Pike Close: Revitalising your neighbourhood

Pike Close redevelopment FAQs


On this page you can find answers to questions residents of Pike Close have asked us.

When will works commence on the demolition of the podium deck car park?

Works will start on week starting on 6 February 2023 and will take approximately 10 weeks to complete.

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 the demolition works be carried out?

A 30-ton excavator, with hydraulic pulveriser and breaker, will be used to carry out the demolition works. Once all isolations have been completed, the podium will be detached from the tower block using concrete cutting equipment. This will be carried out in a gradual and controlled manner to minimise disruption.

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.

Why have the sizes of one beds changed as in why is there no larger one beds for residents of heights as we have larger flats?

The range of unit size for the one beds is 50-55sqm, there will also be some larger 1bed homes at 71sqm, which can be allocated as standard homes.

Is there a change in the sizing for 2B3P flats to 2B4P flats?

We had initially provided a range of 71sqm to 76sqm for the 2 bed units.  Following feedback from the Bromley Planners we have made all of the 2 beds uniform, and they are now 71sqm, this does not include the private out door space.

Can you confirm the sizes exclude the external space i.e. balconies are additional space?

The spaces shown are excluding balconies.

What is the property size mix in each block for phase 1?

7 no. 1-bed homes, 13no. 3-bed homes, 3no. 3-bed homes, 1no. 4-bed homes.

Why are the living rooms smaller in a 70sqm flat?

The examples shown is of an open-plan 1-bed flat and a 2-bed flat with a separate kitchen. In the equivalent open-plan 2-bed flat, the area would be approximately 28sqm (the kitchen plus the living/diner).

The 2 bedrooms flats are very small and no green space as it is all for family and children?

The 2-bed flats are 71 sqm as standard with larger wheelchair accessible flats of over 90sqm. These are larger than the minimum requirement for 2-bed 4 person flats of 70sqm.

If you are at the top will the balconies have any cover from rain?

The top floor balconies will be the same design as those on floors below. There will be not be additional cover constructed above them.

Are the layouts of the flats similar to what we have previously been shown?

The layouts of the apartments will be similar to that previously shown but not an exact match as the Blocks have changed. We will be developing the layouts in detail as part of the next stage and will be able to discuss them with you in due course.

Where will the family units be and how high?

Block C – There will be family homes on the ground floor with one 3-bed on the top floor, but larger in size.

Block A & D – All family homes are on the ground floor

Block E – this is where the houses are situated. There will be 3 properties for Social Rent or London Affordable Rent in this phase.

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.

When will tenants know which flat they will be allocated?

Once planning has been approved by Bromley council we will talk to you about the allocations process.

What is the repair and maintenance plan for BAH?

We are committed to keeping the existing estate in good repair and maintenance throughout the redevelopment journey, however we understand that there have been some recent issues with the heating and hot water and we have been working hard to resolve this.

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.

Where are the family units situated?

Family units are mostly located on the ground floor, apart from a 3-bed apartment on the 4th floor of Block C.

Can we see the layout of the flats and floor plans for Burnt Ash Heights?

Yes, this will be as part of the consultation workshops that we will hold with you. We will share this at a later date.

Will the new flats look like the diagrams we have been shown and with the same size balconies?

The layouts of the apartments will be similar to that previously shown but not an exact match as the Blocks have changed. We will be developing the layouts in detail as part of the next stage and will be able to discuss them with you. All flats will have balconies which will be sized to meet at least the minimum required sizes or better.

Will there be private outdoor space for everyone or private residents only? Having one big outdoor space does not work.

Everyone will have their own private outdoor space along with shared outdoor space, for both the affordable and private tenure.

We were promised the minimum square meterage for a 1 bed would be 55M. Why has this changed?

The 1 beds ranged from 50 – 56sqm for standard apartments and larger for the wheelchair accessible apartments. We discussed having some larger 1-bed apartments in the block decanting Burnt Ash Heights, which is still the aspiration as we develop the detailed layouts. The 55sqm 1-bed homes are currently in Block A, which is re-housing residents from Burnt Ash Heights.

What is the space for a bathroom?

In line with the GLA minimum space standard, bathrooms will be at least 4.4sqm minimum.

Will the estate be wired for cable?

Yes, we will have communal Sky dishes on each block available and we are in talks with Virgin Media.

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.

When will tenants be able to choose their own utilities?

Once we have secured the planning application, we will hold further workshops with you to discuss the cost of living in your home, including service charge and utilities.

When is construction likely to start?

We plan to submit a planning application in Spring next year, and with planning approval granted, our intention is to start on site in Spring 2022.

When is construction likely to start for each phase?

Further work is being undertaken right now and this will be shared with residents shortly. The promise of the single decant remains, which dictates the build programme, We are assessing how quickly we can complete each block in detail.

The demolition and construction of the blocks are very close to each other – is this even possible?

Countryside are working through the detail of this and will provide you with a construction plan on how this will work over the coming months

Is Block D going up before the private block?

Under the revised proposal we have renamed the blocks, this is due to the change in the number of blocks along Burnt Ash Lane, there are now just 3 blocks (A,B & C), and not 4 blocks (A,B,C & D) as outline in our proposal last year. The updated block names and build phase is outlined below;

Phase 1 – Block C (Mede and Wells)

Phase 2 – Block A (Burnt Ash Heights) & Block B (Private sale)

Phase 3 – Block E (Lavisham)

What is the completion date for the project?

This build programme will be finalised as part of the detailed design work after planning permission is granted. We anticipate the duration of the start to finish will be a total of 8 years once works commences.

What heating systems are you installing?

The energy strategy is being reviewed by both Countryside and Riverside.  Any decisions made must be in line with the current legislation, which are under constant review, we will consult and update you further on this, in due course.

With regards to the private homes, will there be a chance for current Riverside residents to have a right to buy?

The private homes for sale will be on the market for anyone that would like to purchase their own property.

Can we get a discount to buy for the private homes for being a current resident of 15 years?

This is not something that we have looked into. We will work with Countryside to understand if any properties can be sold under discount.  We will come back to you on this.

Why has Burnt Ash Heights changed from the first phase to the second phase?

The planners at Bromley Council did not accept the height of the block which BAH were moving into., This was due to the impact the block had on neighbouring properties.  As this block was in the first phase, we had to redesign the scheme to ensure we could build in a sequence that would meet both the planning feedback and also ensured we remain committed to the single move for existing tenants.  As a result of this, the location of all blocks and phase in which you move has changed for everyone.

What is the current parking capacity?

There will be 100 parking spaces and we have committed to providing a parking space to those tenants that already have a parking space on the estate.

There have been many questions with regards to the parking such as;

  1. BAH is on the corner of Kynaston Road, is it mainly for people of BAH or are other blocks able to park there?
  2. Can car parking allocations be allocated by house numbers and by building to avoid disputes?
  3. As far as I am aware, no-one has been allocated parking at present. How do we know who gets allocated parking?
  4. Will there be poles to manage the parking bays?

 Please note that we have not yet worked through the parking management, there will be further consultation with you on this at a later stage.

How many disabled parking bays?

We are required to provide 10% disabled parking bays across the site, these will be shared amongst both the affordable and private sale homes.

How will the car parking be managed?

More information will come once planning has been agreed, we will then consult on the management plan for parking.

Who will be allocated car parking?

Our commitment is to existing residents who currently own a vehicle. It is unlikely that we will allocate more than the 100 spaces

Who will be allocated car parking?

Our commitment is to existing residents who currently own a vehicle. It is unlikely that we will allocate more than the 100 spaces

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.

Are the floor plans for the new Burnt Ash Heights the same floors as previous?

The size and shape of the blocks have changed and so the floor plans will not be the same. However, the principles discussed around the design of the homes will be the same.

Can you choose if you wanted to move from your own block to the private block?

No, the blocks for the affordable have been built and allocated for our existing tenants.

Why is our neighbourhood being separated with a private block in the middle?

This is due to the changes we have had to make following the planning feedback (see question 1).

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.

What will my new home be like?

While we will try to meet specific requests – such as keeping neighbours together, which floor the new flat is on or how the flat is 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.

Before we submit a planning application, we will offer tenants an opportunity to see the final plans.

Once planning permission has been secured, 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.

Tenants will be able to choose fittings such as kitchen units, worktops, and flooring from a range chosen by the Residents’ Steering Group.

Each new Pike Close home will have its own private outdoor space and all blocks will be served by a lift which will require a key fob to access a given floor, as requested by tenants.

The new homes will be cheaper to keep warm and will have fibre-optic connections for tenants’ 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 employ best practice in fire safety, 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.

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.

Will I be compensated for having to move home?

Riverside will make a Home Loss payment to all Pike Close tenants 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 works are underway, subject to the availability of suitable accommodation.

You can find details of compensation and tenants’ ‘Right to Return’ in our Residents’ Charter here. Tenants choosing to move out of Pike Close permanently – not taking up the offer of a newly-built Pike Close home – will also be offered this compensation when they leave the estate.

Please talk to the ITA via the Source Partnership website if you want to explore these options.

When will the building work take place? When will I have to move?

Now that Pike Close tenants have voted for the redevelopment to go ahead, Riverside will consult with people living in the area around Pike Close to address any concerns they might have.

We have encountered some delays to our original programme but with our partners Countryside and architects HTA, we are now aiming to apply for planning permission from the London Borough of Bromley before the end of 2020.

We expect building work to start at the beginning of 2022 and to take around  seven years to complete.

In the meantime, Riverside will keep tenants involved and informed through these web pages, our Pike Close newsletter, our Pike Close Consultation Group on Facebook and consultation events. We will write to tenants directly to inform them of key milestones or any action they need to take.

Tenants will continue to have access to independent advice from Source Partnership throughout the process.

They will also continue to be represented by the Residents’ Steering Group.

Tenants will continue to have access to independent advice from Source Partnership throughout the process.

They will also continue to be represented by the Residents’ Steering Group.

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.

What is the Residents’ Steering Group?

The Residents’ Steering Group represents Pike Close tenants throughout the redevelopment process.

The Steering Group is made up of volunteers living on Pike Close.

The Residents’ Steering Group meet every month with Source Partnership, Riverside and other partners in the redevelopment of Pike Close and are actively involved in decision making.

All Riverside tenants living on Pike Close are welcome to join the Steering Group at any time. Simply speak to the ITA via the Source Partnership website if you are interested in getting involved.

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.