Inkster and Penge refurbishment
As indicated by the preferred option, Penge and Inkster Towers will remain in their existing positions and undergo extensive refurbishment. It is expected that refurbishment will commence in early 2018.
Opportunities have been considered with the residents of the two blocks on the potential to develop and extend the ground floors, clad the external walls with new windows, and improve the communal areas.
The plans to re-clad the existing towers and re-configure the bases, will create buildings which are:
- More safe, secure, attractive and modern with spacious, bright and well planned entrances and lifts
- Well built and environmentally friendly
- More efficient with lower energy costs
We have appointed Brodie Plant Goddard consultants to work with the residents of Inkster House and Penge House to realise their and our aspiration to improve the future of their buildings and the enjoyment of their homes. This work will build on the consultation carried out by the Winstanley and York Road masterplan architects, Levitt Bernstein. Find out more by viewing the consultation boards.
Further consultation sessions were held in early 2017. Find out more by watching these YouTube videos which show what the refurbishment could look like and the information boards which were featured at the consultation event on 26 January 2017.
During consultation sessions, wintergardens were considered as an optional addition to the blocks, and we have carried out structural surveys to assess the potential to attach wintergardens to the outside of the towers. Wintergardens are enclosed balconies, which can be used all year round and are less exposed to wind and rain than traditional balconies.
Base and entrance
A new base would align Penge House to the proposed regeneration area and to Wye Street; forming a new street edge. The new base footprint would also resolve the untidy outdoor area identified by residents in consultation. The boiler rooms would be hidden within the new base, along with plant, cycle and updated refuse facilities. The existing Hidden Homes would be relocated to create new modern homes built to current standards.
A new entrance lobby orientated to the south would be better lit from natural light and better integrated with the new outdoor space.
A new base would define the corner of Ingrave Street and Sullivan Close, and align the tower to the surrounding housing areas. Such a base would contain new secure cycle storage, updated refuse facilities, and a new light, bright and secure entrance lobby at the intersection of the two streets.
The existing Hidden Homes would be removed, to create new live units on Ingrave Street. These would relate to the commercial activities of Falcon Road and create a new, active street frontage.
The communal areas - particularly the main entrances - are dark and insecure at present. Creating fresh, modern interiors with new lighting, signage and bigger windows would brighten the space and improve security.
New windows would modernise the appearance of the towers and link them to the architecture of the new builds within the regeneration area.
The existing panels on the outside of the buildings would be replaced by new panels with windows. Various ‘window patterns’ could be created from a mixture of horizontal and vertical windows of differing widths, heights and glazing. The current levels of daylight enjoyed in the flats could be retained, whilst improving security and ventilation. Solar shading would reduce overheating, whilst the new materials would be more durable, longer lasting and easier to clean.
The new cladding would be a pre-fabricated panel, which could easily replace the existing exposed concrete panels whilst minimising disruption to residents. The available options include metal, ceramic, laminate or brick masonry.
Impact on tenants and leaseholders
Residents will remain in their properties whilst the refurbishment of the blocks takes place. The consultant and project manager will work with residents to explain and minimise the disruption caused.
As well as refurbishment to the outside and communal areas of the blocks, tenanted properties will benefit from new kitchens and bathrooms, and the properties will be fully rewired.
Major works of the kind intended for Inkster House and Penge House will have financial implications for leaseholders. In addition to extensive ‘Design and Finish’ consultation with residents, we will consult in line with Section 20 of the Landlord and Tenant Act 1985, in relation to the cost of the works. Our leases, whilst not all identical, allow us to charge leaseholders for works to their blocks which need to be carried out for the efficient maintenance, management and security of the block. We cannot, however, charge leaseholders for improvements to the building and the immediate environs. Throughout the consultation period we will endeavour to identify the works which are likely to be rechargeable. The consultation will allow leaseholders to express their opinion on design and finishes with full understanding of the implications of what such adaptations might cost them. We will not proceed with the works until the end of the consultation period.