Top quality new homes at Roxwell Road

We are pleased to say that, after a short delay, our project to build new affordable homes on the corner of Roxwell Road and Stebbing Way will be moving ahead this spring.

We have taken a number of months to review some of the feedback that we have received from the planners and construction experts to make a number of changes to our designs. The main changes are:

• we have increased the height of all the buildings by up to 30cm to allow extra insulation to be installed
• we have relocated one of the homes which is specially designed for wheelchair users
• we have slightly increased the size of all the flats in blocks C and D to improve the quality of the flats for wheelchair users, and
• we have improved the connections between blocks C and D to make sure that if the lifts are out of service for any reason - to be maintained, for example – residents and visitors can use an alternative lift in the neighbouring building.

There are also a number of smaller changes. Full details, including a video explaining these variations, are now on our website.

We would welcome your comments by midnight on Sunday 23 May. You can post them here. We hope to submit the plans to the Council later in the year. If the plan is approved, construction work is likely to start at the beginning of 2022.

Plans to build 87 new high-quality affordable homes were given the go ahead by councillors following a planning meeting on Monday 23 March.

The new council-owned homes will replace the existing 41 homes at 51-135 (odds) Roxwell Road and 2-4 Stebbing Way. The new homes will be split across four buildings with a range of 1-4 bed properties and will include flats, maisonettes and houses, providing much needed family homes for the borough. Rents for these new homes will start from around £160 a week for a one bedroom flat (2020/21 prices).

The development will aim to be carbon neutral, with roof solar panels and 157 cycle parking spaces. This will improve the energy efficiency of homes, reducing the running costs for residents and management costs for the council. The scheme will also open up access to Newlands Park from Stebbing Way with inclusion of a landscaped green link.

We are now discussing the next steps in the design process and will provide an update as soon as possible. The dates previously communicated are likely to be impacted by the current coronavirus lockdown.

Thank you for attending our consultation last year. We have examined the feedback you gave and have amended our designs as a result.

The majority of comments received were positive. 89% of respondents said that they liked the landscaping proposal and 78% liked the design of the building. We are therefore proposing only slight changes. The main change is the removal of flats at the north of the courtyard block to allow more light into the play space in the centre. Additional cycle spaces have also been included within a purpose-built cycle store.

We therefore propose to build 87 high quality new homes and improved green space the size of 4 tennis courts on the corner of Roxwell Road and Stebbing Way. The ambitious plan will result in an increase of 46 affordable energy efficient homes set within green space. 40 car and 157 cycle parking spaces will also be provided.

The development will improve the quality and diversity of the housing, offering a mix of types and tenures to increase the choices for local residents. The homes will be split across 4 buildings with a range of 1-4 bed properties and will include flats, maisonettes and houses. The energy efficiency of homes will also be improved, reducing the running costs for residents and management costs for the council. The layout of the new homes will be designed to maximise daylight, ventilation and environmental performance.

The scheme will open up the visibility and accessibility of Newlands Park, providing a landscaped ‘green’ access route from Stebbing Way into the park. Residents will have access to private amenity space in either balconies, terraces or gardens. They will also benefit from the improved linkages to the park.

If the plan is approved in 2020, construction work is likely to start in early 2021. Further information about the project will be issued in Spring 2020.

To make way for the development, the existing properties at 53-135 Roxwell Road and 2 & 4 Stebbing Way will be demolished. Our staff are visiting all tenants between now and April to talk about how we can help them move home while the work is underway, and also about the option to return to the flats once they are rebuilt. They will also visit all leaseholders in the between now and the end of March.

What happens next?

The planning application was submitted on 19th December 2019. The council's planning team will then carry out further public consultation before presenting the application to the Planning Committee in Spring 2020. If planning permission is granted, the works could start in 2021.

Residents and neighbours of the homes at 53-135 Roxwell Rd and 2 & 4 Stebbing Way are being invited to get involved in designing new homes for local people at a drop-in event starting on Thursday 17 October.

The move follows the council’s decision to build new homes at the corner of Roxwell Rd and Stebbing Way, Barking, after the recent consultations revealed that a substantial majority of residents favoured a redevelopment of the site.

Architects and staff from Be First, the council’s regeneration company, will be at the drop-in to discuss the initial designs for providing top quality homes with residents. And, since all residents have the right to return once the estates have been rebuilt, many will be playing a part in designing their own new homes.

Councillor Cameron Geddes, Cabinet Member for Regeneration and Social Housing, explained: “Based on the recent consultations with residents, there was a lot of dissatisfaction with these flats so I’m delighted we have the opportunity to rebuild these homes.

“Returning residents will be offered modern, new homes with equivalent rents and tenancy conditions, and will have the opportunity to get involved in designing the new buildings.”

The drop-in session is at:

2.30 – 7.30pm, Thursday 17 October
Thames View Community Hall
Bastable Avenue
Barking IG11 0LH

All are welcome.