Potential view of Achilles Street

19 Pages·2017·8.12 MB·English

Potential view of Achilles Street
Looking west along Achilles Street
Achilles Street Consultation
Potential view of public square
Looking south and east towards Achilles Street and Clifton Rise
Achilles Street Consultation
Potential view of public mews
Looking north and east towards Achilles Street and Fordham park
Achilles Street Consultation
Introduction
Welcome to this event today, thank you for coming along. The stages to get your feedback. The third event took place in
Council and our housing manager Lewisham Homes are looking November 2016 where we presented updated proposals based
at the area around Achilles Street, to explore the possibility of on your feedback. Since November we’ve been working hard
building new homes and shops, and making wider improvements to improve the proposals which have really benefi tted from all
in the area around Achilles Street and New Cross Road. the comments and suggestions we received from residents and
local businesses.
We have invited a range of local people today including residents
and local shop owners. We have been working on plans for the Today we are here to show you our more developed plans to
area based on conversations we have had with residents since fi nd out what you think before we take them Lewisham’s Mayor
we fi rst got in contact in January 2016. Since then we’ve held and Cabinet. We want to talk to you again to fi nd out what you
three consultation events, the fi rst in February 2016 where we think to help shape the way forward. There are representatives
asked you what you thought was good and not so good about from the Council and the Architects here, please do talk to us
your homes and the area around Achilles Street, the second and tell us what you think of the existing area and what you
in May 2016 where we showed you the proposals in the early think of the information we have here.
OUR COMMITMENTS TO RESIDENTS
The Council will only proceed with the regeneration proposals for Achilles Street if it can guarantee that:
• All current council tenants who wish to stay in the new development will be able to do so with the
same rent levels and tenancy conditions that they have today.
• Any resident leaseholder who wishes to will be able to remain in home ownership on the new
development.
• We will build as many new council homes as possible, to be let at social rent.
• In addition to new council homes, more aff ordable homes of other types, such as shared ownership,
will also be provided when any additional homes are built.
London Borough Lewisham Homes Karakusevic Carson Bell Phillips 5th Studio
of Lewisham Architects Architects
Claredale Street Derry Avenue East and West
Tower Hamlets Thurrock Council Walthamstow
Achilles Street Consultation
Why are we doing this?
London is experiencing a housing crisis, with lack • Increasing the supply of more stable temporary
of supply of new homes driving higher prices and accommodation for homeless households, by
decreasing levels of aff ordability. This is aff ecting purchasing new hostels and building 24 new
all types of housing, for example: homes for temporary accommodation at
PLACE/Ladywell.
• Lewisham has seen a 77 per cent increase
in the number of households in temporary Looking at investment in and changes to the
accommodation over the previous fi ve years - Achilles Street area in New Cross could also mean
there are currently just under 1,750 homeless that:
households in temporary accommodation
• The council could re-build and improve the
• The number of aff ordable properties to let has quality of homes for existing residents, as well
decreased by 44 per cent in this time as building homes for new residents
• The Council has just over 9,000 individuals and • These new homes will be a range of new housing
families on the Housing Register types to meet the specifi c needs of the area.
• In the SE14 post code, private sector rents • We are also proposing to improve the local area
increased by ten per cent during the last half by looking at the type and number of shops
of 2015 and by 35% per cent over 2013-15 and provision of community facilities
The Council is working to address this through: • The location of the Achilles Street gives it a
unique potential to become a new centre for
• A commitment to build 500 new Council homes
New Cross and the wider area.
by March 2018 – the fi rst Council homes built in
Lewisham in a generation, are being planned • We want to improve the public spaces around
and built at the moment with 195 new homes Achilles Street for residents and other members
either completed, on-site, or with planning of the community.
permission.
• Housing and Planning Strategies with targets
to build and support our partners in building
homes across the borough, to provide a range
of housing types and meet a range of needs
NEW LEWISHAM PROJECTS
PLACE Ladywell, Lewisham
Achilles Street Consultation
“C
AN LEASEHOLDERS GET

A NEW PROPERTY IN THE
?”
DEVELOPMENT
Our Commitments
We are committed to working with Achilles Street’s vibrant
community, and we will only take forward redevelopment proposals
that keep the community intact.
We have already committed that redevelopment will only go ahead
if we can ensure that:
• All current council tenants who wish to stay in the new
development will be able to do so with the same rent levels
and tenancy conditions that they have today.
• Any resident leaseholder who wishes to will be able to remain
in home ownership on the new development.
• We will build as many new council homes as possible, to be
let at social rent.
• In addition to new council homes, more aff ordable homes of
other types, such as shared ownership, will also be provided
when any additional homes are built.
We have committed that all aff ected businesses will have the
opportunity to take some of the new commercial space created
if the redevelopment goes ahead and we are also working with
the BWA Islamic Centre to ensure they are a central part of our
proposals. We believe that these commitments mean that the
fantastic community around Achilles Street can be preserved if
there is a redevelopment of the area in the future.
“T
HERE SHOULD BE

NEW COUNCIL FLATS ON
”
SOCIAL RENT
Achilles Street Consultation
“T
HE HOMES SHOULD HAVE
What you told us at previous MORE LIVING SPACE THAN
”
THE CURRENT PROPERTIES
consultation events
Your feedback is extremely important AFFORDABILITY COMMUNAL FACILITIES
to us and on this board we are listing • At least same number of council • Mosque needs to be retained or
the most common comments we have properties as exist now given alternative facility
had over the past 3 consultation events • This gentrifi cation has huge long • Communal services including
held on: term negative impacts – social laundry, gym and cafe
housing is what we need.
- 4th of February 2016
• Keep rents aff ordable PARKING & TRAFFIC
- 21st of May 2016
• Achilles Street is used as a rat run
- 5th of November 2016. EXISTING RESIDENTS & PHASING • Residents only parking
• Would like to be positioned back
NEW HOMES • Should it be underground parking?
in the same location
• Would like more storage • Achilles Street well located near to
• One move is better
central London
• Good sized balconies
• I think we should have choices
• More private balconies than (1st) in the relocation process
DENSITY
existing are welcome
• Happy to move twice if it means
• Height of tower block – too
• The homes should have more staying in the same place
high – block view from fl ats and
living space than the current
• All council tenants must be overlooks houses
properties
rehoused on the site or locally
• Good bedroom sizes
BUSINESSES
• Ground fl oor fl at to have good LEASEHOLDERS • Diffi cult to move a business
sized gardens
• Concern from current leaseholders
• Business owners - more info
• 100% up for the new about processes with mortgages needed and time scales
development. It would make the and staying or leaving the estate
• Keep Local businesses with a local
area look better
• Can leaseholders get a new
client base
• What will the buildings look like? property in the development?
FORDHAM PARK
DEMOLITION AND NEW BUILD THE AREA
• Views over the park and full
• Poor existing conditions of the • Being close to Fordham Park balconies
fl ats
• It is a fantastic area but the
• Children’s play area and family
• Small bathrooms and toilets housing is very poor and not good area in conjunction to the park
quality
• Would like to keep the same size
property • Feel that the current area is
unsafe
• Why are you not considering
refurbishment options and infi ll on
the current estate
Photos from last consultation event held on the 5th of November in Deptford Green School
Achilles Street Consultation
“I FANTASTIC
T IS A AREA
The neighbourhood today

BUT THE HOUSING IS VERY POOR
”
AND NOT GOOD QUALITY
FORDHAM PARK
C
L
IF
TON ACHILLES STREET
R PA
IS G
E N
E
L
L S
BATAVIA ROAD TREE
T
NEW CROSS ROAD
GOLDSMITHS
• Too many parked cars clutter • Undefi ned and under used
• Close to public transportation
the public realm spaces in between buildings
and uses along New Cross Road
• Not overlooked, run down and • Not pedestrian friendly public • Under 6’s play area in • The proximity of Fordham Park
poorly located playground realm - uninviting and secluding Fordham Park
Achilles Street Consultation
Option for the future of Achilles Street
RETAIN CURRENT ESTATE OPTION
PROS CONS
• No disruption to current • No new homes created
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remain
Dean House
• Maintenance costs increase New Cross Road
year on year as buildings get
older
INFILL & REFURBISHMENT OPTION (2014 STUDY)
PROS CONS
• Small increase in new homes • No design improvements
(22 based on previous infi ll
• No security improvements
feasibility) Achilles Street
• No improvement to public or
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• Less short term environmental issues
impact
• Maintenance costs increase
Venue
• Refurbishment work could year on year as existing New Cross Road
address some of the damp buildings get older
and vermin issues
REDEVELOPMENT OPTION
PROS CONS
• Large increase in the number • Maximum disruption to
of new homes, including at current residents
least double the number
• Maximum disruption to
of Council Homes, other
businesses
aff ordable housing and an Achilles Street
increased number of better • Lengthy process
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with a private outdoor balcony resources from the Council
or terrace to all properties and its partners Venue
• Comprehensive strategies New Cross Road
for security, refuse, energy
effi ciency, traffi c and parking
can be implemented
• Improvements in public and Existing Buildings
communal outdoor space with New Development
reconfi guration of landscape
and access routes across the
whole site.
Achilles Street Consultation
“A
T LEAST SAME NUMBER
Proposed public realm OF COUNCIL PROPERTIES
”
AS EXIST NOW
5
4
3
2
1
PUBLIC MEWS RESIDENTIAL LANE POCKET PARK
1 2 5
ACHILLES STREET NEW PUBLIC SQUARE
3 4
Achilles Street Consultation