West Kensington and Gibbs Green FAQs

West Kensington and Gibbs Green FAQs

Your questions answered

What is going to happen and when?
Earls Court exhibition centre is likely to be redeveloped after 2012. Any plans almost certainly include the Lillie Road depot which is owned by Transport for London.

While as yet there are no definite plans or proposals in place, we want to consider what long-term improvements we could bring to the area over the next 10-15 years if we included the nearby West Kensington and Gibbs Green estates within this development.

By doing this we would be able to provide new and better quality housing in the same area, while bringing other benefits to the neighbourhood including new job opportunities, environmental improvements and new community facilities. We want to consider these options and opportunities carefully with local people before taking any decisions.

If, in consultation with local people, we believe that there is no benefit in including the estates then it is likely that CapCo and TfL will press ahead with the redevelopment of the exhibition centres in isolation. If however, we do believe there is a benefit to taking a wider approach to regeneration then we will want to continue to talk to local people to get your input and ideas over the next year. There will be no planning application for at least 12 months and no building work would start until after 2012.

What is wrong with our estate as things stand?
There is a major question mark over whether West Kensington estate, in particular, will be up to the standard that people expect of their home in the years to come.

We know that overcrowding is a significant problem for one in ten households. There is a lack of family-sized accommodation and homes are not energy efficient.

The council has to start thinking about the future now. We need to understand what the housing needs of tomorrow will be so that current and future generations can benefit from better housing and more housing choice. We want to ensure that local people have access to local job and training opportunities.

Overall, we need to think about what kind of neighbourhood you and your children will want in 20 years time. What is good about living in West Kensington now and what would you like to see changed? What new community facilities are needed and how do we ensure the open space we have is properly used? Could the area benefit from better transport links, more schools and health facilities? How do we ensure that low and middle income families that want to own a stake in their home can do so without having to move away from the area?

These are all issues we must consider in planning for tomorrow.

We understand the council wants to build 10,000 homes in the area?
That is not correct. That figure was initially put forward as an idea by Capital & Counties when talking about the entire regeneration area which includes parts of Kensington & Chelsea. H&F Council has yet to take a view on what development, if any, would be appropriate and that is one of the reasons why we need to consult and listen to the views of our residents. The Council will not accept overdevelopment.

Why has the council signed a collaboration agreement and what does that mean?
The council wants to work with the other landowners to consider whether it would be possible to produce a future plan for the area that benefits local people. Signing the collaboration agreement allows us to share information with the other landowners. However, it does not mean that we have agreed any future plan or proposal because we have not. We are only at the start of the process in considering opportunities for the future and your input will help us decide whether any ideas should be taken forward.

If you redevelop the estates, could I be made homeless or moved out of the borough?
Absolutely not. If plans come forward tenants will be guaranteed a new, more modern home in the same area that suits your needs. This includes ensuring that some homes are specially adapted for the needs of the elderly. There will be no reduction in levels of social housing.

We are worried that we will have to put up with years of disruption.
Clearly bringing about major improvements to an area would bring disruption, but we would work closely with residents to plan any rebuilding work to make sure that it was phased in such a way that disruption in your immediate area would be kept to minimum levels.

If I am a leaseholder/freeholder what compensation would I be given?
If plans do come forward, as an absolute minimum you will be offered the market value of your home plus 10%. However, we will work on a range of options which will mean that you have real choices about whether you want to stay in the area. As there are no plans at the moment we cannot offer you any payment just now. As soon as any plans emerge we will be contacting our leaseholders and freeholders to discuss what it could mean for them and to assist us with consideration of options.

Where would any new homes be built?
In the same area in which you live now. Two thirds of land that may be developed currently has no housing at all. There would be plenty of room to re-house everybody in better quality housing in the same area you are living in now.

Why can't you develop Earls Court and leave us as we are?
It would be wrong if the council did not consider whether the redevelopment of Earls Court could bring wider benefits to the area, including new and improved housing. West Kensington estate will need millions of pounds spent on it over future years. Many families live in overcrowded accommodation and homes are not energy efficient across both estates. The redevelopment of Earls Court provides us with a chance to substantially improve housing whilst providing a much better mix of housing to cater for you and your family's growing needs.

Why would you have to include Gibbs Green in any redevelopment?
A comprehensive scheme for the area would bring benefits to everybody. If part of the area was excluded from a scheme there would be a danger that it would be adversely affected by development going on around you. We are committed to protecting leaseholder and freeholder interests and we will work with you to ensure that happens.

How could you guarantee that local jobs will go to local people?
One of the reasons why the council is keen to see the land around Earls Court redeveloped is the potential to bring many badly needed new jobs to the area. The council will ensure that local people benefit from the potential for new jobs - possibly, for example, by ensuring a quota of jobs go to local people and introducing new sponsored apprenticeships schemes for local young people as well as other training and support to access the new jobs.

Will Decent Homes work still go ahead?
Yes, all the work that has been promised will still go ahead. There are no actual proposals for the area yet -we are talking about a long-term plan over the next 10-15 years and in the meantime we have a responsibility to ensure all of your homes meet the decent homes standard.

If new homes are built who willl be my landlord and will I be faced with a big rent increase?
It is difficult to answer this question now as no scheme has been agreed. However, in any event, your rent levels will continue to be set by the Government at a rate which is affordable and you will continue to have statutory rights which protect your tenancy.

I am unable to sell my home at the moment because of this - what am I supposed to do? When will I be compensated?
The council is not in a position to offer any compensation as there is no scheme and nothing has been agreed. Statutory blight provision does not apply. However, if a proposal is put forward for the comprehensive regeneration of the area then we will be talking to leaseholders and freeholders at the earliest opportunity about the options available.

If I am offered a home now would I still have the same space standards?
There is no actual scheme on the table at the moment. If a scheme is put forward for the wider area much detail will have to be discussed and this will be done with the full involvement or input of local people. Our aim, wherever possible, would be to protect space standards.

Read more on this on the West Kensington homepage.