaseholders / Summary guide

A

Leaseholders would benefit from the following: • more secure entrances • sound insulation to tenants’ homes to modern standards; • double glazing to windows and doors; • better arrangements for refuse disposal • better access to well maintained open space • internal redecoration in homes where the resident is temporarily re-housed • estate improvements works Most blocks would have all of the above works carried out to them except where, for example, the block has recently had double glazing fitted. However, it may be the case that the above works would have to be carried out in any event (please see Section C).

(ii) A proposed £455 million programme of redevelopment Within 10 years of transfer 1,013 homes which are of such a poor quality that it is not cost effective to improve them would be demolished. Existing leaseholders in these homes would be offered new high quality housing. A further 1,531 homes would be built. These include 1,416 homes for private sale as well as additional affordable homes provided over and above those needed to re-house existing tenants. These would include 50 homes for people with special needs, 100 shared ownership units and 75 shared ownership live/work units. (iii)Investments to improve security and crime prevention measures CPH will make sure that all possible steps are taken when designing areas on the Estates to prevent crime. For example, the proposed new road layouts would remove many of the existing ‘dead ends’ and would encourage residents to move freely around the area. Street lighting would also be considerably improved. Entrances to blocks which are being retained would be moved from internal courtyards to face directly onto the street to improve public safety wherever this is possible. There will also be new security doors and windows. (iv) Direct involvement of residents in the management of their homes Measures include the election of 7 residents (of which a maximum of 3 may be leaseholders) to the Board of CPH and a greater say for all residents who wish for more involvement.

9

10

B

CPH’s proposed improvements to the estates

CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

This section sets out what the redevelopment plans are and how you would be affected. Section D provides further detail in relation to the redevelopment as a whole.

WHAT ARE CPH’S REFURBISHMENT PLANS FOR THE ESTATES? CPH would have an extensive programme of work for the following properties: PROPERTIES REFURBISHED Approximately 1000 dwellings Residents Decanted

Residents in occupation

Angus House (part)

Birkwood Close

Clarence Crescent (part)

Bourke Close (houses)

Cotton House (part)

Brixton Hill

Freeman House

Brunel House

Lafone House (part)

Clarence Avenue

Lycett House

Clarence Crescent (part)

Miller House

Fortrose Gardens

Morley House

Hayes Court

Mudie House

Hawkshaw Close

Pearce House

Kintyre Court

Picton House

Langholm Close

Rigg House

New Park Road

Sandon House

Scrutton Close

Tilson House

Sulina Road

Watson House

Tenbury Road

Whiteley House

Tierney Road

As can be seen from the table above, Angus House, Clarence Crescent, Cotton House, Lafone House and Lycett House are to be part demolished and part refurbished. The specific dwellings to be demolished are as follows: • Angus House – 17, 18 and 19-43 • Clarence Crescent – 29-34, 158-178 and 180-200 • Cotton House – 17, 18 and 45-69 • Lafone House – 14-31, 33, 35 and 37 • Lycett House – 1-17, 32, 34, 36 and 38 The above listing of blocks is based upon information available now. Further survey work is now being carried out which is scheduled to finish in January 2005 to confirm this. It is unlikely to change substantially.

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Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

B

MacArthur House is not listed in the tables because this block will have extensive work carried out by the Council and Clapham Park Project before the end of 2005. If you live in a block that is to be refurbished and which needs to be ‘decanted’ for the works to take place, then CPH will seek your agreement to your temporary vacation of your home since all services to the block (such as water and electricity) would need to be cut off to enable the works to proceed. It would also be dangerous for residents to be in occupation during extensive building works. If residents refuse to move out then CPH would require the Council to use Compulsory Purchase Orders to gain the vacant possession which would be vital to ensure that works can progress. Leaseholders in blocks to be refurbished where residents have to move out will not get any internal works carried out to their homes but would have internal redecorations and new carpets if they wished. Leaseholders can opt in for the internal works package but would have to pay the full cost. Leaseholders would normally retain their existing lease but CPH is looking at introducing a standardised lease across the Estates which would need to be agreed with Leaseholders. More information would be provided at the relevant time. All blocks that need them where residents need to be decanted, would get: • double glazed windows and secure front doors • improved plumbing • new or overhauled roof • overhauled rainwater system • repairs to brickwork/concrete • new entrance doors • new or replacement lifts to blocks of four storeys and above • access to individual open space– either a small private garden or balcony Leaseholders would also benefit from general heat insulation improvements made to the block as well as sound insulation made to tenants’ homes. If you live in a block listed on the previous page which is to be refurbished with residents in residence, then you will have no works carried out to the inside of your home. However, you will have to have the external works done. All blocks would get new secure entrance lobbies and there would be new arrangements for storage and disposal of rubbish. There would also be further work to provide good quality landscaping and community facilities. Approximately £82 million would be spent on modernising and refurbishing these blocks during the refurbishment period which is intended to last from 2006 to 2013. This is substantially more than the Council believes it could spend.

13

CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

WOULD YOU BE CONSULTED ABOUT THE WORKS? Yes. Each resident would be fully consulted about all of the proposed modernisation and improvement programmes to their home and their block before work is carried out.

DO YOU HAVE TO HAVE THE WORK DONE? Due to the poor state of repair of most blocks which are being refurbished it is envisaged that major works would need to be carried out which would mean the cutting off of all services such as water and electricity to the blocks. This means that many leaseholders would need to move out to enable the works to be carried out. It would also be dangerous for any resident to be in occupation during extensive building works. Further detailed surveys would be carried out to establish what works need doing to homes in different blocks. There are thirteen blocks in which leaseholders can remain while works are being carried out and in these circumstances, CPH would not do any works to the inside of your home. However, you could choose to opt into the internal works but you would have to meet the full cost and arrange this directly with the contractor. All leaseholders would, however, have to have the external works carried out.

WHAT HAPPENS IF YOU HAVE TO MOVE OUT WHILE WORKS ARE CARRIED OUT? If you need to move out during the works then you would be fully consulted about the works and the suitable alternative accommodation which would be offered. This would take into account the length of time you are required to move out for, as well as any special needs that you may have. CPH would provide you with suitable assistance during this period. CPH would provide carpets and curtains when you move to the alternative accommodation as well as new carpets and curtains when you move back to your home (unless you choose to keep your own). CPH would also redecorate your home as necessary. Individual circumstances would need to be looked at, but it is likely that some leaseholders would have to move out. This could be for up to one year but some leaseholders may only need to move out for a few days or weeks. Those leaseholders who are in alternative accommodation for a substantial period would receive disturbance payments for their reasonable moving and reinstatement costs. This is intended to cover items such as removal costs, disconnection/reconnection fees for gas, water, electricity, telephones and so on.

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Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

B

EFFECT OF THE REFURBISHMENT WORKS ON LEASEHOLDERS If the transfer goes ahead, the refurbishment works described above would be carried out by CPH. This would have an impact on leaseholders, who might be recharged some of the cost of these works.

Contributions by Leaseholders It is not possible to say how much each leaseholder would be charged. The level of recharge will vary depending on the extent of works, your lease and any S125 Notice that is still current. Your lease may set out a maximum limit and if so you will not be recharged any more than this amount. If there is not a maximum limit in your lease then you can be recharged up to any amount. However, CPH would need to comply with the Mandatory Reduction in Service Charge Contributions Regulations 1999 which currently means that a leaseholder can only be charged a maximum of £10,000 in any five year period for major works and improvements. However, CPH intends that it would only charge all individual Leaseholders a maximum of £10,000 for all of the works described above. In addition, CPH would not insist upon a lump sum payment, and would offer leaseholders a range of alternative repayment mechanisms for meeting the costs of capital works for which they are liable. These would include: • A loan from the Housing Corporation: a leaseholder who acquired his or her flat under the Right to Buy may, in certain circumstances, have a right to a loan from the Housing Corporation. This right exists when they must pay a service charge in respect of repairs. It would be secured against the property. CPH would advise leaseholders on the availability of this loan. • A loan from CPH: this would be available where such a loan can be secured against the leaseholder’s property (including the repayment of interest on such a loan) and subject to a legal agreement. Leaseholders would be entitled to repay this loan over several years with interest calculated annually. A loan for up to £10,000 would be repaid over a period of up to 10 years. Repayments would commence following completion of the works. • The Buy Back option: in exceptional circumstances, this would allow CPH to buy back your property and allow you to stay in that property as an assured tenant. You would be given a tenancy equivalent to that given to new tenants after transfer at a rent equivalent to target rents. • Charge on the property: CPH would take a legal charge on the flat to the value of the cost of the works. This can then be recouped when the flat is sold by the leaseholder.

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CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

Planned Maintenance This means planning ahead to replace items before they fail. CPH would prepare a 30-year planned maintenance programme to keep the Estates in good condition. Leaseholders would be required to contribute to the cost of the work in the same way as you contribute presently to the Council’s costs.

Day to Day Responsive Repairs CPH would continue to provide a responsive day-to-day repairs service for communal repairs and would seek to maintain and further improve the level of service and the target times for the completion of repairs.

Rights The rights and obligations which you have as a leaseholder are set out in your lease, in the relevant supporting legislation and in the other documentation provided to you when you bought your home. The transfer to CPH would not change these legal rights and obligations and CPH would comply with all legal obligations it would assume as the new landlord. As a leaseholder of the Council, you have the statutory right to collective enfranchisement (the ability to jointly purchase the freehold subject to certain statutory requirements). This is a statutory right which is not available to a lessee of a charitable housing association like CPH would be. No blocks on the Estates currently reach the statutory requirements.

Service Charges CPH would comply with the terms of the lease in enforcing the service charge provisions in respect of the services provided to you and other leaseholders and in respect of the cost of works undertaken to your homes and block. Your service charge bill would detail each service for which you are being charged. CPH would ensure that leaseholders are fully consulted in respect of their service charge bills. You would, for example, be consulted on the estimated service charge bill for the following financial year by 31st March of the previous year. You would receive the final account for the previous year by 30th September of the following year. There would be some increase in all leaseholder service charges as CPH, unlike the Council, would have to pay VAT on services purchased from external contractors such as cleaning and grounds maintenance. Leaseholders would therefore be required to pay a proportion of the contract price including VAT through their service charge. No VAT applies where services are provided internally by CPH. CPH would review all current contracts let by the Council.

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Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

B

CPH would only recover, through the service charge, the cost of providing the relevant services to you including an administration charge. There would be no element of profit – the service charges would reflect CPH’s actual costs. In addition, CPH would be providing new and additional services such as lifts and door entry systems. Leaseholders would be required to contribute to the running costs of these services through their service charges where they benefit from the service in question. You would be consulted in advance. Service charge queries and payments would be dealt with by the CPH office. In addition, CPH would employ dedicated staff to deal with leasehold management including service charges. CPH would set up a clear policy on how it will deal with service charge queries. This policy clearly sets out the rights of leaseholders in respect of service charges. This would be sent to all leaseholders. Leaseholders would be offered a variety of payment methods for the payment of their service charges. The service charges can be paid monthly by a standing order or direct debit or by payment book at the Post Office. Initially you would not be able to pay by credit card although CPH is looking into introducing this payment method. CPH would not take responsibility for any leaseholder service charge bills prior to transfer. This responsibility would remain with the Council. Payment of service charge bills for any period prior to transfer should be made to the Council in the normal way.

WHAT ABOUT HOMES TO BE DEMOLISHED? As stated above, CPH intends to demolish the following properties: Angus House (part)

Lafone House (part)

Arkwright House

Lucraft House

Aspinall House

Lycett House (part)

Bennett House

Moberley Road

Bourke Close (flats)

Morten Close

Bowie Close

Muller Road

Brindley House

Parsons House

Bruce House

Perry House

Clarence Crescent (part)

Plummer Road

Cotton House (part)

Poynders Road (also known as Poynders Parade)

Crossman House

Prendergast House

Currie House

Riley House

Dumphreys House

Rodgers House

Homan House

Thorold House

Hutchins House

Tresidder House

Kings Avenue

White House

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CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

As can be seen from the table overleaf, Angus House, Clarence Crescent, Cotton House, Lafone House and Lycett House are to be part demolished and part refurbished. The specific dwellings to be demolished are as follows: • Angus House – 17, 18 and 19-43 • Clarence Crescent – 29-34, 158-178 and 180-200 • Cotton House – 17, 18 and 45-69 • Lafone House – 14-31, 33, 35 and 37 • Lycett House – 1-17, 32, 34, 36 and 38

Options available to leaseholders If your home is one of the homes proposed for demolition, CPH has a number of different options to allow you to remain living on the Estates. There are different options for current and future leaseholders. Current leaseholders are those who already have leases with the Council and future leaseholders are tenants who buy a leasehold property on the market or exercise the Right to Buy after the issue of this document. If the leaseholder lives elsewhere as their main or principal residence, they would be responsible for arranging alternative accommodation for their tenants if the property is required for demolition.

Option 1 - Home with a loan This option is available to all current and future leaseholders who use their property as their only or principal home and who have lived in their property for 12 months immediately preceding the date of sale. • CPH would buy your current flat for full open market value and you purchase and move to one of the new private homes to be built on the estate. CPH would pay full open market value for your flat. You would receive a ‘Home Loss’ payment of 10% of the value of your flat subject to a maximum of £34,000 • You would be expected to take out a mortgage or loan for any difference between the payment you receive from CPH and the value of your new home • You would receive a disturbance payment to reimburse you for the reasonable cost of moving

Option 2 - Equity Share This option is available to all current leaseholders who use their property as their only or principal home and who have lived in their property for 12 months immediately preceding the date of sale. • CPH would buy your current flat • CPH would pay full open market value for your flat

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Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

B

• You would receive a ‘Home loss’ payment of 10% of the value of the flat subject to a maximum of £34,000 • You would also receive a disturbance payment to reimburse you for the reasonable cost of moving • CPH would grant you an equity share lease on one of the new affordable homes to be built on the estate • The minimum ‘share’ you can buy of the new property is the value of your current home plus half the ‘Home loss’ payment • You can choose to buy a larger share if you wish • You do not have to pay any rent on the share of the property you do not own • You would be responsible for all the costs of repairs and for insuring the property Example of Equity Share: Current Flat Value Home Loss Payment TOTAL

£100,000 £10,000 £110,000

Value of new property to be purchased

£150,000

Leaseholder pays Value of previous flat Home Loss Payment TOTAL

£100,000 £5,000 £105,000

Leaseholder share CPH’s share

70% 30%

CPH would take a charge on the remaining equity of the property which would be discharged when the property is transferred (including by inheritance). If you sell your equity share in the future you would receive 70% of the future value of the property. You would be able to purchase further shares in the property at the current market value of the property at the time you purchase the further shares. If you choose this option, the minimum share you could buy in the property is 60% of the new property but you could buy a larger share if you wish. If you choose this option you would have to move into a property according to your household size in accordance with CPH’s allocation policy, as set out below.

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CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

Option 3 - Shared ownership in Clapham Park This option is available to all current leaseholders who use the property as their only or their principal home and have lived in the property for 12 months immediately preceding the date of sale. It is the same as for Option 2 above except that a rent is paid on the percentage of equity that you do not own. This is called shared ownership.

Option 4 - Shared ownership outside Clapham Park This option is the same as for Option 3 except that you would purchase equity away from the Estates on a designated [CPH/MHT] Shared Ownership site. This is subject to availability and negotiated agreement with the relevant local authority.

Option 5 - Becoming a tenant This option is available to all current leaseholders who use the property as their only or their principal home and have lived in the property for 12 months immediately preceding the date of the sale. The option is also subject to a means test. • CPH would re-house you as a tenant in one of the new-build or refurbished homes. • CPH buys your home, the value of which reflects the additional benefit of reverting to tenant status. • CPH would pay you a ‘Home Loss’ payment of 10% of the value of the flat up to a maximum of £34,000. However, if you revert to tenant status in your present home, you would only receive a Home Loss payment of £3,400 when you are later subsequently moved. • CPH would also pay you a disturbance payment for the reasonable cost of moving.

Option 6 - Leaving Clapham Park This option is available to all current and future leaseholders. • CPH would buy your current flat and you move off the Clapham Park estate • CPH would pay full open market value for your flat • You would receive a Home Loss payment of 10% of the value of your flat subject to a maximum of £34,000 (provided you have used your property as your only or principal home and you have lived in your property for 12 months immediately preceding the date of sale) • You would receive a disbursement payment to reimburse you for the reasonable cost of moving

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Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

B

Leaseholders living off the Estate If you have a home elsewhere that you use as your main residence (for example, you have sublet your property on the Estates) you will not be entitled to re-housing or any Home Loss or disturbance payment. You would only receive open market valuation. Responsibility for re-housing of your tenants and ensuring vacant possession will remain with you.

Leaseholders in special circumstances CPH recognises that there may be a small number of leaseholders who would not be able to benefit from any of the above options. In these special circumstances, CPH would negotiate with the leaseholder to locate suitable alternative accommodation. This could include shared ownership options or access to the Council’s other rental properties. CPH is completely committed to ensuring that all leaseholders have the opportunity to find a new home. Arrangements for Leaseholders whose blocks are proposed for demolition It is the intention that Leaseholders would only have to move once from their existing homes into their new home. However, in exceptional circumstances where Leaseholders wish to move into a specific property in a later phase this may not be possible, and CPH would discuss the best possible solution.

Home loss payment CPH will pay Home Loss payments in accordance with section 30 of the Land Compensation Act 1973. The Home Loss payment is 10% of the value of the flat subject to a maximum of £34,000. CPH reserves the right to offset any service charge arrears at the time of sale against any Home Loss payment. You would have to have lived in your property as your only or principal home for 12 months immediately preceding the date of sale to qualify.

Disturbance payment In addition, leaseholders whose properties are proposed for demolition would qualify for payments to cover the reasonable costs of moving. CPH accepts that under section 38 of the Land Compensation Act 1973 it must pay leaseholders the reasonable costs of moving which they have incurred so long as they can produce reasonable evidence that they have incurred the cost and the original loss. Should leaseholders or CPH be unable to agree the amount of the disturbance payment, either party has the right to apply to the Lands Tribunal for a decision as to the amount of disturbance payment to be paid.

21

CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

Eligible residents Leaseholders would have to provide proof of residency for the year before the move to receive Home Loss payments. What gets paid for? In most circumstances, CPH would seek to use approved contractors to ensure an efficient decant programme and to benefit from economies of scale. However, if a resident wishes to use their own contractor or do something themselves, then they will only be reimbursed the cost which CPH would have incurred had it used the approved contractor.

22

Removals:

CPH will pay for removal expenses using approved contractors. Older or more vulnerable residents will receive support during the moving process.

Appliances:

CPH will pay for the disconnection and reconnection of gas or electric cookers, washing machines and dishwashers directly to an approved company.

TV Aerial:

New and refurbished homes would have communal aerials/satellite. Therefore there will be no payment.

Travel Expenses:

Extra travel costs incurred as a result of moving would be paid for six months for those permanently moved on and for the period of displacement for those moved temporarily. Receipts and records would be required.

Locks and alarms:

CPH will pay the cost of refitting existing locks and alarms into the new home by an approved locksmith or alarm company, providing that they comply with the relevant British Standard, meet criteria of "Secure by Design" and are approved by the Fire Brigade. Front door and window grilles are not covered.

Special expenses:

One adult per household may claim for loss of earnings on the removal day. This must be certified in writing from the employer. This is only payable if there is no other adult available to help on the day. If this person is selfemployed, the loss of earnings payment would be capped at £150 per day.

Clapham Park Formal Consultation to Leaseholders / CPH’s proposed improvements to the estate

Special adaptations:

CPH will pay for the refitting of adaptations to the new home. This will be supervised by an authorised social services officer.

Telephone:

CPH will pay for the disconnection and reconnection of your telephone including any extra lines and extensions.

Mail:

CPH will pay for the redirection of mail for 6 months (where leaseholders are permanently re-housed) or for the time when temporarily displaced for temporary moves. If required, CPH will pay for the refitting of resident-owned furniture such as fitted wardrobes and kitchen units into new build homes, providing that this is technically possible and the furniture is structurally sound.

Fitted furniture:

Carpets:

CPH will meet the reasonable costs for existing carpets to be refitted to the new home, if that is requested.

Stamp Duty:

CPH will pay the amount payable on the existing property. Any stamp duty payable on the new home will be the responsibility of the resident.

Legal Costs:

CPH will pay legal costs of purchasing property on the private market. Includes conveyance fees and land registry search fees.

Valuation Fees:

CPH will pay for surveyors to act on the resident’s behalf if they are selling their home to CPH. The surveyor could also negotiate the purchase price if not agreed between resident and CPH. Fees would be set out using the Rydes Scale 1996.

B

If buying a home on the private market or a refurbished flat that is owned by CPH, CPH would pay for survey valuation costs. If buying a new build home in CPH ownership, then the full survey would not be needed as the dwelling would be covered by a 10-year NHBC warranty.

23

CPH’s proposed improvements to the estate / Clapham Park Formal Consultation to Leaseholders

Allocation of homes Priority: It is essential that the sequence of development can be maintained and that blocks are emptied on time. CPH would offer homes based on the following priority: 1st category:

Tenants and leaseholders in the immediate block or blocks to be decanted to allow for demolition or refurbishment to take place.

2nd category:

Agreed ‘early’ re-housing.

3rd category:

Tenants or leaseholders in the next phase of planned demolition, where it is apparent that the next phase of vacation/demolition could only be achieved by making replacement homes available at this earlier stage.

4th category:

Tenants or leaseholders in the next but one phase of planned demolition or tenants with priority transfer needs.

5th category:

Leaseholders in later phases of demolition.

HELP FOR OLDER AND MORE VULNERABLE LEASEHOLDERS CPH would assist older and more vulnerable leaseholders with their move if necessary. For instance, this would include organising removals, assisting with packing, arranging for the disconnection of services and the transfer of post and billing address. CPH’s specialist team would seek to minimise the disruption to residents generally and would be available to answer questions and provide advice during each phase of the decant process.

24

C

The Council’s housing transfer proposal

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

The story so far In February 2000, the Clapham Park area was selected to be Lambeth’s New Deal for Communities (NDC) neighbourhood and a group of residents formed a ‘shadow board’ to develop proposals for the regeneration of the area. The NDC is a government initiative which aims to promote the regeneration of deprived neighbourhoods. It was widely acknowledged as part of the bid to the Government for NDC status that the NDC area had been neglected of investment and development for approximately 20 years. Consequently, there has been significant dissatisfaction with many local services and residents identified other key causes as: • a rise in crime and the fear of crime • poor health, often as a direct result of the poor quality of the living environment • the fragmented nature of other key services, which was not helped by the administrative and service boundaries cutting across the New Deal area. In 2001, Lambeth Housing Services commissioned a broad-ranging, independent survey of residents. This was conducted to discover views about homes and services provided by Lambeth. Clapham Park’s performance ratings were compared with the other 31 neighbourhoods within Lambeth. This acted as an important indicator of how existing services were being received by local residents. This information helped determine priorities for service improvements. Key issues included: • dissatisfaction with the repairs service • the service received when visiting the Neighbourhood Office • overall dissatisfaction with the neighbourhood housing services To achieve the improvements necessary to people’s housing conditions, the Council and the NDC (also called the Clapham Park Project) considered the following options through a detailed scoping exercise: 1. That the Council retain the stock and carry out improvements to meet the Decent Homes Standard 2. That the Council set up an Arms Length Management Organisation (ALMO) 3. That the Council enter into a Private Finance Initiative (PFI) with a private sector developer 4. That the stock should transfer to a Registered Social Landlord (RSL)

26

Clapham Park Formal Consultation to Leaseholders / The Council’s housing transfer propoal

C

The fourth option was considered to be the most viable because a housing association would be able to use public funding available from the NDC (£28 million) as a ‘deposit’ to bring in additional financial resources. In 2001, a team of professionals led by architects Andrew Wright Associates was commissioned to assist in taking this process forward. Residents then shaped these proposals through an intensive process of community involvement, consultation and feedback. Over the last three years, a Master Plan has been developed through a series of progressive stages of design, each of which the community has led. Residents’ representatives have shaped these proposals through a number of early community design workshops, this has ensured that community involvement has run hand in hand with the design work. The Clapham Park Project has also held a number of Master Plan workshops for key groups, including tenants, leaseholders and new businesses. During the summer of 2002 the NDC introduced a Master Plan design consultation bus that toured the NDC area gathering residents’ views on the Master Plan and its proposals. This was particularly important in registering the views of residents who had been unable to attend structured meetings. In 2002, residents chose a mixed scheme – a mixture of refurbishment and new build providing the opportunity for a balance between rented homes and owner occupation. Throughout 2003, there were a series of consultation events, including door knocking and small meetings, to ensure that residents were involved in the evolving Master Plan for Clapham Park. In June 2003, the Clapham Park Project introduced a resident led scrutiny panel which was supported by representatives from the Government Office for London (GOL) and the London Borough of Lambeth. This scrutiny panel continuously challenged the key assumptions identified by officers in developing the Master Plan to ensure that it meets the needs of local residents. In 2004, MHT were selected by a panel of residents, the Clapham Park Project and representatives from Lambeth Council to work with the Clapham Park Project and the Council to set up CPH. The Clapham Park Project has also undertaken a detailed consultation on a block by block basis to look at the potential impact of the Master Plan on the individual blocks across the area. This information has been used to amend and adjust the Master Plan to take into account local factors.

27

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

Finally, the Master Plan has also been presented to all the Clapham Park Project’s Theme groups to ensure that it fully addresses issues of community safety, health and education and in addition meets the needs of a variety of groups including younger and older residents and the local business community. The Master Plan also meets the vision of the Clapham Park Project which is "a safe and welcoming place, a learning community which recognises and promotes its own skills and resources, and which can manage its own affairs with dignity".

Would the Master Plan change after transfer? The transfer agreement would allow for changes to be made to the Master Plan but will also set out the Council’s role for monitoring and reviewing CPH’s business plan and monitoring whether the proposed changes are neccessary. CPH would also be required to obtain consent from the Council as the planning authority for any changes to the Masterplan which require planning approval. The residents affected would be consulted about any proposed changes to the Masterplan, for example: • Small changes affecting a few residents, such as a variation to the works to their specific block, would be discussed with those residents • A material change affecting the whole Estates would need full consultation with all residents on the Estates The Council believes that the proposed transfer has a number of advantages. We are inviting you to comment on these transfer proposals because the Council’s legal interest in your home will be included in the transfer to CPH if it goes ahead. The ballot of secure and introductory tenants is planned for early 2005. Leaseholders cannot, for legal reasons, take part in that ballot. However, the Council will conduct a separate ballot of leaseholders at the same time and will consider your views. If you have any questions about any aspect of the proposal for transfer, please phone Michael Hunte on the Council’s Freephone Helpline 0800 013 0332 or FIRST Call, the Independent Resident Advisers on Freephone 0500 295 999.

WHY IS THE COUNCIL ASKING YOU TO CONSIDER THIS CHANGE? The Council knows that the Estates are in need of modernisation and improvement. We had an independent sample survey carried out on the condition of the Estates. This shows what needs doing now and in the future and how much the works are likely to cost. We also asked residents what you think is important at meetings and through a questionnaire. All of this information has been considered when forming this proposal.

28

Clapham Park Formal Consultation to Leaseholders / The Council’s housing transfer propoal

C

It has always been the Council's policy to provide good quality well managed and well maintained homes at a reasonable rent for tenants. The Council is required by the Government to bring all homes up to a standard of repair and modernisation by 2010. This is called the Decent Homes Standard and means that tenants’ homes must meet a minimum fitness standard, be in a reasonable state of repair, provide reasonably modern facilities and services, and provide a reasonable degree of thermal comfort. Because the Council is a public body, there is currently a limit on how much it is able to borrow to fund housing projects. This is because Council borrowing affects the level of the Public Sector Borrowing Requirement, which the current Government controls tightly. The Government has recently introduced changes to the rules on Council borrowing, but this relaxation of the rules does not help the Council in its ability to use the funds necessary to carry out the works of repair and improvement needed on the Estates. We would not have enough income in the future to fund all the modernisation and major repair works which are needed, or to improve services borough wide. The Council, the Clapham Park Project and residents who attended opendays looked at all of the funding options such as Private Finance Initiative and stock retention. We also took independent advice from financial experts. All estimates indicate that the Council would on the basis of current policies and projections have a shortfall of approximately £21 million in order to meet the Decent Homes Standard on Clapham Park. With no prospect of being able to fund the changes prioritised by residents from the Council’s own resources, the Council and residents have applied successfully to make use of the Government’s New Deal for Communities funding. This money, together with the proceeds from the sale of properties and loans from banks and building societies, should enable CPH to spend approximately £560 million on the provision of new homes and the modernisation of the Estates including improvements to community buildings. The improvements to the Estates would be supported by the actions that the Clapham Park Project would take. The Clapham Park Project would work with CPH, MHT, health, education and other agencies to achieve wider changes to the Estates. The NDC’s programme is community-led, and the purpose of the Clapham Park Project is to transform the lives and prospects of local residents. The methods of achieving it include developing projects and initiatives across the range of Theme Areas. For example, the Clapham Park Project works with local schools to improve educational achievement for local children. There are also a range of initiatives around community safety, drug awareness and healthy living

29

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

programmes. In addition, the Clapham Park Project works closely with providers of mainstream services, such as the Police, Social Services and Job Centre Plus, to improve the quality of life for local people. The Clapham Park Project’s NDC funding is currently expected to end in 2010. MHT, CPH and the Clapham Park Project are currently discussing how best to continue the regeneration work of the Clapham Park Project.

WHY CAN’T THE COUNCIL SPEND WHAT IS NEEDED?

COUNCIL

CPH

Borrowing

Can only borrow/spend in accordance with Government rules

Free to borrow so long as the loans can be repaid from rental income

Sales Income from Right to Buy

Subject to Capital Finance Regulations

Can spend 100% of income received from RTB receipts

NDC money

£12.3m contribution from the NDC and an additional £3m for community funding

£28m contribution from the NDC for physical improvements across the Estates. A small proportion of this money has already been spent on matters such as professional fees and planning etc.

HOW ARE THE ESTATES VALUED? Working out the sale price of the Estates is very different from the value of individual homes which are sold on the open market with vacant possession or to tenants under the Right to Buy. The sale price will be worked out using a model or formula created by the Government (called the Single Transfer Model) to ensure that there is value for money and a fair and reasonable price is paid. For example, one of the many things considered is the very important fact that the housing must be kept available for rent at affordable levels with tenants keeping their security of tenure.

30

Clapham Park Formal Consultation to Leaseholders / The Council’s housing transfer propoal

C

To work out the sale price (or valuation) the Single Transfer Model will look at: • the likely rents payable by tenants • the costs of managing and improving the homes • the cost of carrying out the promises set out in this document

FUNDING THE PROPOSAL CPH would enter into a funding agreement with CPP before transfer in relation to the £28 million NDC grant to provide community facilities and environmental improvements. A small proportion of this money has already been spent on matters such as planning. It is likely that the agreement would contain targets or milestones in relation to those parts of the regeneration works that are to be funded by CPP, and CPP would monitor CPH to make sure they reach these milestones. CPH would also be approaching other grant awarding bodies for further funding purposes. In addition, CPH plans to borrow funds from banks and use surpluses from properties built for sale on the open market to fund the redevelopment and related purposes.

WHAT WOULD BE THE COUNCIL’S ROLE AFTER TRANSFER? If the transfer goes ahead, the Council would no longer be your landlord. However, the Council would: • continue to have a strategic interest in the work and performance of CPH by nominating 2 representatives to CPH’s Board • monitor the performance of CPH to ensure it carries out the promises made to residents which are set out in this document. These promises would be the subject of a legally binding contract between the Council and CPH • secure nominations for all the affordable housing when they become vacant in accordance with its Allocation Policy while maintaining its legal duty towards the homeless • look to play a major role in meeting the housing need by facilitating grants for new social housing • continue to have a strategic and enabling overview of housing across the Borough • continue to process Housing Benefit applications • continue to provide other non-housing services, such as rubbish collection, environmental health, planning, recreation and so on

31

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

WHAT IS THE TIMETABLE FOR CONSULTATION? The current plans are: • Stage 1 – mid January to mid February 2005: This is the period of formal consultation with you on the proposed transfer (called Stage 1). The Council would meet you to discuss the proposal. There would be meetings for residents and home visits by housing staff on request. Residents are asked to feed back their views to the Council during this period. • The Council must consider your comments on the transfer proposal. We will decide whether this proposal needs to be altered and whether we are to go ahead with the ballot of all the Council’s Secure and Introductory tenants on the Estates. If the Council decides not to go ahead with the ballot then the process stops and the transfer proposal goes no further. Residents would be notified in writing. • The Council will send you a letter called the Stage 2 letter. This letter will say: (i) whether or not the Council is going to proceed to a ballot; and (ii) whether or not the Council is going to make any changes to the formal offer as a result of residents’ views It will also explain your right to make representations to the Deputy Prime Minister as First Secretary of State. • Stage 2 – late February to late March 2005: A confidential postal ballot would be conducted by an independent and experienced organisation. Every Secure and Introductory tenant would have a vote. Leaseholders cannot, for legal reasons, take part in that ballot. However, the Council would conduct a separate ballot of leaseholders at the same time and will consider your views. The transfer would only go ahead if a majority of the Secure and Introductory tenants who vote are in favour of the proposal. If the ballot result is in favour of transfer, and the Council agrees to go ahead, we must then ask the Deputy Prime Minister to give his consent before the transfer can take place. He would not give his consent until CPH had achieved registration with the Housing Corporation. If all of this happens, the actual legal transfer of the ownership and management of the Estates should take place in 2006. During the period between ballot and completion of the transfer the ownership of the Estates will remain with the Council who will be responsible for amongst other things all repairs, housing management and rent collection.

32

Clapham Park Formal Consultation to Leaseholders / The Council’s housing transfer propoal

C

WHAT IS YOUR ROLE IN THIS CONSULTATION? The Council is committed to an open and detailed consultation process with its leaseholders because the Council’s legal interest in your home will be included in the transfer to CPH if it goes ahead. The Council would consider any comments that leaseholders make on the proposal. There is a form to help you make comments with a reply paid envelope enclosed with this document. Please send your comments in to reach the Council by 14th February 2005. Secure and introductory tenants will take part in a ballot in February/March 2005. Leaseholders cannot, for legal reasons, take part in that ballot. However, the Council will conduct a separate ballot of leaseholders at the same time and will consider your views. The Deputy Prime Minister would only agree to the transfer if he is satisfied that a majority of tenants are not opposed to the transfer. This means that the transfer WOULD NOT go ahead unless a majority of tenants who vote in a ballot vote in favour of the proposal. Since 2000, the Council has been working closely with the Clapham Park Project led by resident representatives elected by residents on the Estates. The tenant and resident associations and the Clapham Park Neighbourhood Forum have been consulted on the Council’s proposal. The independent resident adviser FIRST Call has also been involved in the preparation of this document.

WHERE CAN YOU GO FOR MORE INFORMATION? There are a number of ways in which you can get more information. From 9.00 a.m. to 5.00 p.m. you can: • call Michael Hunte on the Council’s Freephone Helpline on 0800 013 0332 or [email protected] • call the Independent Tenant Advisers FIRST Call on their Freephone 0500 295 999 or [email protected] • call the Clapham Park Project Freephone Number 0800 0852378 • call CPH (Chloe Laurence) on 020 8678 5914 • contact MHT (Lisa Myers) on 020 7501 2250/07834 503031 or [email protected] There is also a range of other material that you might want to look at. Details are in Section K of this document

33

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

WHAT IS THE NDC (Clapham Park Project)? The New Deal for Communities (NDC) was a programme introduced by the government in 1998 with the aim of promoting the regeneration of deprived neighbourhoods. It is the first "community led" regeneration initiative. Most NDC programmes are initially funded for ten years and aim to act as a catalyst for further regeneration. The main characteristics of an NDC project are: • community involvement and ownership, with local residents redefining the priorities of local services • local and central government, charities and other organisations working closely together by discussing problems and solutions, together with ongoing analysis of projects, their successes and failures and how improvements may be achieved • long term commitment and partnership with key agencies The aim of the NDC programme is to eliminate the different causes of deprivation in the community. Rather than focus on one specific example of deprivation, the NDC takes a "multi-pronged" approach. Areas cannot be regenerated simply with a single initiative. Physical improvements to the buildings and the wider environment need to take place alongside initiatives that tackle social and economic issues faced by residents. The investment programmes in an NDC partnership area are therefore linked to other policies such as employment and crime prevention initiatives. The Clapham Park Project has been set up as a non-profit making company which means that all of its income is spent on improving community services and regenerating the Estates. The Clapham Park Project Board involves representatives from various sectors and agencies with a majority of local residents. There would be no questions of any "profit" being shared out between members of CPP as all money is recycled back into the organisation. Every penny would have to be properly accounted for. The NDC has a delivery plan which is approved by the Government and which must be based on full community consultation and rigorous financial analysis. The Clapham Park Project is committed to providing £28 million to assist in the physical regeneration of the Estates and surrounding area. The NDC programme aims to address issues that affect residents in the area such as access to good quality education and homes. The Clapham Park Project aims to provide decent employment and training opportunities for adults and young people. The physical redevelopment of the Estates is a key element in assisting the Clapham Park Project’s actions on crime, health and community involvement while maintaining and improving the stability of the community.

34

Clapham Park Formal Consultation to Leaseholders / The Council’s housing transfer propoal

C

WHO ARE FIRST CALL AND HOW WERE THEY CHOSEN? YOUR INDEPENDENT RESIDENT ADVISOR FIRST Call is the organisation that provides independent advice and training to take residents through this process. While the Council is paying for the cost of the independent adviser, the decision to appoint FIRST Call was taken by a panel of 9 residents and 1 Lambeth officer. Members interviewed several companies and chose FIRST Call because they thought it would provide you with the best independent advice on the proposal for the transfer of the Estates. The Council has put together this proposal with ideas and contributions from FIRST Call If you are concerned about any aspect of the proposal and want an independent opinion, you should contact FIRST Call FIRST Call Prospect House 2 Prince George’s Road London SW19 2PX Freephone 0500 295 999 Office hours are 9.00am to 5.00pm. If you ring out of office hours, please leave a message on their answer phone and they will return your call within one working day. FIRST Call can also be contacted by email to [email protected] You would not be charged for this service. Please ask for Esther Goulding or John Considine.

WHAT WOULD HAPPEN IF THE TRANSFER DOES NOT GO AHEAD? If the transfer does not go ahead the Council would remain your landlord. We would deliver as good a service as we can, but would not have the money to carry out the proposals set out in this document. If the transfer does not go ahead there would be insufficient money available to carry out the redevelopment outlined in this document. We would need to look at other possible changes to the service in order to make the most of Council resources. The Council has looked at a range of other options for housing stock already, as well as other possible ways of raising the money needed. None of the other options which are currently available can provide the same

35

The Council’s housing transfer propoal / Clapham Park Formal Consultation to Leaseholders

levels of investment in the homes, the Clapham Park area as a whole and the housing service as this proposed housing transfer. If the transfer did not go ahead, the Council would need to review the available options to make best use of the reduced resources which would be available. These would include the redevelopment of some areas on the Estates such as the garage areas. The Council would also need to consider whether some blocks have reached the end of their life. Working closely with the Clapham Park Project and its consultants, the Council carried out a detailed options study to determine how best to improve the Council’s homes in the Clapham Park area. The consultants’ advice was that housing stock transfer is the best way of raising the money necessary to carry out the improvements and modernisation required for your homes. This is why the Council is asking you to consider the proposal to transfer.

36

D

Improving your home and providing new homes

Improving the estates and providing new homes / Clapham Park Formal Consultation to Leaseholders

The proposals, drawings and photographs used in these documents are indicative as CPH would need to obtain planning permission and any other necessary consents and comply with any necessary legal requirements. Further consultation with residents would take place on these issues and in relation to the details of the proposals, such as finishes, materials used etc. The proposals also rely upon a viable business plan and a successful decanting programme.

The redevelopment of the Estates will be carried out in phases as detailed on page 45.

HOW DOES THE COUNCIL KNOW WHAT NEEDS TO BE DONE? The Council and the Clapham Park Project have had independent and detailed surveys carried out on the Estates and the Clapham Park Project also asked residents about their priorities for improvements. The surveys confirmed that the majority of the housing stock suffers, amongst other things from: • Inadequate noise separation between flats • Insufficient private outdoor space • Common entrances that are not secure • Inadequate facilities for refuse disposal • Inadequate communal lighting • Inadequate lifts or no lifts at all The results of the survey were analysed and a picture developed of some of the key physical issues to be addressed. These were summarised as: • Substandard housing • Major community severance caused by the major roads criss-crossing the area • The lack of a distinct area identity • Lowest quality housing stock to the west; • Housing with real potential to the east – but with cramped and disconnected courtyards in places • Scattered community facilities • Barriers between disconnected neighbourhoods • Buildings with entrances away from the street • Unsafe access to blocks • Disorganised parking • Homes that are expensive to heat

38

Clapham Park Formal Consultation to Leaseholders / Improving the estates and providing new homes

D

A total of £571 million is proposed to be spent on redeveloping and refurbishing the Estates over the next thirty years. £541 million is proposed to be spent in the first ten years. This is on top of day-to-day repairs. In contrast, the Council reckons that it will receive £1.2 million per year from the Government towards repairing the homes (Major Repairs Allowance). It would aim to raise revenue from the sale of derelict land such as the garage area totalling an estimated £10 million.

HOW WERE RESIDENTS INVOLVED? The Clapham Park Project and the Council have worked closely with residents to identify what should be done on the Estates to bring about a substantial improvement. The Clapham Park Project and the Council (together with MHT and CPH) believe that this proposal represents a fair balance between the needs and aspirations of all those involved. The following activities were organised and information distributed to provide residents with updates on progress and relevant issues together with a variety of opportunities to shape the proposals for the Estates: • An ‘options bus’ which toured the Estates • Fun days • Clapham Park Project’s newsletter ‘Park Life’ • Fact sheets on a variety of topics including tenancy rights • Consultation venues including a drop-in centre at 45 Streatham Place and 35a Muller Road with a model of the proposals • Resident workshops • Public meetings • Individual block meetings • Questionnaires In addition, Block Information Officers (BIOs) were introduced to visit and talk to residents about the proposals and the Clapham Park Project initiatives on a more personal and approachable level, to ensure residents understood and were able to give feedback on the proposals.

39

Improving the estates and providing new homes / Clapham Park Formal Consultation to Leaseholders

REFURBISHED OR NEW HOMES? CPH proposes to do the following: PROPERTIES REFURBISHED Approximately 1,000 dwellings

Tenants Decanted

Tenants in occupation

Angus House (part) Clarence Crescent (part) Cotton House (part) Freeman House Lafone House (part) Lycett House Miller House Morley House Mudie House Pearce House Picton House Rigg House Sandon House Tilson House Watson House Whiteley House

Birkwood Close Bourke Close (houses) Brixton Hill Brunel House Clarence Avenue Clarence Crescent (part) Fortrose Gardens Hayes Court Hawkshaw Close Kintyre Court Langholm Close New Park Road Scrutton Close Sulina Road Tenbury Court Tierney Road

PROPERTIES DEMOLISHED AND REBUILT Approximately 1,000 dwellings demolished and replaced with 2,478 flats and 66 houses

Angus House (part) Arkwright House Aspinall House Bennett House Bourke Close (flats) Bowie Close Brindley House Bruce House Clarence Crescent (part) Cotton House (part) Crossman House Currie House Dumphreys House Homan House Hutchins House Kings Avenue Lafone House (part) Lucraft House Lycett House (part) Moberley Road Morten Close Muller Road Parsons House

As can be seen from the table above Angus House, Clarence Crescent, Cotton House, Lafone House and Lycett House are to be part demolished and part refurbished. The specific dwellings to be demolished are as follows: • Angus House – 17, 18 and 19-43 • Clarence Crescent – 29-34, 158-178 and 180-200 • Cotton House – 17, 18 and 45-69 • Lafone House – 14-31, 33, 35 and 37 • Lycett House – 1-17, 32, 34, 36 and 38 The above listing of blocks is based upon information available now. Further survey work is now being carried out which is scheduled to finish in January 2005 to confirm this. It is unlikely to change substantially. MacArthur House is not listed in the above tables because this block will have extensive work carried out by the Council and the Clapham Park Project before the end of 2005.

40

Perry House Plummer Road Poynders Road (also known as Poynders Parade) Prendergast House Riley House Rodgers House Thorold House Tresidder House White House

Clapham Park Formal Consultation to Leaseholders / Improving the estates and providing new homes

D

CPH has included the redevelopment of Poynders Road (Parade) in the Master Plan. The current proposal is to demolish the commercial facilities and re-provide some of the shops on the same site and the remaining facilities close by. It is proposed that up to 1,306 homes would be available for purchase by anyone on the open market (mostly one and two bedroom flats but with some larger town houses). This is because the surpluses made from the sale of these homes are needed to fund the redevelopment and refurbishment of the social housing. This means that the redevelopment will be carried out in phases outlined on page 45. The amount of housing for sale could alter depending on housing market conditions (such as interest rates, house prices and labour costs) and issues such as planning. These proposals would increase the number of homes on the Estates. However, the Council believes that this increase could enhance your quality of life as the layout of the Estates would be better than it is now with access to better quality open space and other facilities. It is intended that the building programme would last for 10 years, with the majority of the work being done between 2007 and 2015 once detailed planning permission is granted and after consultation with residents about the final details of the proposals for the area in which they live. Some blocks (Fortrose Gardens, Hayes Court, Pearce House, Sandon House, Watson House, Kintyre Court, Tenbury Court and Whiteley House) are currently programmed to be refurbished between 2010 and 2012. This affects about 300 homes. This programme would be brought forward if possible. The planners and architects worked closely with residents and were asked to come up with development proposals for the area. They were given the following priorities: • Safe and secure streets • A central focus to the area • The rebuilding of community networks of public spaces, streets and facilities • Local spaces for each area • A new park • Jobs and employment • A well-balanced mix of people • Maintaining the neighbourhood • High quality refurbishment • New homes where needed • Energy efficient homes

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Improving the estates and providing new homes / Clapham Park Formal Consultation to Leaseholders

CPH believes that it can only create a place where people are proud to live again by carrying out a radical redevelopment of the Estates. It also believes that, whilst what happens to peoples’ homes is most important, the development proposals must look at the whole environment of the Estates and all the things which affect the lives of residents. That is why the plans that the architects have produced do not just provide new housing, but also space for other facilities including schools, community facilities and small shops. The main elements of the development proposals are: • The construction or refurbishment of flats for all existing residents who wish to stay in the redeveloped area • Approximately 1,000 homes would be refurbished • Approximately 1,000 homes would be demolished and replaced with approximately 2,500 flats and 70 houses. New flats and houses would be built for outright sale on the open market which would subsidise the development and refurbishment of the remainder of the Estates • At the moment, a lot of housing on the Estates has a similar appearance but the proposals aim to provide a more pleasing and sustainable community. Across the whole area there would be a mix of styles of housing (including low-rise and medium-rise flats and maisonettes), as well as workplaces and community facilities. This is designed to create a mixed, lively and safe environment • A revised street pattern and pedestrian routes would be put in place which would meet the needs of existing residents rather than people passing through. The new pedestrian routes through the area would re-connect the area to surrounding streets and facilities, making it easy and safe for local people to get to the shops and elsewhere • The proposals would make room for new health facilities, shops, a new housing office and community facilities. However, a viable business plan and funding must be in place if the full range of community facilities is to be developed • Homes would be laid out to maximise residents’ safety and minimise crime. Plans are being developed in consultation with the Police and should meet their "secure by design" standards. This is a special example of the Police supporting the principle of "designing out crime" by using effective crime prevention and security standards • A range of public open spaces, including toddlers’ play areas and play areas for older children are proposed which would be well maintained and attractive spaces to encourage their use. CPH is also seeking to give residents use of their own private space as much as possible. Where possible, flats would be designed to give people usable balconies and homes on the ground floor would have access to private gardens

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Clapham Park Formal Consultation to Leaseholders / Improving the estates and providing new homes

D

• CPH proposes to provide 1,450 parking spaces. These spaces would either be in designated parking bays on the street, within proposed controlled parking zones or within managed and secure covered parking

Resident Involvement in the Design Process CPH proposes to: • Work with the NDC Theme Groups to ensure a "joined up" approach to the design process • Work with residents to develop the design requirements for the new homes and neighbourhoods • Work with schools, the youth service and other local organisations to assist in the design process • Involve the CPH Board in the selection of contractors for the development and refurbishment works • Tailor consultation towards different groups of people on the Estates including older people • Work with residents of the blocks proposed for refurbishment so that they have an opportunity to be involved in specifying the refurbishment works which affect their homes • Carry out a programme of tenant feedback once the tenants have moved in. The results would be fed into the design of future phases of the redevelopment of the Estates • Involve residents (through the Residents Panel and the resident representatives on the CPH Board) in the design and planning process, and selecting developers and contractors • Ensure that all contractors comply with all relevant health and safety and quality standards legislation • Employ tenant liaison officers and ensure that major contractors also employ tenant liaison officers or similar and that their contractors give full consideration to residents and minimise disturbance and unsocial hours of work • Residents would be involved on an individual basis where decisions are needed about their prospective homes. When blocks and large areas are being designed, CPH would want to work with panels of interested residents to work closely with CPH and the designers to explore options and choices for design, bearing in mind the cost constraints that CPH would have to work within • Demonstrate the new build standards that can be achieved in terms of fixtures and fittings by providing a show flat that is open to the public on the west of the Estates (between Bennett House and Moberley Road, first off Headlam Road)

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Improving the estates and providing new homes / Clapham Park Formal Consultation to Leaseholders

The Proposed Modernisation Timetable During the past few months, the Clapham Park Project and MHT have developed an indicative phasing plan. This plan outlines when your home is likely to be refurbished or demolished. The phasing programme is designed to ensure that demolition and redevelopment happens in sizeable chunks so that residents are not living on a building site for years or in isolated blocks around which everything has been demolished. The indicative programme outlined overleaf shows when each block/area is planned to be actually demolished or refurbished. However, a start would be made in preparatory and infrastructure works prior to this in relation to each phase. The park is being redeveloped in the last phase. CPH and MHT would try to speed up the phasing if at all possible but this would depend upon planning, being able to decant residents on time and a viable business plan. Therefore, the phasing as outlined overleaf may change.

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Clapham Park Formal Consultation to Leaseholders / Improving the estates and providing new homes

Demolition

D

Refurbishment

Phase 1

Birkwood Close

2006-2008

Bourke Close (houses) Brunel House Clarence Avenue Hawkshaw Close Scrutton Close Sulina Road Tierney Road

Phase 2

Bruce House

Clarence Crescent

2008-2009

Dumphries House

Morley House

Homan House

Picton House

Morten Close

Rigg House

Perry House

Tilson House

Phase 3

Angus House

Angus House

2009-2011

Aspinall House

Cotton House

Arkwright House

Freeman House

Bowie Close

Lafone House

Brindley House

Langholm Close

Cotton House

Lycett House

Crossman House

MacArthur House

Currie House

Miller House

Hutchins House

Mudie House

Lafone House

Tilson House

Lucraft House Lycett House Prendergast House Tresidder House Phase 4

Bennett House

Brixton Hill

2011-2014

Bourke Close (flats)

Fortrose Gardens

Clarence Crescent

Hayes Court

Kings Avenue

Kintyre Court

Moberley Road

New Park Road

Muller Road

Pearce House

Parsons House

Sandon House

Plummer Road

Tenbury Court

Riley House

Watson House

Rodgers House

Whiteley House

Thorold House

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E

Continuing and improving your services

Continuing and improving your services / Clapham Park Formal Consultation to Leaseholders

STAFF Some of the existing staff from the housing management section of the Council who work on the Estates may transfer to CPH. CPH is committed to strengthening the existing arrangements for staff. As part of this commitment: • Staff would work from offices in the local area • There would be a full programme of staff training • Additional support to staff will be provided by MHT • CPH would actively recruit high calibre new staff, offering opportunities to local people

ENVIRONMENTAL IMPROVEMENTS – LOOKING AFTER COMMUNAL AREAS CPH would maintain any communal land that belonged to it. Both the Council and CPH understand that this is important for residents. In consultation with residents, CPH would be committed to reviewing the arrangements, frequency and performance levels with the aim of improving overall satisfaction. CPH would own and maintain housing amenity land around the homes. As regards the central park the intention is that this would transfer over to CPH with the housing stock. CPH would then carry out a range of improvements and then transfer it back to the Council who would from then on be responsible for its day to day maintenance and upkeep as a public park. As part of this process CPH would work with the Council to ensure that sufficient standards are met. Garages and garage areas are also a cause for concern among residents and CPH would review all garage areas and would plan to redevelop or refurbish each site, as necessary.

WHAT ABOUT COMMUNITY DEVELOPMENT WORK? CPH in partnership with the Clapham Park Project would work closely with residents and public bodies like Social Services, Education, the Police, the Health Authority, GPs and Voluntary Agencies to help local communities tackle problems and improve the quality of life on the Estates. The Clapham Park Project would also work in partnership with others, including the Employment Service, to tackle social exclusion and support neighbourhood renewal initiatives. The Clapham Park Project would consult with residents about the need for extra specialist staff to try and help residents improve quality of life on the estates by, for example, tackling neighbour nuisance or offering advice and assistance with benefit claims.

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Clapham Park Formal Consultation to Leaseholders / Continuing and improving your services

E

WHAT WOULD HAPPEN TO THE EMERGENCY ALARM SERVICE? CPH would continue to ensure access to an emergency alarm service, providing peace of mind to many older residents and residents with disabilities 24 hours a day, throughout the year. It would also ensure that existing emergency alarm arrangements to residents whether in sheltered accommodation, or living independently, would continue.

WHAT ARE CPH’S PLANS FOR IMPROVED ESTATE SERVICES AND COMMUNAL WORKS? As mentioned previously, CPH would have a budget to carry out estate and environmental improvements. Tenant and resident associations and individual leaseholders would be fully consulted and involved in developing proposals for a particular street or locality. Similarly resident associations and individual leaseholders would be involved as far as possible in developing any new estate services that may be identified as necessary in a particular area, within the resources available.

HOW WOULD CPH DEAL WITH ANTI-SOCIAL BEHAVIOUR? CPH would be committed to taking decisive action to tackle anti-social behaviour, nuisance and harassment (including racial harassment). CPH would work closely with residents and other agencies to develop policies tailored to the needs of the area. CPH’s policy would be to use the full range of remedies available, including, where appropriate, mediation, injunctions, professional witnesses, acceptable behaviour contracts, anti-social behaviour orders (in consultation with the Council and Police), demotion of tenancies, possession action and eviction.

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F

Involving you in the running of the service

Involving you in the running of the service / Clapham Park Formal Consultation to Leaseholders

HOW COULD LEASEHOLDERS GET INVOLVED IN CPH? Residents would be able to get involved at a level that suits them best. This would include: • Getting regular information • Joining a local tenant and resident association • Completing customer satisfaction surveys • Applying to sit on the Residents’ Panel through which residents would be eligible to sit on the Board of CPH

Regular Information CPH understands that for residents to play a full part, they need information about what’s going on and about the performance of the housing service. CPH would give information to all residents on a regular basis. This would include a regular report giving performance statistics at least once a year. CPH would also publish details of its annual accounts so that residents can see these figures.

Consultation Structure Local Tenant and Resident Associations CPH would actively support local tenant and resident associations and has included a budget in its business plan to do this. Tenant and resident associations are able to represent communities at the local level and would be involved in local decision-making through consultation with CPH. Membership of tenant and resident associations is open to all residents living on the Estates.

HOW COULD YOU BECOME A BOARD MEMBER? The Board of Directors of CPH would make decisions about the policy and direction of the organisation and residents would be the largest single group on the Board with 7 out of the 15 places held by residents (both tenants and leaseholders). Leaseholders would have a maximum of 3 places reserved for them. As a Director, a resident would need to attend Board Meetings and would be responsible along with the rest of the Board for making decisions about services and major works. For a resident to be eligible to sit on the Board they would have had to be a member of the Residents’ Panel for at least a year, after which they could be put forward by the Panel for consideration as a Board Member. All resident members of the Board would serve for no more than four years without being re-appointed.

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Clapham Park Formal Consultation to Leaseholders / Involving you in the running of the service

F

WHAT IS THE RESIDENTS’ PANEL? This would be the key consultative forum and would also serve as a training ground for future resident Board Members. Residents would be eligible to become Board Members only if they had served for at least a year on the Residents’ Panel. It is currently anticipated that members of the Panel would come from the existing tenant and resident associations, the Leaseholders Forum and the Clapham Park Project Board, with the remainder appointed by an open election process from all residents. Residents would be consulted on the arrangement for such elections.

HOW COULD RESIDENTS BE INVOLVED IN MONITORING THE QUALITY OF SERVICE? CPH would carry out a range of customer satisfaction surveys on a regular basis to make sure that the service is meeting your needs. It would act on the results of these surveys to improve and develop services. CPH would encourage tenant and resident associations to become involved in monitoring its performance and would produce information in the form of newsletters and annual reports to these groups and individual residents.

STAFFING SUPPORT In support of its commitment to resident participation, CPH would employ staff to support residents and encourage resident participation. CPH would have a budget dedicated to supporting resident participation and would support local resident forums such as tenant and resident associations.

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G

About Clapham Park Homes

About Clapham Park Homes / Clapham Park Formal Consultation for Leaseholders

WHAT TYPE OF ORGANISATION IS CPH? CPH is a Company Limited by Guarantee. It is a not for profit organisation and, subject to registration with the Housing Corporation, would be a Registered Social Landlord if the transfer goes ahead. These are organisations that provide affordable rented housing to people in housing need. CPH has been set up as part of the MHT group specifically to take a transfer of the Council’s homes on Clapham Park if tenants vote in favour. CPH is a subsidiary of MHT. CPH is: • run by 7 residents, 2 people nominated by the Council, 2 people nominated by MHT, and 4 Independent local people • not run for profit and no dividends would be paid out. Any surpluses have to be spent on improvements to homes and services or repaying loans. Every penny would have to be properly accounted for • a charity and would be regulated by the Charity Commission CPH would be registered with The Housing Corporation, the Government appointed body set up to supervise and regulate all Registered Social Landlords.

WHAT ARE CPH’S VISION, ITS VALUES AND ITS KEY OBJECTIVES? Vision CPH’s vision is: "To develop a new sustainable environment for Clapham Park supported by quality local services" Values CPH has adopted five key values: • To value people • To put our customers first • To celebrate diversity • To have ambition and drive • To strive for excellence Key objectives CPH key objectives are: • To deliver the physical regeneration of Clapham Park as laid out in the Master Plan • To deliver excellent local landlord and neighbourhood management services

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Clapham Park Formal Consultation for Leaseholders / About Clapham Park Homes

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• To develop the capacity and skills of local people, through the provision of training, education and employment opportunities • To ensure that residents are at the heart of decision-making processes at every level • To protect and enhance the environment and promote fair trading and procurement practices • To work within the financial business plan and promote efficiency and value for money across our activities

WHO IS ON THE BOARD OF DIRECTORS? If transfer takes place, the Board would have overall responsibility for managing the homes. The Board has 7 Resident Directors (which may include up to 3 leaseholders), 2 Directors nominated by the Council, 2 Directors nominated by MHT and 4 Independent Directors.

HOW WERE THEY CHOSEN? The 7 Resident Directors were selected by the Board of the Clapham Park Project. In the first instance they are Oliver Higgins, Jose Gregorio, Donna C Henry, Cynthia Unoarumhi, Joe Moll, Akie Deen and Roger Roach. CPH BOARD OF DIRECTORS Resident directors

Oliver Higgins

Jose Gregorio

Donna C Henry

Cynthia Unoarumhi

Joe Moll

Akie Deen

Roger Roach

The 2 Directors chosen by the Council are: Councillor Jeremy Clyne, Geeta Le Tissier

CPH BOARD OF DIRECTORS Chosen by the Council

Councillor Jeremy Clyne

Geeta Le Tissier

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About Clapham Park Homes / Clapham Park Formal Consultation for Leaseholders

The 2 Directors chosen by MHT are:

CPH BOARD OF DIRECTORS Chosen by MHT

Seyi Obakin,Sandra Skeete

Seyi Obakin

The 4 Independent Directors were chosen by an interview panel of Residents, the Council and MHT following adverts placed in the local and regional press.

Sandra Skeete

CPH BOARD OF DIRECTORS Independent Directors

So far they include Gareth Crawford, David Hart, John Pearson and Sue Daniels.

Gareth Crawford

David Hart

John Pearson

Sue Daniels

DO THEY GET PAID? Although CPH’s constitution allows its Directors to be paid, at present CPH does not intend to pay them. They can however claim for any out of pocket expenses incurred in carrying out CPH’s business. If it is later decided that Directors should be paid, this would be subject to consultation with residents and approval from the Housing Corporation and the Charity Commission.

HOW WOULD DIRECTORS BE CHOSEN IN THE FUTURE? The current Directors would serve until at least the first annual general meeting of CPH after the transfer takes place (likely to be in 2006). At the second annual general meeting following transfer, half of the

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Clapham Park Formal Consultation for Leaseholders / About Clapham Park Homes

G

Resident Directors would retire. At the third annual general meeting, the other half of Resident Directors would retire. Members who retire are selected on the basis of who has been in office the longest and retiring Directors can be re-appointed. This system is then repeated using the same retirement cycle so that Resident Directors serve for four year terms. A similar system would be used for the Independent Directors. Council Directors would be chosen by the Council and MHT Directors by MHT. Independent Directors would be chosen for their skills and experience. Resident Directors would be appointed after first being elected to the Residents Panel and then serving on the Panel for at least one year. Please see Section F for more details.

WHO WOULD PROVIDE THE SERVICE? CPH would employ paid officers to run the housing service on a day to day basis. They would include some staff currently providing the service for the Council. In addition, there would be some services provided by MHT group staff as well as new staff employed by CPH. The Chief Executive and other senior staff would be appointed by the Board of Directors after an open recruitment process.

HOW WOULD THE RELATIONSHIP BETWEEN CPH AND MHT WORK? There would be an agreement governing the relationship between CPH and MHT, which would clarify how they would work with each other. This is called a procedure agreement. Under this agreement, CPH would act autonomously and in the main run its own affairs. However, because CPH would be a subsidiary of MHT, there are certain unavoidable legal requirements (in common with other similar stock transfers) which meant that MHT has to have the right to remove and appoint Directors to the CPH Board. In the procedure agreement, MHT would promise not to use these powers unless CPH is in serious and material breach of its obligations as set out in the procedure agreement. The Council would continue to monitor the relationship between CPH and MHT to ensure that MHT keeps its part of the agreement with CPH. MHT would also be a party to the transfer agreement.

BENEFITS OF CPH BEING PART OF THE MHT GROUP If transfer goes ahead it is planned that Metropolitan Living Limited (a subsidiary of MHT) would carry out the construction of the homes for private sale on the open market. All of the sale monies minus contributions for sales costs and other related costs would be channelled back to CPH to assist with the costs of the redevelopment programme. The homes for private sale would, therefore, cross subsidise the redevelopment.

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About Clapham Park Homes / Clapham Park Formal Consultation for Leaseholders

Metropolitan Housing Trust

Metropolitan Housing Trust Business Units

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Central Services

Subsidiaries

Corporate Finance Team

South Thames Region (Office in Clapham)

Clapham Park Homes Ltd

North Thames Region (Office in Southgate)

Metropolitan Living Ltd

Business Support Team including Human Resoruces

Midlands Region (Office in Nottingham)

MHT Social Investment Foundation

Information Services

Metropolitan Home Ownership

Refugee Housing Association Ltd

London Development Service and Programme Support

StepForward

Rushcliffe Homes Ltd

Clapham Park Formal Consultation for Leaseholders / About Clapham Park Homes

G

CPH would also purchase certain specialist services from MHT such as development services. Those services would be ones which CPH could not easily fund or perform itself. In taking these services, CPH would seek to benefit from the economies of scale, which its membership of the MHT group would offer. Other benefits that membership of the MHT group offer include: • MHT’s wide range of skills and experience in the provision and management of homes • Its advice on raising money from banks and building societies for social housing • Its regeneration expertise

WHO WOULD REGULATE CPH? The Housing Corporation is the Government appointed body that regulates all Registered Social Landlords. CPH must register with The Housing Corporation as a Registered Social Landlord before a transfer can take place. In particular, The Housing Corporation: • has established a Regulatory Code which sets out the fundamental obligations of Registered Social Landlords. These obligations are set to ensure that tenants’ rights are protected, services are of a high quality and that financial management is sound • monitors the performance of Registered Social Landlords to ensure these obligations are met. If obligations are not met, The Housing Corporation has wide powers to intervene In addition, as a registered charity CPH will be subject to monitoring and regulation by the Charity Commission to ensure it operates within its charitable objectives and by the Audit Commission’s Housing Inspectorate.

WOULD I BE ABLE TO COMPLAIN TO, OR ABOUT, CPH? Yes. CPH would recognise that complaints from tenants can be a valuable source of feedback on service delivery. If CPH could not settle your complaint informally, you would be able to make a formal complaint through its published Complaints’ Procedure. Every tenant would receive details about the procedure after the transfer If you were still unhappy after going through the Complaints’ Procedure, you would be able to contact the Independent Housing Ombudsman. CPH would be expected to comply with any recommendation made by the Independent Housing Ombudsman after investigating your complaint. You would also be able to contact one of your local Councillors or your MP in the same way as you can now.

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Useful names and addresses / Clapham Park Formal Consultation

WHERE WOULD CPH GET THE MONEY FROM TO PAY FOR THE HOUSING? CPH would raise the money to pay for the Council’s housing from lenders such as banks and building societies. This loan would usually be taken out for a period of around 30 years. It would also benefit from the £28 million NDC grant and would also seek to obtain further grants from other sources.

WOULD THE COUNCIL HAVE ANY CONTROL OVER CPH? Before the transfer takes place CPH would be required to enter into a formal and legally binding contract with the Council. This agreement would allow the Council to enforce the promises made in this document. MHT will also be a party to this contract.

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H

Useful names and addresses

Useful names and addresses / Clapham Park Formal Consultation

The London Borough of Lambeth Town Hall Brixton Hill London SW2 1RW Freephone Helpline 0800 013 0332 (Michael Hunte) E-mail: [email protected]

Tenants’ Independent Advisor F.I.R.S.T Call (Your Independent Advisor) Prospect House Prince George’s Road London SW19 2PX Freephone 0500 295 999

Deputy Prime Minister Office of the Deputy Prime Minister Zone 2/D1 Eland House Bressenden Place London SW1E 5DU Tel: 020 7944 4400

The Housing Corporation Stock Transfer Registration Unit Attenborough House 109/119 Charles Street Leicester, LE1 1QF Tel: 0116 242 4879 Website: www.housingcorp.gov.uk

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Clapham Park Formal Consultation / Useful names and addresses

H

Community Housing Taskforce Government Office for London Riverwalk House 157-161 Millbank London SW1P 4RR Tel: 07795 315314 Email: [email protected]

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I

Other information you may want to look at

Other information you may want to look at / Clapham Park Formal Consultation

OTHER INFORMATION YOU MAY WANT TO LOOK AT As well as this document, there are some other documents you may want to look at in relation to the Council’s housing transfer proposal. If you would like a copy of any of these documents, please call Michael Hunte on the Council’s Freephone Helpline 0800 013 0332. The Way Forward for Housing: this is the Government’s policy statement on future housing policy. The Housing Corporation’s Charter for housing association applicants and residents: this document sets down the standards of service you can expect from CPH based on the Housing Corporation’s guidelines. The Grounds for Possession of Secure and Assured Tenants: this document provides the full text (as set down by Parliament) of the grounds for possession which can be used against secure tenants and the grounds which can be used against assured tenants. Detailed Comparison of Rights Before and After Transfer: this document sets down a detailed comparison between the rights of tenants with the Council and the rights tenants would have with CPH if the transfer goes ahead. The Community Housing Taskforce website: www.housing.odpm.gov.uk/chtf The Housing Corporation website: www.housingcorp.gov.uk The Office of the Deputy Prime Minister Website: www.odpm.gov.uk National Housing Federation website: www.housing.org.uk Housing Stock Transfer: A Tenants Guide: A short and clear guide to stock transfer – available from the ODPM website (www.odpm.gov.uk/housing) or by telephoning 0870 1226 236

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M

Glossary of terms

Glossary of terms / Clapham Park Formal Consultation

GLOSSARY OF TERMS “ALMO” Arms Length Management Organisation (ALMO) – is a way of placing the management and maintenance of council homes in a separate operating company owned by the council but run by a separate Board including tenants. Some additional funding is available, by competition from the Government, to undertake repairs to achieve the Decent Homes Standard. "CPH" Clapham Park Homes, a new community led, not-for-profit housing association, which has been set up as part of the Metropolitan Housing Trust Limited group. "CPP" Clapham Park Project which is part of the New Deal for Communities programme(also referred to as the NDC). “Compulsory Purchase Order (CPO)” This means a statutory procedure whereby a council can obtain vacant possession of property and require people to move out subject to paying them reasonable compensation. “Decanted” This is when existing tenants are moved from a property where major works are being undertaken or the property is being demolished. “Introductory Tenancies” Introductory Tenancies were created by the Housing Act 1996. They are tenancies which can be granted by a local authority. The tenancy does not become ‘permanent’ until 12 months after it starts. If at any time before this 12 month period ends the tenant contravenes the terms of the tenancy, the local authority can take possession. “Lifetime Homes” Lifetime Homes have 16 design features that ensure a new house or flat will meet the needs of most households. The stress is on accessibility and design features that make the home flexible enough to meet whatever comes along in life. “Master Plan” The document which contains details of the changes that CPH is planning to complete to improve the area. “MHT” Metropolitan Housing Trust – a registered social landlord of which CPH will be a subsidiary.

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Clapham Park Formal Consultation / Glossary of terms

M

“Residents Charter” This is a charter written by the Housing Corporation on how it expects Housing Associations to treat their tenants. All registered social landlords should abide by this charter. “Right to Manage” Council tenants have the right to claim this if they meet qualifying criteria. It is a Government scheme allowing tenants to take control of the day to day management of their homes. “Supporting People” Supporting People is a mechanism for funding care and support services for people living in supported or independent accommodation. “Succession” The right to pass on your home to someone else in your family or household living there when you die.

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