Pike Close redevelopment FAQs
PrintOn this page you can find answers to questions residents of Pike Close have asked us.
Where are the type F flats located within Block C?
The type F flat will be located on the corner of the block facing into Pike Close and the Rotunda Court block next door. You can find here the overall plan for Block C which highlights the location of each flat type.
Can we pick open or closed plan kitchen?
We have been working with Countryside to accommodate residents’ preferences with regards to open/closed plan kitchens as much as possible; however, due to the structural layout of some of the flats, there may be instances where some layouts do not support open plan. Countryside will provide more details on this at the next resident event.
For 2 bed 4 person flats, we were told that we would have the choice of open plan or a closed off kitchen. The home layouts documents says that there will be 6 open plan and 6 with separate kitchens. Why is that?
Since we presented these layouts to residents, we have instructed Countryside to accommodate the open plan kitchen preference in the 12 flexible 2 bed 4 person (type E) flat layout, as per residents’ feedback.
What type of flooring will we have in kitchen/bathrooms?
For health and safety purposes Riverside is required to install a vinyl anti-slip flooring in the ‘wet areas’ of new homes. There will be some tiling to the shower/bath area and splash back to the sink.
Will toilets/sinks be boxed in?
Countryside will be boxing toilets/sinks but only to a point, to ensure pipework is easily accessible for the purpose of any future repairs and maintenance that may be required by Riverside, or our contractors.
Will underfloor heating be controllable in each room?
You will be able to control your underfloor heating in each zone within your new homes; more than one room may be included in a zone. We will provide full details at an event next year.
Extractor fan – is this still being installed in all the kitchens regardless if open plan/closed kitchen?
Yes, all new homes will come with an extractor fan as standard, regardless of open/closed kitchen.
Which areas of the flat will have downlights?
Downlights will be in kitchen areas only.
Will you replace current curtains/blinds if they do not fit the new flats?
We are exploring options for window coverings with Countryside and we will provide you with an update as soon as we have further details.
Can I pick who I want as my neighbour and where I want to move to in the new block?
The Landlord Offer you voted on said that we will work with tenants to identify their preferences regarding proximity to existing friends or neighbours and to accommodate these where possible. This hasn’t changed and we will do our best to meet your preference with regards to proximity of neighbours and location within the new block where we can.
Will the flats be cheaper to run?
The new build properties will have significantly more efficient and reliable heating systems and will be better insulated.
What type of flooring will we have in communal areas?
Anti-slip vinyl flooring will be fitted in all communal areas, for health and safety reasons and to ensure durability. We will consult with residents on colours for communal flooring at a later stage.
Will each floor have fob access or just the main entrance?
Access to individual floors will be limited to permit fob-access only to those living on that floor. Amenities such as bin and bike stores will also be access controlled.
Are we having the pigeon letterboxes in the main entrance?
A bank of secure letter boxes will be provided within the entrance lobby of the new block.
Is Riverside covering the costs of disconnection/reconnection of cooker, washing machine, dishwasher, telephone, internet, etc?
These costs will be covered as part of the disturbance payment and agreed individually with each household.
What’s the amount of the homeloss payment?
The homeloss payment is currently at £8,100 (January 2024); this is set by the government and reviewed annually.
What are the hours of work?
Monday to Friday (8am-6pm), and Saturday (8am–1pm) for weekend works.
How will you manage noise levels during works?
Due to the nature of the works, they are anticipated to be noisy. Noise monitoring equipment will be used throughout the duration of the build period.
How do you ensure Burnt Ash Heights remains safe while demolition works take place next to the block?
Hoarding will be erected around the car park area. The hoarding will be 2.4m tall, or 8ft in height. Propping to the podium deck will ensure that the podium deck is properly supported and safe.
How will you manage dust levels during works?
A fireman’s hose will be used for dust suppression. This will minimise the spread of dust outside the hoarding line. Countryside contractors, Dycut will be monitoring dust levels on site to ensure safety.
Will the construction works affect services to my home, such as internet, heating and hot water?
We will notify you ahead of any works and let you know if they will affect any services to your homes.
How do we raise concerns about the construction works?
For any questions related to the works, please contact site manager from Dycut, Martin Humphreys on 07570 614210. As always, you can also contact your Resident Liaison Officer, Jade Adnett on 07980 761482 or email us at [email protected] if you have any questions or concerns. Alternatively, you can contact your independent tenant advisors, Source, on 0800 616 328.
What have you put in place to deter anti-social behaviour in the new car park? Will we have CCTV there?
The area will be well lit and is overlooked by residents from Lavisham House; these are the measures we will also adopt in the new development as per Secure by Design principle, the official police security advice that we work to, to improve the security of buildings and their immediate surroundings.
We appreciate that the request for CCTV has been raised previously in meetings, however at this stage we will not be implementing this, it may be something we can explore as an additional surveillance option if security becomes an issue. CCTV also comes with an added cost which may impact on service charges, and we would therefore need to consult with the estate fully on this matter.
Can you confirm the sizes exclude the external space i.e. balconies are additional space?
The spaces shown are excluding balconies.
What is defensible space?
This is a planted/green area in front of the buildings and walkways to keep people away from front doors and windows and to provide privacy for the ground floor homes.
Is there flexibility to provide a disabled 2B4P on a lower floor to meet the needs of a medical case?
All of the flats are adaptable for fittings and fixtures like hand rails and wet rooms. The sizing for a wheelchair unit, will be larger than the standard unit size.
What about security access to the blocks?
All door entry to the blocks will have modern, secure Fob entry access which can also be restricted to the floors that residents live in.
What is Secure by design?
Standard of doors and windows are more modern and up to date, the scheme will be secure by design through passive surveillance, this means public areas such as walkways, parking and green spaces will be overlooked by resident windows and balconies. External areas will also be well lit with key fob access to all blocks.
How many lifts will there be in each block?
All blocks will have two lifts.
Will there be a garage available to tenants?
There are no garages within the redevelopment proposal.
Will all properties have a balcony and a garden for ground floor flats?
Every home will have its own outdoor private space in the form of a balcony or garden.
Will there be windows in the kitchen?
As with the previous layouts, homes with 2-bedrooms and above that can have a separate kitchen will have a separate window. Kitchens on open plan homes will have windows into the Living/Kitchen/Dining space.
Will the balcony have an opening window?
Yes, there will be an opening window on the balcony.
Will there be private outdoor space for everyone or private residents only?
Everyone will have their own private outdoor space along with shared outdoor space, for both the affordable and private tenure.
What is the space for a bathroom?
In line with the GLA minimum space standard, bathrooms will be at least 4.4sqm minimum.
Can you confirm for existing tenants that affordable means social rent?
Existing tenants will remain at the social rent that they are on, new tenants will be set at London affordable rents. ‘Affordable housing’ is a term for all blocks that are not privately sold.
Who will be allocated car parking?
Our commitment is to existing residents who currently own a vehicle.
There are two blocks for phase C. Which flats will go into the smaller block, Mede or Wells House?
Block C is one block, which will accommodate Mede and Wells. It has 24 flats with one entrance for all.
Why is the private block not at the end so the rest of the estate can stay together?
The location of the blocks is being driven by the phasing and where we can locate the size of the blocks so as not to negatively impact the neighbours. We also strongly believe that a mixed community of private and existing residents will make for a better Pike Close.
What if I want to live next door to my current neighbour/ live in the top floor or want to live in a different block?
We will primarily ensure that your new home meets your housing need and we will work with you to meet your preferences as far as possible.
Can we opt to move off the estate?
Yes, you do have a right to move off the estate either permanently or temporarily. Everyone has the right to return. For more information, please contact your Housing Office, Ephraim Maseya or your Resident Liaison Officer, Mandy Rana.
Will properties continue to be repaired and maintained even though the site is being redeveloped?
Essential repairs and maintenance work will continue to be carried out on all existing homes while the redevelopment of Pike Close is underway.
You can report a repair by phone on 0345 111 0000 or via My Riverside.
Will my tenancy type, rent and service charges stay the same?
Tenants will be provided with a new home on the same tenancy type and with the same security as their current Riverside home.
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.
Any future tenancies created will be charged London Affordable Rents that are set by the GLA.We will continue to consider service charges throughout the design process with a view to keeping them at a minimum. Riverside will agree the improved services with tenants to ensure they are getting value for money and that charges remain affordable.
What is the ITA? Who are Source Partnership?
The Independent Tenants’ Advisor (ITA) for tenants of Pike Close is Source Partnership.
Source Partnership were 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 Pike Close 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.
Who are Countryside?
Countryside is a leading UK developer specialising in building communities, not just houses. With 60 years’ experience, Countryside has a reputation for high quality design and build, sound governance and good management practices. It has over 35 years’ experience on regeneration schemes in London, the South East, the North of England and the Midlands, partnering with local authorities and housing associations.
Countryside was selected as our preferred developer partner in early 2018 following a detailed and robust tender process. It is committed to working with residents to understand their needs and wants for their future community and was first introduced to tenants in June 2018. Countryside has attended a number of consultation events, Resident Steering Group meetings and site visits to work with tenants through the design consultation process and this relationship will continue throughout the planning and construction stages.