Bellway will always be on site and managing the construction activities taking place on the estate. Specialist subcontractors will be used throughout the project and will be managed by Bellway.

Costs have increased, but the building materials Bellway will use to build the new development have not changed. These materials comply with the latest safety standards.

All new homes will meet the latest Greater London Authority housing design standards. The layouts and sizes of the new homes will be presented at a resident event later in the year. The inclusion of the second stairwell has had minimal impact to the size of the flats. The main change to the design is a slight increase of the individual blocks length and width to accommodate the required the second staircase.

There will be temporary gas boilers in place to heat the new homes until the energy centre is built in the last phase. The new development will eventually be powered by an electric energy centre and all new homes will come with underfloor heating.

Each new block will go through ongoing rigorous checks before the moving process can begin. Riverside have already appointed a clerk of works to oversee the quality of the work.

All new homes will have a ventilation system in place and underfloor heating that meet the latest standards in terms of moisture reduction.

Bellway’s contact details for reporting issues and concerns are displayed by the two site gates on Lilford Road and Kenbury Street. CCTV and increased lighting have been installed along the pedestrian routes to increase security.Any issues outside of normal working hours can be reported via the contact details provided (the same contact numbers apply for out of hours). All emergency services have been given the combination to the locks of the bollards and gates for access inside of Geoffrey Close in the event of an emergency.

Areas along the hoarding will be well lit and CCTV will be installed by Bellway.

We appreciate that the ongoing foundation works are particularly disruptive to residents. The vibration being felt is temporary and will cease as soon as the concrete frame is in place, which we estimate it will be completed by Spring 2025. Bellway will continue to monitor dust control, noise and vibration to ensure it stays within the permitted levels, and they will also bring a loader on site to limit the vibration and noise.

In medical circumstances, an off-site move may be possible subject to a property being available.

Bellway will be delivering notices to residents in close proximity to the estate on Lilford Road, Kenbury Road and Flaxman Road. 

Bellway have created a space that can take at least one grocery delivery van and this bay will be located by the gates on Lilford Road. Delivery vehicles may park in this bay under supervision of the traffic warden during working hours (Monday to Friday, 8am to 6pm). 

We have committed to providing parking permits to those who were previously issued one by the tenants’ association. We will not provide additional parking permits for any new vehicles; however, you may wish to contact Lambeth about obtaining a CPZ parking permit at your own cost.

In response to residents’ feedback, we created two drop-off parking bays on the frontage next to 1-49 Geoffrey Close to allow residents to drop-off items and then get back to park their cars on the street.

You will not be required to move out of your existing home until your new home is ready for occupation. We will agree a moving date with residents in each phase and you will have plenty of notice ahead of your moving date.

This is no longer possible, and we advised residents of this back in October 2022. Lambeth feel that this offer resembles a (Sons & Daughters) policy which they deemed unfair some time ago.

Riverside will appoint a removal company that will manage removal, wrapping and packing. We can provide further details on this closer to the date.

We will register all new addresses with Royal Mail once the building has been completed. Residents will then need to set up a redirection of mail to their new address.  Riverside will cover costs associated with this under your disturbance payment, as well as your moving costs (removals, packing and wrapping). We will provide more information on this at a later date. 

Riverside will make a Home Loss payment to all tenants on the estate at the time they move into their new home. We will also pay a Disturbance Allowance, which includes moving costs.

We have planned redevelopment work so that our tenants only have to move once. New homes will be ready for tenants to move into before the old homes are demolished. However, tenants also have the option to be temporarily re-housed off the estate while work is underway, subject to the availability of suitable accommodation.

Tenants choosing to move away from the estate permanently – not taking up the offer of a newly-built home – will also be offered this compensation when they leave the estate.

No, the Home Loss Payment is a one-off payment, set by the government and reviewed annually. Disturbance payments are separate and are meant to ensure any out-of-pocket expenses due to moving are covered for residents.

Riverside are negotiating these details, and we will provide further information on energy bills in our Living Cost workshop later in the year.

We are working through options for how the gym is paid for, it may be that residents pay for membership to the gym (a low amount) or a minimal amount is paid by all residents within their service charge. We will discuss with residents the likely costs and how they can sign up to use the gym once we are on site.

You won’t be able to change the heating provider as this is allocated to the whole development; however, you will be able to switch to your preferred provider of broadband, electricity, etc. 

You can find our allocations policy here.

If your housing need has recently changed, please ensure that you discuss this with your housing officer. Riverside will also have individual conversations with each household to confirm your housing need before the start of the allocation process for each phase.

We appreciate that circumstances may have changed since they were last recorded, we want to reassure you that we will continue to work with you to meet your housing need. If your housing need has changed, please discuss this with your housing officer.

We have passed the design freeze stage, which means we cannot change the number or size of the homes that we have built for our existing residents. We appreciate that circumstances will change, and we will work with you to meet your housing need. If you have new family member/s coming to live with you, please ensure that you discuss this with your housing officer and provide evidence of your new occupants.

If you are required to downsize, you will be entitled to your bedroom need plus one.

The floor level does not impact on having a pet. All pet owners will need to be granted written permission from Riverside to keep a pet and to sign a pet contract regardless of which floor level your new home is on.

All of the homes on the estate (1-84 Geoffrey Close, 2-28 York Close and 1-24 Canterbury Close) will be demolished and replaced with modern new homes.

Most of the new homes will be larger than existing properties with bigger kitchens and bathrooms. Each home will have a private balcony or garden, and all blocks will be served by a lift.

Tenants will be able to choose fittings such as kitchen units, worktops, and flooring from a range chosen by the Residents’ Steering Group. The new homes will be cheaper to heat and will have fibre-optic connections for high-speed broadband.
We are working to ensure that each household can park their existing vehicles on the new estate based on the vehicle ownership numbers gathered during the Housing Needs Survey.

The new buildings will be designed and built to the highest fire safety standards, with sprinklers in all blocks.

You can find further detail and artists’ impressions of the new flats, including balconies, fittings and security measures, in Riverside’s offer document.

Tenants will have an opportunity to see the final plans before we submit a planning application. Once planning permission has been agreed, we will allocate homes, primarily on the basis of need as identified in our Housing Needs Survey (conducted between October 2017 and May 2018). We will clearly set out the criteria for allocating properties in our Allocations Policy.

Bellway will install a secondary plywood behind plasterboard to ensure you can hang heavy items such as TVs. We are also looking at sustainable energy options for the new scheme.

Riverside will agree a range of fixtures and fittings for the new homes that will be installed before you move in, we would not fit items purchased by residents.

All of the above will be noted as your preferences. Your new home will be primarily allocated based on your housing need, we will then work with you to meet your preferences as far as possible, however we cannot guarantee these.

Please note that all homes and all floors will be accessible. Ground floor homes will be allocated based on housing need and preferences and not based on disability/mobility issues.

To ensure that we can meet our energy targets and to provide more energy efficient homes, we will be providing underfloor heating in the new homes, there will be no radiators. Residents will have individual control of heating within their homes.

The new homes will benefit from a reinforced concrete structure, which will provide better insulation and sound proofing. There will be suspended ceilings over thick walls.

The new homes will be all electric.

Due to the number of new homes we are providing in the new scheme, it won’t be possible to provide homes with windows in bathrooms. All habitable rooms (bedrooms and lounge) will have a window; the majority of kitchen will have windows. This is what we shown residents previously. There will be a ventilation system in place that covers the whole property, to ensure good air flow in the new homes.

Yes, there will be a shower over bath.

There are regulations we have to follow to ensure water is kept out and that moisture created within homes is extracted. We will have ventilation system to keep moisture out in kitchens and bathrooms.

We will have modern ventilation systems to ensure damp does not become an issue. These systems are used across all of the homes Bellway builds which are flats. When we get into the detailed design process we can share more information about this and how this will work in practice.

The new homes have been designed in response to the housing needs of existing residents. The Housing Needs Survey indicates that there is a requirement for 35 3B4P homes, and only 7 3B5P homes, hence the majority of proposed 3-bed units are 3B4P homes.

The current proposal will create 454 habitable rooms, which represents an uplift of 96 habitable rooms on the estate. This is an overall 27% increase in affordable floor space which enables us to tackle the current overcrowding experienced by many residents.

All 3 and 4 bedroom homes will be built with a main bathroom and separate en-suite toilet. 1 and 2 bedroom homes will be built with a main bathroom, which will include a combined bath and WC facilities. We are unable to separate the bath and WC in the main bathroom, like some existing flat layouts, as this layout does not comply with modern design and accessibility standards.

The current space standards identified indicatively in the Building Regulations require that the bathrooms (including a WC) are a minimum 3.99m2, whilst the minimum indicatively identified for WCH units is 5.72 m2. The architects have ensured that these requirements have been met as a minimum throughout. Of the existing units surveyed, the Studio and 2B4P flats do not currently meet these requirements so many residents will get a larger bathroom.

Balconies will be either glass or metal. We have previously committed that Riverside and Bellway will consult the Residents’ Steering Group regarding materials, and finishes to the new homes, including balconies. The architect will take your feedback into account and also what Planning and Design Officers say and will strike a balance.

The new blocks have been designed primarily to meet the current housing needs of existing tenants, which means there are a mix of housing types and sizes in each block. We will allocate properties in line with the Local Lettings Plan and will take into consideration people’s housing needs and preferences e.g. floor level, property outlook as far as possible when allocating properties.

We will design raised window sills in all bedrooms and there will only be a full height window in the living room.

All of the affordable blocks will have 2 lifts, all homes will be fully accessible to all, regardless of which floor you are on.

All new homes will come with triple glazing and will meet the latest energy efficiency standards.

Yes, you will be able to switch it on and off and control the temperature. We will provide further details in due course.

Yes, we will ensure that your new home will meet your needs. An independent Occupational Therapist (OT) will be assessing resident needs before the start of the allocation process for each phase. Where applicable the OT’s recommendations will be incorporated in the designs of the individual homes.

We have appointed an Occupational Therapist consultant called Home Independence. They will be conducting individual assessments with those individuals who require Aids & Adaptations in their new homes. A number of homes will be built to wheelchair accessible standards.

The current proposal is to build approx 135 homes for social rent for existing tenants, and around 260 homes for sale. Revenue from the sale of these homes will help to fund the social housing being built. To solve overcrowding on the estate, we will build more two, three and four-bedroom homes for existing tenants.

The rebuilt estate will include landscaped communal spaces, accessible to all residents. There will be an increase in trees and planted areas, play areas for young children and spaces for those who want to rest and enjoy their new surroundings.
The new neighbourhood has been designed to meet ‘Secured by Design’ standards which are approved by the Metropolitan Police. Communal areas will be open and visible to residents, and with improved street lighting and modern entry systems to control access to blocks and amenities (such as bins and bike stores).

While we will try to meet specific requests – such as keeping neighbours together, which floor your new home is on or how it’s laid out – we cannot make firm promises to any household at this stage as plans may be adjusted to secure the planning permission needed for the redevelopment to go ahead.

You can find further detail and artists’ impressions of the new Lambeth neighbourhood, including block exteriors and communal areas, in Riverside’s offer document.

These will be mainly one and two-bedroom flats, with some larger family-sized homes. Riverside is committed to making all communal and play spaces on the estate accessible to all new and existing residents to help build a strong community.

We can look into the possibility but cannot guaranteed this as those are supplied by the Council.

The number of cycle spaces that each block needs to accommodate is calculated using the London Plan and is not something we have control over as the requirements are set by the Mayor of London. Each cycle store is currently designed to provide the minimum requirement.

One option is to look at whether we can accommodate smaller cycle storage facilities on different floors rather than one large space on the ground floor of each block and we will look into this with the architects.

We are committed to making communal and open spaces accessible and inclusive for all residents living on the estate. We want to build a strong community between new and existing residents and we will promote access to and use of open spaces for all residents to avoid any feeling of segregation between social and private tenants.

The community centre has been located in a social rent block so that it will be built in an early phase for residents to use. The existing Mo Gorman community centre is located in a residential block and this has worked well for residents using the facility.

The new centre will be built to modern design standards with efficient insulation to minimise noise disruption for those living above the centre.

We considered various options for moving the centre due to resident feedback. However, we have found that the relocation of the community centre to another social rent block would have implications on the decant strategy of that block and create delays to some residents being re-housed. Also, if the community centre was relocated to a private sale block, it would create management issues and would result in the facility being inaccessible until the end of the construction programme.

A final option was considered for a standalone community centre but this is not the preferred option as it would reduce the amount of space for parking and open space.

Providing post boxes in the communal areas would improve the security of the new blocks and meets Secured by Design standards. This option is preferred as post can be delivered without needing to provide access to the whole building.

However, if we are to pursue having individual door letter boxes, we would need to check whether Royal Mail would be happy to deliver to every front door. If agreed, we would need to provide a fob to Royal Mail so they can enter each block.

The estate will meet Secured by Design Standards approved by Metropolitan Police. Through the design of the buildings we will make the estate safe and secure by providing CCTV and improving street lighting. We will create safe homes by providing secure front doors with intercom entry systems and fob-controlled access to buildings. Communal open spaces will have gated access for residents to use and enjoy and will be overlooked by nearby homes to allow for supervision.

Yes – as part of the design of the estate, there will be step-free access to all of the homes.

We have ensured through our design that we make as many of the new homes dual aspect as possible which means natural light can enter from different directions. We are designing the scheme so that is complies with daylight and sunlight guidance to ensure that no homes are disproportionately affected by the height of buildings that are close to them. Whilst the heights have increased the footprint of the building has been reduced which has a positive effect on the daylight/sunlight for homes next to the new buildings.

All residents will be given the opportunity to use the gym. We have not yet designed the internal space in the gym, but it will be 70 square meters which is about the same size as 2-bedroom flat. We will discuss with residents the likely costs and how they can sign up to use the gym once we are on site.

Our proposal to secure the entrances to the site will help to ensure that only residents who live on the site can use the open spaces. All areas across the new development are for residents living in both private and affordable homes.

We can look at signage options, however as only residents who live on the estate will use these areas, this will help to ensure that spaces are used respectfully.

We will supply and install an electric cooker (if you currently have gas), the cooker will be gifted to you, this means that we will not cover the cost of any repair or replacement. No decision has been made on the selection of cookers; we will provide more detail on this over the coming months.

We will consider each case on its own merit, based on evidence from your insurance company. You will need to provide a comparison of your current insurance quote, against your new quote outlining the new parking location.

Tenants will be provided with a new home on the same tenancy type and with the same security that they have now.

Rents will be kept at the existing rent levels for all tenants whose number of bedrooms remain the same. If you move into a smaller or larger home, you will be charged the average rent for that sized home.

We will continue to consider service charges with a view to keeping them to a minimum. Riverside will agree the improved services with tenants to ensure they are getting value for money and that charges remain affordable.

Rent levels will stay the same; it will only increase because of inflation and normal rent setting and not as a result of the redevelopment of your estate.

Riverside will continue to maintain the estate as usual throughout the duration of the redevelopment project. Please continue to report any housing and maintenance issues through our Customer Contact Centre to ensure all queries are dealt with centrally and directed to the relevant teams.

We recognise that residents will be affected by the works and will ensure that Bellway produces a construction management plan to set out how disruption to residents will be minimised. This will include measures for removing dirt or dust caused by works through the increased cleaning of windows/communal areas and doors. Should cars require cleaning due to the works, this will be arranged.

Your Housing Officer will continue to hold weekly surgeries for you to raise any maintenance concerns and Bellway will provide a named resident liaison officer with contact details (advertised to everyone and on-site hoardings) to ensure that residents have an on-site point of contact in case of problems during construction.

Once the work is complete, Riverside and Bellway will agree an estate management plan for the new estate to ensure that caretaking/cleaning and landscape maintenance services are provided, regardless of the tenure. We will ensure the estate is maintained and kept in good repair through regular estate inspections, which tenants will be invited to.

No, all residents can move from their existing home straight into their new home.

We would need to assess the condition of your home before considering a transfer, please contact your housing officer, David Wade on 0345 111 0000 to book an appointment to assess the condition of your home.

To request a move off the estate during construction, please contact your housing officer, David Wade on 0345 111 0000. The housing team will assess your circumstance and advise on next steps. Please be mindful of restrictions with availability, and priority needs, of properties within London.

We will visit you at home to discuss your needs and where a suitable Riverside property cannot be identified, we will work with other service providers and the local authority to find alternative accommodation to meet your needs as far as possible.

Tenants who live on the estate will be treated as a priority transfer should they wish to move off the estate. Riverside will offer options for temporary or permanent rehousing off the estate, subject to the availability of a suitable property.

Tenants moving on a temporary basis will have the right to return and a new home will be provided in the redevelopment that meets their housing need. Tenants moving off the estate on a permanent basis will lose their right to return.

We are working with the housing team to identify transfers for those that wish to move off the estate. Stock in the local area is limited with very few homes becoming available to re-let. Please do contact your housing officer, David Wade for an update on your transfer.

The Independent Tenants’ Advisor (ITA) for tenants living on the estate is Source Partnership.

Source Partnership was selected by the Residents’ Steering Group as the best organisation to provide independent support during the redevelopment process.
Source Partnership’s role is to ensure that tenants have a say in the redevelopment proposals for the estate. They provide impartial advice and support to ensure that tenants know their rights and their options.

You can find out more or contact your ITA via the Source Partnership website.

The guardians occupy the flats on a licence agreement, they do not have and will not have the right to a new home on the estate.