How you could be affected

Who will be able to stay on the Estate if their property is redeveloped?

If comprehensive redevelopment is chosen by residents, the council’s aspirations are:

  • Secure council tenants and people in temporary accommodation (subject to the allocation policy review) - all current secure council tenants and people in temporary accommodation (subject to the allocation policy review) on the estate will be offered a new home on a redesigned St Raphael’s Estate which will also have new community facilities and an improved road layout if this option is chosen. Council tenants and people in temporary accommodation (subject to the allocation policy review) on the estate will all have priority to move to other parts of Brent if they prefer. Council tenants and people in temporary accommodation (subject to the allocation policy review) on the estate will be able to stay on the estate either as a council tenant or transferring to a registered social landlord.
  • Resident Leaseholder – the Council would work with resident leaseholders on opportunities to stay on St Raphael’s through them purchasing a home on St Raphael’s including through shared ownership and shared equity where available.
  • Non-resident leaseholder – no obligation to rehouse in most circumstances. Leaseholders temporarily absent would be classed as resident.
    Tenants of non-resident leaseholders - no rehousing obligation but, in some cases, households may be able to make a homelessness application. Advice and assistance in finding a new rented home, usually in the private rented sector.
  • Unauthorised occupant (for example, squatter or illegal sub-tenant) - no rehousing obligation but, in some cases, households may be able to make a homelessness application. Advice and assistance in finding a new rented home, usually in the private rented sector. 

Will we be moved if there is building work taking place and to where?

This will depend on whether infill (partial redevelopment/refurbishment) or comprehensive redevelopment is chosen by St Raphael’s Estate residents and who is affected. Brent Council will develop an offer to tenants and residents, which would explain what will happen should a person’s property be identified for redevelopment or refurbishment. The offer will differ depending on a person’s tenure.

For a comprehensive redevelopment, we will provide support to:

  1. Secure council tenants - the council’s aim would be to only move secure Council tenants once but, especially in the earlier stages, tenants may need to have a temporary move.
  2. Owner occupiers - Brent has one of the most generous offers in London for leaseholders affected by council housing estate regeneration which is available to view on www.brent.gov.uk/straphs.
  3. Resident Leaseholders – the council would work with resident leaseholders on opportunities to stay on St Raphael’s through them purchasing a home on the estate, including through shared ownership and shared equity where available.
  4. Non-resident leaseholders (Leaseholders temporarily absent would be classed as resident.) - no obligation to rehouse in most circumstances.
  5. Tenants of non-resident leaseholders – there is no rehousing obligation but, in some cases, households may be able to make a homelessness application. Advice and assistance will be provided about finding a new rented home, usually in the private rented sector.
  6. Unauthorised occupants (for example, squatter or illegal sub-tenant) - no rehousing obligation but, in some cases, households may be able to make a homelessness application. Advice and assistance will be given about finding a new rented home, usually in the private rented sector.

See Draft Guiding Principles for more information. 

Will my tenancy status be affected by any refurbishment or redevelopment?

This will depend which improvement option is chosen by St Raphael’s Estate residents and who is affected. For a comprehensive redevelopment (option 2) the council’s aspirations are:

  • the comprehensive renewal of the estate which would not only increase the number of homes, but would also increase the number of social rent/London Affordable Rent homes on St Raphael’s.
  • the council will continue to be a landlord on St Raphael’s, but would need to work with registered social landlords on the estate to deliver the scale of investment required. Therefore, all secure Council tenants will continue to have a secure social rent tenancy, but there will be a mixture of landlords.
  • any social tenants transferred to registered social landlords, either staying on St Raphael’s or choosing to move elsewhere in Brent, will move across on protected terms and conditions with comparable rents and service charge adjustments.

See Draft Guiding Principles for more information. 

What will happen to residents living in temporary accommodation - do they have any rights?         

All residents can take part in the consultation about improving St Raphael’s Estate. Brent Council will develop an ‘Offer to Tenants and Residents’, this will include those residents living in temporary accommodation.

For comprehensive redevelopment:

  • there will need to be a ballot. GLA eligibility applies, but as an overview anyone in Temporary Accommodation whose principal home is on the estate and who has been on the local authority’s housing register for at least one year prior to the date the Landlord Offer is published, would be eligible to vote in the ballot
  • all current secure council tenants and people in temporary accommodation (subject to the allocation policy review) on the estate will be offered a new home on a redesigned St Raphael’s Estate which will also have new community facilities and an improved road layout if this option is chosen.

See our Draft Guiding Principles for more information. 

I want to move from the estate, can this be arranged before any works begin?

Moving from one council property to another is determined by the allocations policy. The tenant would need to apply for a transfer through the Housing Management team, who will be happy to consider the application. Please email straphs@brent.gov.uk 

Will I get the same property type, size and stay on the same road? 

Out of the development of the two St Raphael’s Estate improvement options, Brent Council will develop an ‘Offer to Tenants and Residents’ which will address these points.
For comprehensive redevelopment of St Raphael’s the Councils’ aspirations are:

Secure tenant - future housing suitability

  • Council secure tenants and people in temporary accommodation (subject to the allocation policy review) on the estate will be offered homes suitable to their specific needs following a personal and family assessment. This will include homes of a suitable size and necessary adaptations.
  • Not only would people who are statutorily overcrowded be offered new homes on St Raphael’s, where there is new build availability, but the council would seek to meet other types of overcrowding need as well. The new homes would reflect the ‘needs plus’ principle which adjusts the basic housing needs assessment to offer one bedroom more than statutory housing need in certain circumstances.
  • Those who wish to downsize will be offered new homes on St Raphael‘s where there is new build availability.
  • Opportunities to provide “splits” to allow large families to be given two, or more, properties.
  • An assessment of affordability will be carried out for tenants’ whose housing need means they require a larger property than they currently occupy and therefore higher rent.

For infill (partial redevelopment/refurbishment) the council’s aspirations are:

  • If the Allocation Policy review recommendation is accepted, households who are statutorily overcrowded only would be offered new homes on St Raphael‘s where there is new build availability. Those who wish to downsize will be offered new homes on St Raphael‘s where there is new build availability.
  • If there is a redevelopment and you are set to get a new property, it would be unlikely that it would be on the same site as your existing property. 

If new homes are built, who will own these? Will all the new properties be flats? Will we still be council tenants or moved to housing associations?     

At this time the proposal would be that a partnership would be with social housing providers. At present Network Homes and Peabody Trust are helping the council to develop initial proposals for the future development of the St Raphael’s Estate. The council will explore with its partners and also with the our wholly owned companies, I4B and First Wave Housing, to deliver and manage private sale or market rent housing, as well as building social housing alongside Network Homes and Peabody Trust.

  • If infill (partial redevelopment/refurbishment) - the council will continue to be the largest landlord on St Raphael’s, but would need to work with registered social landlords on the estate to deliver the additional homes. Therefore, all secure Council tenants who have a secure social rent tenancy will continue to have a secure social rent tenancy, but there will be a mixture of landlords.
  • If comprehensive redevelopment - the council will continue to be a landlord on St Raphael’s, but would need to work with registered social landlords on the estate to deliver the scale of investment required. Therefore, all secure Council tenants will continue to have a secure social rent tenancy, but there will be a mixture of landlords.

Any social tenants transferred to registered social landlords, either staying on St Raphael’s or choosing to move elsewhere in Brent, will move across on protected terms and conditions with comparable rents and service charge adjustments. 

Will rents be higher and what will be included in my rent?     

The council’s goal would be to keep rents as low as possible and certainly in line with other new homes the council is building.