Top quality new homes at Oxlow Lane
Across the country there is a desperate need for more housing, and in Barking and Dagenham the situation is no different. We need more affordable homes for local people.
As one of the solutions to this problem, the council is proposing to redesign the layout of some of the areas where they have older housing. This will allow them to build extra, good quality homes.
As part of this, and following consultation with residents, the council has decided to replace the existing flats at 263-285 Rainham Road North and 291-301 Oxlow Lane.
The council has asked us, at Be First, to carry this forward. We plan to work with residents to design new, top quality homes on the site.
It is important to remember that before the rebuilding goes ahead, we will help residents to move to alternative housing. But, we will guarantee residents the right to return, if they want to, once the work is completed, which we anticipate would be by the summer of 2023.
Everyone who wants to return will have the opportunity to get involved in the design of the new homes.
There are other rehousing options for those who do not want to return.
If our plans are agreed, residents will be fully supported through this process. We will help them find suitable alternative housing by the end of 2020 and we will cover all the costs of moving home. Full details are in our newsletter.
We expect to have some initial design ideas soon and we very much hope that you will give us your views. The designs will be published here, and you can also see them ad talk to the architects at our drop-in event on 21 October. Details below.
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Planning permission granted
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Plans to build 63 new high-quality affordable homes were given the go ahead by councillors at the planning committee meeting on Monday 23 March.
The new council owned homes will replace the existing 17 homes at 291-301 Oxlow Lane and 265-285 (odds) Rainham Road North. Rents for the 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 117 cycle parking spaces. An improved green space the size of three tennis courts will also be provided, along with an enhanced public landscaped area with the retention of existing mature trees and the inclusion of wildflower planting.
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.
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Planning application submitted
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Thank you for attending our consultation last year, we have processed the feedback given at the session and have amended our designs as a result. The majority of comments received were positive, so we are proposing only slight changes. The most significant is that there will be more affordable housing for residents. So, we have increased the heights slightly and the building will now be 5 storeys in height rather than a stepped design.
The council’s revised proposal is to build 63 high quality new homes and improved green space the size of 3 tennis courts on the corner of Rainham Road North and Oxlow Lane. The ambitious plan will result in an increase of 46 affordable energy efficient homes set within public and private green space. 23 car and 115 cycle parking spaces will also be provided.
The new building will be set back from Rainham Road North to allow for an enhanced public landscaped area and the retention of four existing mature trees. Wildflower planting will seek to improve this existing green strip and paths will give access to the new building across this landscaped area. The rear private amenity area will include green space, play equipment and tree and shrub planting.
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 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.
If the plan is approved in 2020, construction work is likely to start in Spring 2021. Further information about the project will be issued in Spring 2020.
To make way for the development, the existing properties at 265-285 Rainham Road North and 291-301 Oxlow Lane will be demolished. Our staff will be visiting all residents starting in Spring 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. A letter explaining this will be sent to all residents in advance of the visits.
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.
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Grand designs: Consultation on new homes gets underway
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Residents and neighbours of 265-285 Rainham Road North, and 291-301 Oxlow Lane are being invited to get involved in designing new homes for local people at a drop-in event starting on 21 October.
The event follow the council's decision to build new homes at the corner of Oxlow Lane and Rainham Road North, Dagenham, after recent consultation 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:
Monday 21 October
2.30pm to 7.30pm
Eastbrook Community Centre (Wantz Hall)
Rainham Road North,
Dagenham, RM10 7DXAll are welcome.
