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Regeneration

Douglas Bader Park

Find out why we're investing in a new future for Douglas Bader Park.

Image: Douglas Bader Park
  • Overview
  • Why regeneration?
  • Next steps
  • FAQs
  • Documents
  • Meet the team
  • Get in touch

Overview

About Douglas Bader Park

Douglas Bader Park is a Home Group estate made up of 271 affordable homes in Colindale. In April 2016, we carried out a full assessment and discovered that homes fell short of our expected standards. Three options were considered (on-going maintenance, partial regeneration and total renewal) and, after investigation, it was concluded that a comprehensive regeneration of the entire estate would be the best long-term approach for our customers.

Estate regeneration will ensure customers who would like to stay on the estate can return to a new, high-quality home. We will also provide a mix of homes which reflect the broad range of local housing needs to create a balanced community.

Customer ballot

Keeping our customers involved in the future of Douglas Bader Park is central to our approach. In May 2019, residents had their chance to have their say in an independent ballot and voted in favour of the regeneration of their estate.

We asked the question:  “Are you in favour of the proposal for the regeneration of Douglas Bader Park?”

Yes 75.4%
No 24.6%
Turnout: 90.5%

Why regeneration?

The estate faces a number of challenges

  • Poorly designed streets means car parking is difficult and pavements can often be inaccessible
  • The estate needs considerable maintenance, with a number of recurring issues
  • Poor insulation means homes are currently inefficient
  • There are problems with condensation and damp because of the outdated construction methods and the age of the buildings
  • Anti-social behaviour is exacerbated by poor design with areas like garages and alleyways out of the sight of homes
  • Outdated space standards mean homes are smaller than the current London Plan space standards
  • Homes are often overcrowded or under occupied, meaning they don’t work for you and your family
  • Homes and flats are Wimpey No-Fines construction. Most banks restrict mortgages on these properties, making it hard for us to support you to own your own home if you’d like in the future

Creating homes people love to live in

We aim to create modern homes people love to live in, whether they are new customers or the existing community. A redeveloped Douglas Bader Park will provide:

  • Improved security and tackling anti-social behaviour
  • Green spaces
  • Better insulation and ventilation, including central heating
  • Sustainable and eco-friendly homes

Building better quality homes

There’s a real opportunity to regenerate the estate, offering a once-in-a-generation opportunity to meet our customer’s needs as well as thinking about the needs of future customers. We’ll be able to build high quality sustainable homes which meet modern standards, creating a vibrant and thriving community.

Next steps

During the ballot period, there have been some changes to household need; an increase in families opting for household splits, and some residents requesting to move away permanently. To ensure all the new information is captured into the overall development, we will need some more time to get the detail of the designs right. Therefore, we’re now aiming for a planning submission in Autumn 2020.

The planning application

We will begin the build programme after we have approval of the planning application by London Borough of Barnet. The exact build start date will be dependent on the planning approval date and moving residents out of the first phase of demolition.

Following submission, Barnet council usually have 13 weeks to determine our application.

It is likely that once we have submitted, you will receive a letter from the council letting you know you can comment on the proposals. We will, of course, let you know when we have submitted in any case.

Engagement and consultation

We are working closely with residents who have expressed an interest in moving away permanently from the estate.

We had a number of engagement sessions planned for the coming months to update you on the regeneration. In light of COVID-19, Home Group together with Hill have put together a programme for engagement which aligns with government guidelines. to continue to keep you informed and get you involved in developing the final planning design.

Current timeline

Due to the uncertainty around the impact of coronavirus on day-to-day activities at present, the following is a guide only. The programme may change but we will update you if it does.

  • May 2020 – Webinar on the public realm
  • June 2020 – Webinar on building design and materials
  • July 2020 – Virtual exhibition
  • October 2020 - Planning application submission
  • February 2021 - Determination of planning applications
  • Between July-September 2021 - Start of Phase 1 building

We’ll continue to write to you when webinars, information sessions and exhibitions are planned and provide you with plenty of notice so you can make time to log on to the virtual sessions or contact us to discuss the proposals.

FAQs

The development

Information about the development, why it's needed and how it affects you.

Information about the new homes

Lots of useful information so you'll understand what your new property will be like.

Works, accessing and car parking

Keeping up-to-date with the project and the construction.

Future consultations

How we're going to help customers stay up-to-date and consulted.

Meet the team

The Home Group team

Yvette Richards (Regeneration Officer) is the main point of contact for customer queries about the regeneration and will be undertaking all one-to-one appointments with households as we move forward with any proposals. Yvette's experience lies in supporting customers and delivering move programmes, making sure all residents get support and information throughout the engagement process.

Davina Imbuldeniya (Senior Regeneration Manager - Engagement) will be leading on the consultation and engagement process as well as planning the overall decant programme.

Emma Murgatroyd (Lead Regeneration Development Manager) will be leading on the planning and design process, up to and including submission of all planning applications.

Lee Mason (Delivery Manager) will be overseeing and managing the running of the build programme and delivering the project once on site.

Sonia Watson (Community Relationship Manager) is part of the housing team and will be working closely with customers over the coming months to identify the community and social initiatives you would like to see at Douglas Bader Park.

Our partners

Hill Partnerships is our development partner. A recognised industry-leading house builder, providing quality, distinctive new homes across London and the south east. They’ve worked with a number of housing associations to regenerate estates across London.

Levitt Bernstein is an architecture, landscape architecture and urban design practice established in 1968 by David Levitt and David Bernstein with studios in London and Manchester. With experience of working with housing associations, local authorities, and private developers, Levitt Bernstein's long-standing commitment to housing and urban design is balanced by many projects in the arts, education and cultural sectors, as well as health, offices, retail and community-based schemes.

BECG is the UK’s leading communications and public engagement consultancy for the built environment and housing sector. We’re delighted to be working with the BECG team to support us in engagement at Douglas Bader Park. They have been actively involved since January 2019.

Get in touch

Update: We're working differently during the Coronavirus outbreak, so we'll be a little slower than normal to get back your messages and there won't be any one-to-one meetings while social distancing measures are in place.

If you have any questions our team is here to help.

Yvette Richards, Regeneration Officer

07823789395

Yvette.Richards@homegroup.org.uk

You can also pop in and visit us at the housing office 30A Parklea Close.

No need to make an appointment. Office hours are Tuesdays 12 noon to 7.00pm and Fridays 8.30am to 1.00pm

Estate inspections

Take place every Tuesday at 1.00pm and should last no longer than an hour. The meeting point will be outside the housing office, 30A Parklea Close.

If you have any questions about estate inspections, tenancy or rent related questions please contact Sam Babalola, Housing Manager on 07803 623 805 or email sam.babalola@homegroup.org.uk

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