Why do you need to regenerate the area?
The aim of the regeneration is to:
- provide better homes for every resident, and
- create a safer, pleasant environment.
The quality of the homes on the Dollis Valley estate is not as good as either the Council or most residents would like. The Government has introduced a requirement for all homes to be of a certain standard known as the Decent Homes Standard. To reach this standard homes must meet certain criteria, which include:
- a reasonably modern kitchen
- a kitchen with adequate space and layout
- a reasonably modern bathroom
- an appropriately located bathroom and WC
- adequate noise insulation
- adequate size and layout of common areas for blocks of flats, and a reasonable amount of thermal comfort.
In many parts of the Dollis Valley estate, kitchens, bathrooms, windows and common areas would fail to meet these criteria. As a result Barnet Council consulted with residents about the best way forward and agreed that this was through regenerating the estate.
The new homes that we are building will be of a high standard. They will be well insulated to retain heat and reduce noise transmission and as a result have energy saving measures.
Are you building too many properties?
We need to build enough properties for sale to pay for the rented and shared ownership homes and the new community and retail facilities. Dollis Valley currently has a lot of open space that is not used due to the poor design of the estate. By redesigning the area, putting in new streets and roads, having private gardens and designated parking we will be introducing a more efficient use of space.
What security will be provided?
The design will be discussed with police advisors to ensure that it meets the “Secured by Design” principles. A combination of good design and good management will ensure the area is secure. There will be good quality lighting and open space will be overlooked, providing natural surveillance. The area will be well maintained and an estate-based team will be developed to pro-actively manage the area.
What about Crocus Field and Meadow Close?
Barnet Homes will be carrying out work to tenants’ homes in this area so they meet the Decent Homes Standards. The Council will also negotiate additional benefits for the area as part of the planning process. Environmental improvements to Crocus Field and Meadow Close are likely to be one of the issues that they will want to include.
How will you deal with disruption when the development begins?
Our developer partner will plan how work will be carried out in order to minimise disruption. This will be agreed with all relevant parties before work begins.
When will you start buying properties from leaseholders wishing to sell?
We do not intend to start buying properties until the scheme has been approved and we have completed the Principal Development Agreement with the Council. We anticipate that this will be in 2008. We will let leaseholders know if there are any changes to this approach.
Will the flats block views and give less privacy?
Planning guidelines indicate the distance that needs to be provided between buildings to minimise overlooking of rooms where you live and sleep. Further the new blocks will be set back away from rear gardens to reduce overlooking. Our architects are looking at alternative options for the area directly behind Mays Lane in response to residents’ comments.
Will you deal with the drainage problems?
The current drainage difficulties will be taken into account in our proposals for the area.
What will happen to existing trees and vegetation?
A number of new trees are to be planted within the development to help integration into the surroundings. We will also be trying to keep as many of the mature tree specimens as possible, especially along boundary edges.