Concorde Close

We submitted a planning application to The London Borough of Hounslow in October 2018 for the regeneration of Concorde Close. Although this application was recommended for approval, it was refused at planning committee in January 2019.

Despite planning officers recommending the scheme for approval, councillors felt that there were concerns over the impact of the development on neighbouring properties. The specific reasons stated in the planning determination were:

1. The proposal, by reason of its scale and height, would be an intrusive development, out of scale and character with the prevailing pattern of development in the immediate locality. Thus, it is contrary to Policies 7.4 and 7.6 of London Plan and Policies CC1, CC2 and SC4 of Local Plan.
2. The proposal, by reason of its scale and position close to the boundaries of the site with 69 Lampton Road and 15 to 25 Lampton Park Road properties, would be an overbearing and unneighbourly form of development, resulting in increased overlooking, a loss of light and outlook and an increase in the sense of enclosure for surrounding neighbours. Thus, it is contrary to Policies 7.4 and 7.6 of London Plan and Policies CC1 and CC2 of Local Plan.

Since the refusal, we have sought advice from a range of stakeholders and experts on how to proceed. As a result, we have decided not to appeal the refusal.
We’re committed to carrying out a full review of the refused scheme and revisiting the feasibility of the four options for Concorde Close.

These options include

• Ongoing maintenance
• Refurbishment
• Part refurbishment / part redevelopment
• Full redevelopment scheme

Repairs will be made to the properties as and when reported through our normal repairs reporting process on our website or to our customer service centre on 0345 141 4663

You will also have noticed that, following a visit by the Metropolitan Police, we have carried out further security works to the estate, including fob access doors and additional fencing.

Under this option, the building would look very similar to how it looks now, but we would refurbish to try to achieve the housing need for the customers who live on the estate. This would mean a complete re-configuration of parts of the building to form larger homes and would require the building to be unoccupied (i.e. customers would need to move out temporarily) to carry out the works. We would also look to improve the sustainability of the building through insulation and roof works, among other measures.

This option is similar to the refurbishment option, though we would also look to provide new homes on some of the spaces on the estate, including the garage areas.

Yes. In July 2019, we presented the above options to customers, neighbours and members to gain initial thoughts. At these sessions, we promised to come back to everyone with more information and our next steps in September 2019.
Since then, we have been assessing and analysing the options from our ongoing maintenance programme right through to the redevelopment option.
We’re committed to involving everyone in our proposals and we will get in touch with all stakeholders ahead of any decision we progress with.

We sought advice from many consultants, including a planning lawyer, who agreed that we should not appeal the current scheme and look at other options for the estate. Also, we were advised that the planning inspectorate are struggling with workload so we may not have had a decision for another 18 months, and even then this wasn’t guaranteed to be a positive one.

In April 2019, we arranged a visit by the Metropolitan Police to carry out a Secured by Design visit and make subsequent recommendations to improve the security on the estate.

We are committed to carrying out every recommendation made in the Secured by Design Report and carried out all works over the period of September to October 2019.

We encourage feedback from our customers on this matter and issues with subsequent implementation of these recommendations, so please get in touch with us.

Concorde Close's road is owned and managed (adopted) by the Highway Department at London Borough of Hounslow. We don’t have the right to do any works to this road.

If we were to pursue this option, we would aim to provide new, modern homes our customers want to live in, that would suit the household needs of those living on the estate at the moment. We would part fund the redevelopment of the estate by building additional new homes for sale.

Some benefits of this option include

• New, modern and larger homes (as most of the homes are currently below London Plan standards for their bedroom sizes)
• Lower running costs through energy-efficient design
• More useable green spaces and open spaces
• Increased security and a reduction in anti-social behaviour through intelligent design

This would depend on the option we take forward. As we do not have any concrete designs at this stage, we are unable to clarify this. However, the final quantity, tenure and mix is to be subject to viability and discussions with the London Borough of Hounslow and the Greater London Authority.

If this option was the one taken forward, we would need to complete a brand new planning application. We would, of course, involve our customers and neighbours in the design process and it would likely take six to eight months to prepare a submission.

Hounslow Council have 13 weeks to determine an application and it would then go to planning committee for approval. We would need to move our customers into suitable temporary homes ahead of beginning any works so it would therefore be at the minimum of around 12-18 months before a new development could begin.

It is likely to take a number of years as we want to ensure any development is delivered properly, minimising disruption and ensuring the best possible outcome for our customers. Timescales will be clarified further along the line and once planning permission has been granted.

For customers who have expressed an interest to move away permanently, we would like to honour this request and we will be working closely with these customers.

Yes, we aim to reprovide all affordable homes for the needs of our existing customers plus additional homes, likely to be for a mixed tenure development.

No. All new homes will be allocated on housing need.

Yes, your tenancy rights will not diminish if you choose to move to a new home on the estate.

If your new home has the same number of bedrooms as your current home, your rent will increase and/or reduce at the same rate as your current tenancy. If you have more or fewer bedrooms, this will affect the rent you pay.

At this early stage of the design process, the housing mix is yet to be determined. This will also depend on the option we take forward.

All new homes will be allocated in accordance with our decant charter and allocation policy. The charter will explain the priority process for the allocation of new and temporary homes and will be discussed in detail further along the line. This will be issued once the designs and phasing have been planned and agreed.

Approximately the following applies

• Bedsit = 33sqm
• 2 bed flat (3 person) = 55-63sqm
• 2 bed maisonette (4 person) = 63-74sqm

All new homes will be in line with current building standards. At present, only two properties on the estate meet the current space standards set down in the London Plan. Minimum space standards are

• 1 bed flat (2 person) = 50sqm
• 2 bed flats = 61-70sqm
• 3 bed flats = 74-86 sqm
• 3 bed houses = 84-93 sqm
• 4 bed houses = 97-106 sqm

As part of planning policy, we must provide a certain amount of ‘amenity space’ for each new home. This is dependent on the size and type of the new home but will either be a garden or balcony, or both.

Our standard tenancy agreements contain a clause about pets.

Customers must have applied for permission in the first instance to keep a pet. As we move forward with the proposals, customers will be informed about pets and general guidance when moving into their new home.

We do not envisage adding any retail or commercial units to the current Concorde Close, whichever option is taken forward.

Yes, we hope to create public spaces across the new development and we would like your ideas.

We will be governed by planning policy on car parking and Hounslow Council are keen to provide parking where necessary.

This is possible, but every effort will be made to ensure you have space to park your car throughout the construction programme.

We will pay you the statutory home loss payment. All our customers will be compensated to the amount of £6,400 less arrears as part of the redevelopment programme.

Off-site moves will depend on the phasing programme and will be discussed in detail further along the programme. We will work closely with all customers as part of any off-site move requirement, taking into consideration customers’ housing need, locality of schools and working requirements.

We will pay you the statutory home loss payment, which is currently £6,400. All customer moves will be paid direct to our approved removal firm whether it be to a temporary or permanent home. Customers will also get disturbance payments, which include reimbursement for the following as part of a move

• Redirection of mail
• Telephone reconnection
• Sky/cable reconnection

Yes, all our customers will be provided with a new affordable home should they wish to be a part of the regeneration.

We aim to provide a residents’ choice process, with the opportunity for all customers to choose options for their new home from a range of kitchens and flooring. However, this is yet to be agreed and will form a separate part of the consultation process at a later date.

Yes, all our customers will be provided with a new affordable home should they wish to be a part of the regeneration.

It is likely to take a number of years as we want to ensure any development is delivered properly, minimising disruption and ensuring the best possible outcome for our customers. Timescales will be clarified further along the line and once planning permission has been granted.

For customers who have expressed an interest to move away permanently, we would like to honour this request and we will be working closely with these customers.

It is likely that you will need to move off-site into temporary accommodation as part of the build programme due to the constraints of the site. Until the phasing and move programme has been planned we are unable to provide any detail at this stage. We will ensure moves are kept to a minimum and will assist all customers as part of the move programme on and off-site.

Off-site moves will depend on the phasing programme and will be discussed in detail further along the programme. We will work closely with all customers as part of any off-site move requirement, taking into consideration customers’ housing need, locality of schools and working requirements.

The building of new homes is unlikely to begin for a while, so no temporary moves will be required at this stage. We will continue to update you as and when we progress with the proposals.

We will pay you the statutory home loss payment, which is currently £6,400. All customer moves will be paid direct to our approved removal firm whether it be to a temporary or permanent home. Customers will also get disturbance payments, which include reimbursement for the following as part of a move

• Redirection of mail
• Telephone reconnection
• Sky/cable reconnection

At this stage we are not sure of the phasing but every effort will be made to make sure your move into your new home is as smooth as possible.

Yes, there will always be safe routes through and around the estate where possible once construction starts.

Once we start construction, there will be construction vehicles on the site but you will be kept informed throughout the programme.

We will keep you updated through letters, consultations, information sessions and our website.

We have involved and worked closely with our customers as part of the planning and design process for the future of Concorde Close since July 2017. We held a number of information sessions and design workshops to ensure all customers are involved in planning and design. We will continue to involve customers and neighbours in future events to ensure your views are taken into account.

Following the completion of a 100% stock survey, it has been highlighted that Concorde Close would benefit from regeneration. We held a first information session with our customers in July 2017, introducing the regeneration, with a number of further information sessions and design workshops delivered to date.

We have delivered a number of information sessions and design workshops and will continue to do so as part of our commitment to our customers.

The ideas and views collated were discussed with Planning Officers at Hounslow Council and we have provided feedback to all customers to date.

One-to-one meetings were carried out with customers in October 2018 to determine housing need and capture any additional household information.

Yes, your views were taken into account in the previous application and will continue to be a benefit to any future scheme. Further sessions will be held before any planning submission, if a redevelopment option is taken forward. Your feedback will then be considered alongside the requirements of local planning policy, designing for secure streets and neighbourhoods.

Yes, we are keen to work closely with all customers as part of the regeneration process and for everyone to be involved in further design workshops. We will be in touch when they are planned.

All information will be issued by letter and on the website. If you would prefer to be notified by email, please let us know.

There is currently a Residents’ Association in place at Concorde Close. For further information please visitor contact info@concordeclose.co.uk