Proposed Housing Developments at Woodman Road and Brocket Way

Brocket Way and Woodman Road Developments

The proposed developments at Brocket Way and Woodman Road (site alongside Woodman Path/Manford Way) are a chance to provide much-needed homes for 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 90 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 decent 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 and Woodman Road. These new generation modular build will provide comfortable and well-equipped long-term housing for 90 families who would otherwise find themselves in hostels or bed and breakfast, often outside their borough.

Have we missed our opportunity to raise 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?

Brocket Way
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.

Woodman Road
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 for neighbours than traditional methods of construction.

Are these appropriate locations 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. Brocket Way is designated for housing in our Local Plan. In relation to Woodman Way site, at least half of the land we are proposing to use has not been available to the local community for over a decade and is considered appropriate for this development based upon the previous use of the site for a temporary facility.

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 area and multi-use games area as part of this project and are consulting 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. In the meantime, our Education Service has confirmed there are available spaces in local schools. We have already liaised with the Clinical Commissioning Group and both the Willows and Forest Edge GP practices have confirmed their patient lists are open, they are accepting new patients and there is sufficient capacity in the area to meet the needs of additional families.

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.

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 support to families when moving into the properties and will ensure the properties are well maintained.

What is the height, width, depth of buildings and distances from properties?
View the detailed Woodman Road plan (PDF 10.4MB) and Brocket Way plan (PDF 8.7MB).  This information will also be available on our Planning Portal when an application is registered.

What is Capital Letters?
‘Capital Letters’ is a new London-wide scheme to help tackle homelessness. It enables the council to strike better deals when finding temporary accommodation for vulnerable residents by ending the current competition between London boroughs. The initiative also provides an easy-to-access interface for developers, landlords and agents operating in London and will allow Redbridge to secure more leased properties reducing the need to use B&Bs, hostel accommodation and expensive nightly lets. Find out more about ‘Capital Letters’. The Brocket Way and Manford Way schemes will not be part of Capital Letters.

Residents have concerns regarding anti-social behaviour, drug dealing and begging?
Tackling anti-social behaviour and keeping our streets safe is a priority across the council. Setting up a residents’ hotline to report incidents, significant CCTV investment, improved lighting and a larger enforcement presence across the borough are some of the many measures we have implemented to create a safer environment, ensuring residents feel safe and protected. The council works in close partnership with the police to quickly respond to reports of anti-social behaviour and reduce crime in Redbridge.

There is nothing to suggest that the proposed homes will lead to an increase in anti-social behaviour, drug dealing or begging. The properties will be carefully managed by our housing staff which will include periodic visits to each property. Our Civic Pride Team will be looking into residents’ concerns with the police.

We advise residents to also contact their Safer Neighbourhoods Team to help solve on-going local ASB issues.

Contact information can be found here.

Where are the minutes of the meeting held on Friday 11 January 2019?
This meeting was organised by residents, so unfortunately we do not have the minutes.

Was the green area opposite the cemetery considered for this scheme?
This land was considered but is not suitable to use for this housing development.

Where are the parking surveys and where is the parking for these schemes?
The parking stress surveys will be published on the Planning Portal and will be available to residents. These proposed schemes contain limited parking to meet the requirements of the planning process.

Where will you re-provide the green space that is being lost?
The loss of the green space will be considered as part of the rigorous planning process, which includes a lengthy public consultation.

As detailed above, one site is designated for housing in the Local Plan and at least half the other has not been available to the local community for over a decade and is considered appropriate for this development based upon the previous use of the site for a temporary facility.

Should the planning application be approved, we will look to see if some green space can be re-provided elsewhere within Hainault.

There are not enough places in schools or doctors for the extra families? It takes far too long to get a GP appointment?

Our Education Service has confirmed there are available school places within the local area. The Clinical Commissioning Group has also confirmed there is capacity within the local GP surgeries in the area to meet the needs of the additional families.

The existing Infrastructure (GP, dentists, schools, transport) is not suitable for these additional homes.
These questions are addressed above. We want to have a wider discussion with residents about the future of Hainault and what developments are needed to cope with changes in housing and population. This will be started in the next few months.

Shouldn’t there be more police presence in New North Road, Manford Way and surrounding areas?
We are committed to tackling crime and improving safety across the borough and will raise the concerns raised by residents with the police. 

No-one will have fields to play ball games on.
The two play areas on both sites will be retained and enhanced. The area is well served with open spaces such as Hainault Forest Country Park and Fairlop Waters. Other sports facilities such as The Cycling Centre are also local to the proposed developments.

Why do they have to be three storeys high? It will affect our light into our gardens and our privacy will be compromised as it will overlook the backs of our bungalows.
Concerns such as light will be carefully considered as part of the rigorous planning process. The surveys we have undertaken as part of the preparation for the planning application will be available on the planning portal.

Will the council-owned trees (planted to protect our gardens from balls in the playground from being kicked into our gardens) remain and will those trees strangled by ivy be replaced?
We will consider this issue and report back to residents.

We are expecting there to be noise during the building works and this will continue with the new residents/ 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. You can report any breach of the management plan to the Planning Enforcement Team.

There is a suggestion by estate agents that the value of our properties will be greatly reduced.
We are unable to predict the effect on house prices. However, our view is that house prices are largely affected by external economic/market factors.

We should not build on green spaces as there are insufficient open spaces in Hainault – these are the only places left for children to play. People of all ages socialise in these spaces.
We note residents’ concerns and have considered other portential sites. Unfortunately, there are a limited number of sites suitable for this development and many that are appropriate have already been considered for other schemes.

Brocket Way is in the Local Plan as a housing site but Woodman Road is not so how can we justify it as a housing site.
The site at Brocket Way is already identified as an opportunity site for delivery of new housing within our Local Plan, therefore a temporary development is considered acceptable ahead of our longer-term development ambitions for this site. The Manford Way/Woodman Path site is considered appropriate for this development based upon the previous use of the site for a temporary health facility.

There is not enough parking locally – residents cannot park outside their own front door – putting more housing on will make this worse.
As part of our application, we must demonstrate there is sufficient parking capacity for parking and will be submitting a parking stress survey which looks at the impact of the development on traffic and other highways issues. We will also be conducting a wider review of parking pressure in the area and if there is local support to protect resident parking in a managed way, then this will be implemented.

There is too much pollution so we should not take away green space.
Air pollution is considered as part of the planning process. Air quality surveys are published on the planning portal and will be available to residents to review and comment on as part of the planning process.

Putting homeless families in modular will stigmatise them - the council needs to build more permanent homes.
Central Government austerity measures and benefit changes means many thousands of Redbridge families are without a home. We are committed to addressing this situation by delivering 1000 new homes, including permanent housing.

Hainault families have housing problems e.g. children on the waiting list for years and still living with their parents even after they have children of their own – the council needs to help them.
These families, if they are registered as homeless or in housing need, may be part of the group that will be considered for accommodation as part of our delivery of 1000 new homes.

Who will the council house on these sites?
We will house families who we have a statutory duty to, in accordance with national housing legislation.

Don’t homeless families need to do more to help themselves?
We always assist and encourage families to find their own accommodation but this is not an option for all families. Many of our families are in work but are still unable to afford to rent privately due to increased rents. 

Hainault is already overcrowded there is not space for more people – shouldn’t building be elsewhere in the borough?
These sites have been identified following detailed consideration of a variety of sites throughout the borough. For a variety of reasons, including access, neighbouring amenity and construction phasing, other sites were not considered suitable to accommodate these developments. The site at Brocket Way is already identified as an opportunity site for delivery of new housing within our Local Plan. The Manford Way/Woodman Path site is considered appropriate for this development based upon the previous use of the site for a temporary health facility.

Shouldn’t the council spend the money to build permanent housing instead?
We are committed to providing 1000 new genuinely affordable homes to increase housing supply. To quickly ensure the availability of safe, secure accommodation for some of those caught in the housing crisis who would otherwise find themselves in hostels and bed and breakfast, we are building these new generation modular homes.

Will it mean the air ambulance will have nowhere to land as it has used Brocket Way to land in the past?
We are contacting the air ambulance to discuss the scheme and the potential alternative sites for them to land.

Will there be sufficient/water pressure currently in Brocket Way?
As part of the planning application, we must demonstrate that there is sufficient capacity for drainage, water and electricity. Additional provision must be made where there is insufficient capacity.

Aren’t both sites on a bus route?
Yes, the sites are served by local bus links. This is a positive as it will make it easier for residents to travel.

What about daylight restriction?
Concerns such as light will be carefully considered as part of the rigorous planning process. The surveys we have undertaken as part of the preparation for the planning application will be available on the planning portal.

Contact

Telephone: 020 8708 7629/7632

Email: resident.involvement@redbridge.gov.uk

 

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