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Pike Close redevelopment FAQs
PrintOn this page you can find answers to questions residents of Pike Close have asked us.
Will there be skip days to help us dispose of unwanted items and will residents get help with carrying large items?
Yes, Countryside will provide skips for residents to get rid of their unwanted items prior to moving out of their existing homes. If you are going to struggle with the removal of large unwanted items, please let Riverside know as soon as possible and we can look at how we can best support you with this.
I’m concerned about the window glass in my new home shattering and I’m planning to cover some panels up to prevent this.
The window glass in the new homes is robust and will not shatter unless under extreme force. There is no need for Residents to cover up panels to protect windows.
What are the arrangements for plumbing in dishwashers and washing machines. Who will do this and what happens if there are not enough plumbing points?
Riverside will appoint a handy man service to assist with things like plumbing in washing machines and/or dishwashers. There will be two separate plumbing points in each home, one for a washing machine and one for a dishwasher. If you would like to arrange to install your dishwasher or washing machine yourself, you will need to get permission from our housing team and provide proof that the work is being undertaken by a qualified plumber.
How will the door entry system work?
Residents will receive a call on their door entry phone when a visitor rings the bell, allowing them to see and speak with the visitor before granting access through the front door.
After entering, the visitor will need to repeat the process to get through the lobby door.
Visitors can then use the lift or stairs to reach the correct floor, where they will ring again to access the door leading to the resident’s front door.
If a resident does not have or want a cooker, can the space be covered with a unit or door?
Riverside will not be modifying the kitchens in this regard before your move. You can request to alter your kitchen once you have moved into your new home, by completing a Home Improvements Request Form (obtainable from your Housing Officer).
Riverside will only consider a home improvement request on a case-by-case basis and after the defects period with Countryside has ended, which is one year from your move in date. Residents will cover the cost of these modifications.
How can we express interest in phase one units that have not been allocated?
Homes that were not allocated in phase 1 have been offered to the subsequent phases in line with our allocations policy. All homes have now been allocated for Block C (phase 1).
Vacant possession
How long will the Notice of Seeking Possession (NOSP) last?
This is explained within the NOSP. Those on Assured Tenancies will receive NOSPs that require possession proceedings to begin within 12 months of service. Those on Secure Tenancies will receive NOSPs that require possession proceedings to begin within 12 months from the date we can start court proceedings (this date is listed on your NOSP).
What’s the process for existing residents that chose to move off the estate during construction and wish to return when their new home is built (right to returns)?
Right to returns who have been allocated a new home will not be served notice on their current home however, if they do not move into their allocated home when required by Riverside, they will lose their right to return. Right to Returns are subject to meeting the Management Let criteria, including a clear rent account (at the time of allocation and on new tenancy sign up).
When will you require garages to be cleared?
The garages at Mede House will be required to be vacated and keys returned by 27th January 2025. The garages at Lavisham House are not required to be handed back to Riverside at this time.
Moving out
When will we have our one-to-one conversations about our move?
We will discuss this subject at the next engagement event. Riverside will support you through the moving process and will take into account your needs and circumstances before agreeing your moving date. We will also liaise with the moving company that will be helping you with your move.
Will we have to pack or will the movers pack for us? What if I need help with packing or dismantling furniture?
Residents will be expected to pack themselves, however for residents that inform us in advance that they require additional help for specific reasons (such as the elderly, vulnerable, or those with a disability), Riverside will ensure you will be offered help wrapping and packing and with dismantling and disposing of unwanted items.
Are you going to supply skips?
We are looking at a range of options to support you in the removal of unwanted items and will confirm specific details at a later date.
Can we leave large furniture (i.e. beds, wardrobes etc) inside the flats or do we have to remove and leave empty? Some of us may need extra help with moving these items.
You will need to hand over your property empty. If you are going to struggle with the removal of large unwanted items, please let us know as soon as possible.
If we are not able to leave items inside the properties, will we be charged for this?
If you have bulky items that you wish to dispose of, please do consider charitable house clearance options and upcycle companies who may be able to make use of your unwanted items. All items left in the property will be removed and disposed of prior to the demolition. The removal of items does come at a cost to Riverside and, therefore, if there are excessive items to be disposed of, you may be re-charged for this.
Will we be compensated if our ovens, blinds, light fittings, etc are not compatible with our new home?
Riverside agrees:
- To hire a professional removals company with the appropriate insurance cover to guard against damage in removals transit. We will recruit, engage with the company and then settle the cost directly.
- For the benefit of elderly and/or isolated, vulnerable tenants and/or tenants with a disability, we will ask the removals company to provide a full packing and unpacking service. Removal boxes will be dropped off at the home to be decanted one week before the day of removal.
- To cover the cost of re-direction of mail for a period of 12 months.
- On the new estate, gas will be unavailable for cooking. Riverside will replace cookers and/or hobs with electric appliances from a range agreed with the Residents’ Steering Group.
- To oversee the disconnection and reconnection of domestic appliances. All disconnections and reconnections must be carried out by a qualified professional.
- To cover landline telephone and internet service transfer fees for change of property address, if a charge for moving like-for-like services applies (not for upgrade packages or change in provider).
- To re-fit existing curtains and/or blinds into the new home or where there are different size windows, providing new curtains. Riverside will provide options in the coming months.
Your tenancy
Will residents keep the same tenancy rights?
If you are a secure tenant, you will sign a Riverside Protected Assured Tenancy Agreement when you move. This is an Assured Tenancy which carries over all of the additional rights possessed under a Secure Tenancy. We will provide further information and advice for secure tenants on the process. Assured tenants will sign a Riverside Assured Tenancy.
Cost of living
Will rent be the same as we are paying 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. Your rent may increase annually in line with inflation as it currently does.
When will we know our Council Tax rates?
Council Tax bands/rates are set by Bromley Council prior to the new building being completed. Once Bromley has confirmed this with us, we will share this information with you.
Is the heating and hot water just one supplier?
Riverside are currently in negotiations to appoint a company to manage the energy centre, which is situated on the ground floor of Samara House (Block C). This company will also be responsible for providing residents of the new homes with their heating bills. Your heating and hot water will be provided by one supplier at a competitive rate, and you will not be able to change this. We will cover this subject in more detail at a cost-of-living engagement event in Autumn 2024.
What about the electricity supplier?
Electricity suppliers can be changed when residents move into their new home.
Pets
Do we need to do anything If we have existing pets?
If you have existing pets, you do not need to do anything. You can keep your current pets.
If my pet dies, can I still have a pet? What do I need to do if I want to get a pet after I move in?
You will need permission from Riverside to have a pet. Please contact your Housing Officer if you would like a pet.
Your new home and communal areas
When will we see kitchen layouts for our units?
We are inviting residents to view their allocated home on Friday 30 August 2024. We will provide the kitchen layout plan relevant to the home allocated at the visit. This will be for information purposes only; design changes requested by residents will not be permitted to any of the kitchen designs.
Will the phone and Wi-Fi reception still be bad in the new building?
The new homes will have a fibre optic socket for landline telephones and a socket for fibre optic broadband connections (Wi-Fi) which we anticipate will be better than what you have in your existing home. Residents will be responsible for changing their address with their supplier.
Riverside are not responsible for mobile phone reception. The equipment that provides mobile phone reception is not the responsibility of either Riverside or Countryside.
What are the security arrangements for the new block? How will I be able to visit neighbours on different floors?
Your fob will allow access to the building and to your floor. We will issue more details on this topic at the next engagement event.
Will there be any facility for storing parcel deliveries in the lobby when residents are not home?
Each resident will have a secure lockable post box, A4 size. This will be situated in the entrance lobby. We are exploring options, but it is unlikely that there will be space in the lobby to also accommodate secure boxes for parcels. Delivery personnel will need to call the intercom system from outside the building.
Are the balconies glass or railings, are there images?
Metal railing, no glass. You can find artist impressions here.
When will residents get confirmation of their individual postal address?
Please note that postcodes have not yet been determined by Royal Mail.
Residents will be advised their full postal address, including their postcode, at least 12 weeks before their confirmed move date. You can find what the new homes in Block C (phase 1) have been named in this table.
Communal areas
Will the lifts service every floor?
Yes, there will be two lifts in each block, and they will service all floors, subject to authorised access.
Are the lifts fob access and how do you let visitors in?
Yes, for added security fobs will be programmed to restrict residents to their floor only and to some communal areas, such as bin and bicycle stores. We will be providing further details on this in the future, including how visitors can enter and leave the building.
Aids & Adaptations (for those residents with an Occupational Therapist report)
Will residents have the option of a slated wooden fold down chair for the shower instead of the plastic type?
The fold down chairs installed in the wet rooms will be made of polished aluminium, with a padded seat.
Will residents have the option of a freestanding chair for the shower as opposed to fixed for cleaning purposes?
Shower seats in the wet rooms will need to be fixed in position, in line with the recommendations of the Occupational Therapist assessments.
Will residents get a nonslip shower tray for those having a wet room?
Slip resistant flooring will be fitted across the entire wet room, and as per the colour choice the residents have selected.
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 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.