Proposed Housing Developments at Woodman Road and Brocket Way

Proposed Housing Development at Woodman Road

The proposed development at Woodman Road (the site alongside Woodman Path/Manford Way) is a chance to provide much-needed homes for 60 Redbridge families. We want to build quality, modern accommodation so that local people who are desperate for a roof over their heads can live comfortably in their borough. It means we can provide families with the opportunity to give their children the very best start in life which would otherwise be impacted by poor quality accommodation. It’s important that we’re clear about what is being proposed for your neighbourhood, so here are some frequently asked questions.

Why are we proposing this development?
Central Government’s austerity measures and benefit changes, combined with rising rents and a lack of housing supply in the private sector, means many thousands of Redbridge families are without a home and on our waiting list. This situation has a devastating human impact and one we are committed to addressing by pledging to build 1,000 genuinely affordable homes. To ensure the availability of safe, secure and good quality accommodation for some of those caught in the housing crisis we are proposing to build family accommodation at Woodman Road. This new generation modular build will provide comfortable and well-equipped long-term housing for 60 families who would otherwise find themselves in hostels or bed and breakfast, often outside their borough.

Have we missed our opportunity to raise concerns?
Absolutely not. We would encourage you to get along to one of the drop-in sessions we are hosting either at Hainault Forest Community Association, 100b Manford Way, IG7 4DF on Thursday 17 January 2019 from 9am to midday and Tuesday 22 January 2019 from 2pm to 7pm or at St Paul's Community Hall, Arrowsmith Road, Hainault IG7 4NZ on Saturday 19 January 2019 from 10am to 2pm so that you can ask questions or raise any concerns. All housing developments are subject to a rigorous planning process which includes a lengthy public consultation phase. We will publicise on our website and through social media when the planning application is registered so that as many people as possible can comment on the proposals, which will be carefully considered by the Planning Committee. The planning application is expected to be submitted later this month. If agreed, work will begin in April 2019 and conclude in December 2019.

What will be included in the housing development?
We want to build a 60-home, three-storey property that will comprise 48 x 2 bedroom flats and 12 x 1 bedroom flats, along with a communal garden, for people in real need of housing. The modular design means the property will be built off site and transported in. This is an increasingly common way of building homes and is quicker and less disruptive than traditional methods of construction. Plans of the site are attached for information.

Is this an appropriate location for new homes?
Some local people have expressed concerns about the proposal to build on green space, which they say should be safeguarded from development. This is not protected land and is designated for housing in our Local Plan. Also, at least half of the land we are proposing to use has not been available to local community for over a decade. London’s housing crisis has been decades in the making and left boroughs like ours with a severe shortage of affordable housing. We have an important role in fixing that by building homes for local people who have legitimate aspirations to build their lives and grow their families in our borough. It means utilising sites we own that are suitable for new homes, whilst having the least impact on the community.

Will it mean the loss of the play area?
No. In fact, we are committed to improving the play and multi-use games areas as part of this project and will consult with ward councillors initially to identify and discuss these enhancements.

How will the new homes impact on local services such as school places and GP’s surgeries?
We have an excellent track record of ensuring we have sufficient school places to meet demand in our borough. This has been achieved through good planning and collaboration between our education services and schools, where our schools demonstrate considerable flexibility in making changes to meet any increase in demand for places. This joint work will be the cornerstone of our approach should this proposed development get the go-ahead and there is a need to find places in local schools. We have already liaised with the local GP practices and both the Willows and Forest Edge have confirmed their patient lists are open and they are accepting new patients.

What about the impact on parking?
As part of our application, we must demonstrate there is sufficient capacity for parking. To do this we will be submitting a detailed parking stress survey which looks at the impact of the development on traffic and other highway issues. Analysis of this survey forms an important part of the consideration of the planning application.

What about disruption during the building works?
A condition of any approved planning application is for the contractor to submit what is known as a ‘construction management plan’. This outlines the activities carried out, public and on-site safety, operating hours, controls on noise and environmental management such as controlling dust.

Who is the building contractor?
Should the planning application be agreed, we would join forces once again with construction firm Elliott UK who are building a similar development for us in South Woodford and have extensive experience of constructing modular developments of the sort proposed. We will also provide contact details for the council and contractor should residents have any questions when the build gets under way.

Who will be responsible for the management of the new development?
Our housing department will be responsible for the management and maintenance of the new development. They would provide intense support to families when moving into the properties and will follow this up with regular visits and contact.

If I have any other questions about this development, who should I contact?
You can get in touch with the Resident Engagement team by telephoning 020 8708 7629/7632 or by emailing resident.involvement@redbridge.gov.uk

Woodman Road Presentation Board (PDF 10.4MB)

Manford way

 

Proposed Brocket Way Housing Development

The proposed development at Brocket Way is a chance to provide much-needed homes for 30 Redbridge families. We want to build quality, modern accommodation so that local people who are desperate for a roof over their heads can live comfortably in their borough. It means we can provide families with the opportunity to give their children the very best start in life which would otherwise be impacted by poor quality accommodation. It’s important that we’re clear about what is being proposed for your neighbourhood, so here are some frequently asked questions.

Why are we proposing this development?
Central Government’s austerity measures and benefit changes, combined with rising rents and a lack of housing supply in the private sector, means many thousands of Redbridge families are without a home and on our waiting list. This situation has a devastating human impact and one we are committed to addressing by pledging to build 1,000 genuinely affordable homes. To ensure the availability of safe, secure and good quality accommodation for some of those caught in the housing crisis we are proposing to build family accommodation at Brocket Way. This new generation modular build will provide comfortable and well-equipped long-term housing for 30 families who would otherwise find themselves in hostels or bed and breakfast, often outside their borough.

Have we missed our opportunity to raise concerns?
Absolutely not. We would encourage you to get along to one of the drop-in sessions we are hosting either at Hainault Forest Community Association, 100b Manford Way, IG7 4DF on Thursday 17 January 2019 from 9am to midday and Tuesday 22 January 2019 from 2pm to 7pm or at St Paul's Community Hall, Arrowsmith Road, Hainault IG7 4NZ on Saturday 19 January 2019 from 10am to 2pm so that you can ask questions or raise any concerns. All housing developments are subject to a rigorous planning process which includes a lengthy public consultation phase. We will publicise on our website and through social media when the planning application is registered so that as many people as possible can comment on the proposals, which will be carefully considered by the Planning Committee. The planning application is expected to be submitted later this month. If agreed, work will begin in April 2019 and conclude in December 2019.

What will be included in the housing development?
We want to build a 30-home, three-storey property that will comprise 24 x 2 bedroom flats and 6 x 1 bedroom flats, along with a communal garden, for people in real need of housing. The modular design means the property will be built off site and transported in. This is an increasingly common way of building homes and is quicker and less disruptive than traditional methods of construction. Plans of the site are attached for information.

Is this an appropriate location for new homes?
Some local people have expressed concerns about the proposal to build on green space, which they say should be safeguarded from development. This is not protected land and is designated for housing in our Local Plan. At least half of the London’s housing crisis has been decades in the making and left boroughs like ours with a severe shortage of affordable housing. We have an important role in fixing that by building homes for local people who have legitimate aspirations to build their lives and grow their families in our borough. It means utilising sites we own that are suitable for new homes, whilst having the least impact on the community.

Will it mean we loss of the play area?
No. In fact, we are committed to improving the play area and multi-use games area as part of this project and will consult ward councillors initially to identify and discuss these enhancements.

How will the new homes impact on local services such as school places and GP’s surgeries?
We have an excellent track record of ensuring we have sufficient school places to meet demand in our borough. This has been achieved through good planning and collaboration between our education services and schools, where our schools demonstrate considerable flexibility in making changes to meet any increase in demand for places. This joint work will be the cornerstone of our approach should this proposed development get the go-ahead and there is a need to find places in local schools. We have already liaised with the local GP practices and both the Willows and Forest Edge have confirmed their patient lists are open and they are accepting new patients.

What about the impact on parking?
As part of our application, we must demonstrate there is sufficient capacity for parking. To do this we will be submitting a detailed parking stress survey which looks at the impact of the development on traffic and other highway issues. Analysis of this survey forms an important part of the consideration of the planning application.

What about disruption during the building works?
A condition of any approved planning application is for the contractor to submit what is known as a ‘construction management plan’. This outlines the activities carried out, public and on-site safety, operating hours, controls on noise and environmental management such as controlling dust.

Who is the building contractor?
Should the planning application be agreed, we would join forces once again with construction firm Elliott UK who are building a similar development for us in South Woodford and have extensive experience of constructing modular developments of the sort proposed. We will also provide contact details for the council and contractor should residents have any questions when the build gets under way.

Who will be responsible for the management of the new development?
Our housing department will be responsible for the management and maintenance of the new development. They would provide intense support to families when moving into the properties and will follow this up with regular visits and contact.

If I have any other questions about this development, who should I contact?
You can get in touch with the Resident Engagement team by telephoning 020 8708 7629/7632 or by emailing resident.involvement@redbridge.gov.uk

Brocket Way Presentation Boards (PDF 8.7MB)

brocket way

 

Drop-in sessions

Date  Time  Venue
Thursday 17 January 2019 9am to midday  Hainault Forest Community Association, 100b Manford Way, IG7 4DF
Tuesday 22 January 2019 2pm to 7pm  Hainault Forest Community Association, 100b Manford Way, IG7 4DF
Saturday 19 January 2019 10am to 2pm St Paul's Community Hall, Arrowsmith Road, Hainault IG7 4NZ

 

Contact

Telephone: 020 8708 7629/7632

Email: resident.involvement@redbridge.gov.uk

 

 

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