CRESSINGHAM GARDENS: “No evidence was submitted by Lambeth to suggest that the loss of the Cressingham Gardens site would mean the council would fail to meet its housing target” – consultants report

The Department for Communities and Local Government (DCLG)  commissioned Peter Brett Associates (PBA) to prepare a socio-economic evaluation of the proposed transfer of the Cressingham Gardens Estate to a new social landlord.

Extracts from their report include the following:

This socio-economic evaluation concludes that:

¡ Based on the available evidence and having regard to the size of the Estate housing stock relative to LB Lambeth’s housing stock (1 per cent), it is highly unlikely that the proposed Estate transfer would have a significant detrimental effect on LB Lambeth’s ability to provide housing services to its remaining stock;

¡ With the exception of continuous engagement with Estate residents, the evidence submitted indicates LB Lambeth has made little concrete progress towards Estate regeneration; and

¡ Based on the level of detail included in LB Lambeth’s redevelopment proposal, there is insufficient evidence to conclude that the proposed Estate transfer would have a significant detrimental effect on the regeneration of the local area. It is highly unlikely that the proposed Estate transfer would have a significantly detrimental impact on regeneration activity across the Borough.

1.2.10 In the Determination Notice submitted by LB Lambeth, no accompanying documents providing further detail of the redevelopment proposal, such as the proposed layout of the new homes, decanting approach, or housing offer for current social housing tenants, was included.

1.2.11 In addition, the Determination Notice does not make clear arguments against the proposed Estate transfer. No reference is made as to how the proposed Estate transfer will have a significant detrimental impact on the provision of LB Lambeth’s housing services and/or the regeneration of the local area.

In its conclusion the report says:

6.4 Conclusion

6.4.1 Based on the available evidence submitted by both LB Lambeth and Cressingham Gardens residents, limited progress has been made towards the regeneration of the Cressingham Gardens Estate. Though engagement with the residents has been ongoing from 2012, LB Lambeth has not progressed its redevelopment proposals beyond the initial option appraisal phase completed in 2015.

6.4.2 The assessment of the potential impacts of the proposed Estate transfer on the regeneration of the local area found the following:

¡ Under both regeneration proposals there is likely to be a positive impact on the area covered by the Estate, and the wider local area. The scale of potential impacts in terms of helping meet local housing needs, including high local demand for social housing, and improving the local economy, is likely to be greater under LB Lambeth’s redevelopment proposal compared to the People’s Plan.

  • no evidence was submitted by LB Lambeth to suggest that the loss of the Cressingham Gardens site would mean that LB Lambeth would fail to meet its housing target.
  • Lambeth also did not submit evidence to suggest that there is a limited supply of other sites that would contribute to LB Lambeth meeting it’s housing target.
  • Furthermore, while the London Plan explicitly states that the housing supply targets need to be met, it also states that this needs to be done responsibly and in conjunction with other London Plan policies (such as cultural heritage, open spaces, etc.).
  • It is highly unlikely that the proposed Estate transfer would have a significantly detrimental impact on regeneration activity across the London Borough of Lambeth.

The report also says there has been no evidence submitted by either LB Lambeth or Estate residents to suggest that the Estate stock transfer will have a detrimental impact on LB Lambeth’s HRA revenue stream, i.e. the loss of income from rent and service charges currently collected from the Estate is unlikely to be sufficient to cause significant detriment to the provision of housing services for the remaining stock. (Words in bold by News From Crystal Palace – Ed.)

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