Our secure council tenant offer to Winstanley and York Road residents
When would I have to move?
We have produced a phasing plan in conjunction with our procured delivery partner, Taylor Wimpey, which provides more accurate timescales for when individual households will have to move. Residents will be given a precise moving date at least six months in advance, in a pre-move rehousing interview.
View the timeline for development
The first households from Pennethorne House moved to the new homes on the off-site at Rowditch Lane in July 2019.
Regardless of how the regeneration plans may adapt and develop as they are delivered, we continue to have the following clear commitments, as detailed in the October 2014 council tenant rehousing information booklet.
Please note that some aspects of the offer have been updated since publishing the booklet, and in these cases, the details below will supersede the information in the booklet.
Details of the offer:
- You will be offered a new home on a social rent within the regeneration area
- The social rent of your new build property in the scheme - whether on the off-site or in the main regeneration area - assuming it is of the same size in terms of bedrooms, will be the same as your current rent at the time of moving from your existing property
- If you are moving to a different sized property in order to meet your assessed need, your social rent will be assessed in line with council rent setting policies
- Social rents continue to be set well below the market or equivalent affordable rent levels
- The new home will have no less security of tenure than you have now and you will retain your Right to Buy
- The size of the new home will be based on your assessed housing need at the time of the move
- The number of bedrooms in your new property will be determined by the size and composition of your household
- There will be no studio accommodation – single person households, lone pregnant women and couples will be allocated a self-contained one-bedroom property meeting current space standards
- Medical and other professional reports will be considered when requests for additional rooms are made to meet a medical or social need
- If you are currently under-occupying your property by more than one bedroom, you will be offered a new home which has one room above your assessed need only, you will be offered incentives to encourage you to downsize to a property which meets your assessed need
- The development will be phased to minimise the use of temporary housing, with the intention being for one move from your current property straight into your new home
- The new home will meet the Mayor of London’s quality and size standards
- If your tenancy is over one year old you will be entitled to a statutory Home Loss Payment of £6,400 per household – an amount set by central government – to compensate you for the move
- You will also receive a disturbance payment for other reasonable moving costs incurred, such as:- removal costs; the disconnection and reconnection of services and appliances; the removal and reinstallation of moveable fixtures and fittings; new window dressings (up to a value to be determined); redirected mail; and incidental administrative costs incurred by a change of home (e.g. change of driving licence address)
- Any rent arrears (or other monies owed to the council) would be deducted from the overall compensation payment
- You may be eligible for further compensation, as detailed in the tenants re-housing booklet (October 2014)
When people will not qualify for a new home
There are circumstances where people will not qualify for a new home in the redevelopment:
- If you are not a lawful occupant of the property (the named tenant is not occupying the property as his/her one and only principle home)
- If you are temporarily housed in your accommodation, awaiting your permanent offer from the council
- If you are privately renting from a council leaseholder
- If you have had a notice of seeking possession served against you for a breach of tenancy conditions (e.g. antisocial behaviour or rent arrears) and you have failed to comply with agreed terms of the court order
New development homes
- Your new home will be provided with carpets or other flooring (including underlay or sound proofing), blinds or curtains as required
- You will have the option to have an oven/hob, fridge freezer and washing machine/dryer fitted
- We will work with residents where possible to inform aspects of the internal layout of the new homes (e.g. where adaptations are required, where there is the opportunity to have an open plan living area etc.)
- If you consider adaptations will be required to your new home, then we will carry out an occupational needs assessment
- Any adaptations would be made prior to you moving in
- You will be able to express a preference of floor levels; however, properties will be prioritised on a need basis, with ground floor properties most likely being allocated to those with mobility or other relevant health conditions
Show homes will be built at appropriate stages of the project and you will be able to view your new home on plan and in a model. Approaching the time of completion, you will be able to visit your new home.