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This page provides information on how the options for the future of St Raph’s will benefit council tenants, including tenancy status and the retained right to buy.
With the redevelopment approach, all current secure council tenants on the estate would be offered a new home on a redesigned St Raphael’s. There would also be new community facilities and an improved road layout, if this approach is chosen. You would also have priority to move to another part of Brent if you prefer.
With the infill approach, all council tenants would remain living in their existing home.
If the community favours the redevelopment option, all council tenants will be offered a home that is the right size for their needs. This means that tenants who are overcrowded will be offered a larger home that could be a house, a maisonette or a flat. If a household would prefer to stay in a house or a flat, we will try to accommodate this but it might not always be possible.
We are currently looking at what options we can offer to council tenants who are in homes that are too big for their needs. These options will be included in the Landlord Offer.
All new homes would be built to current national space standards, which are larger than the space standards the existing properties on the estate were built to. For council tenants, the exact size of your new home would be dependent on your specific housing needs. New council homes in Brent have won several major industry awards in recent years, reflecting our commitment to providing the highest quality, affordable council housing.
This will depend what approach for the future of St Raphael’s is decided by the community. With the redevelopment approach, the council will continue to be a landlord on St Raphael’s. However, because of the scale of the investment required, we would also work with registered social landlords.
All secure Council tenants will continue to have a secure social rent tenancy, with a mixture of landlords. Social tenants transferred to registered social landlords, either staying on St Raphael’s or choosing to move elsewhere in Brent, would move across on protected terms and conditions. Any rent or service charge adjustments would remain comparable.
Eligibility will depend on who is listed on the tenancy at the time a decision is made on the future of the estate. If an adult child is on a secure council tenancy, they would be included as part of a transfer to a new home if the redevelopment approach is chosen.
If, and how, ‘split’ tenancies would be offered will depend on the current requirements of each secure tenant, and the option put forward for the future of the estate. However, should splits be offered, we foresee that these would be where housing made available during any phases of the redevelopment does not meet the needs of those tenants due to move.
Splits cannot not be offered if the family is only made up of children under 18 years old. We foresee that splits would only occur where larger properties of three or more beds are needed.
Leaving the estate before works begins
We want to support the existing community to stay together during and after whichever approach is delivered for the estate. However, if you are a council tenant and you wish to leave the estate, there might be an opportunity to swap your home for a home elsewhere in the borough. Please email us in the first instance.
Right to buy
If the community favours the redevelopment option, all council tenants moving to a new council-owned home would have the same secure tenancy rights as they do now
The Right to Buy allows most council tenants to buy their council home at a discount. If the community favours the redevelopment option, all council tenants moving to a new council-owned property will retain their secure tenancy and all accompanying rights – including the Right to Buy. However, your discount may be reduced so that it is not below the cost that was spent by the council on building the property.
If the community favours the redevelopment option, we will keep rent for council tenants as close to current levels as possible.
For infill, rent for new homes will likely be set at London Affordable Rent, which is around 50% of market rent. This is the same as for other new homes built by the council in Brent.