Remaking Chalkhill Remaking Chalkhill Forward from the Leader of Brent Council and Managing Director MHT .

Now that the regeneration of The scheme also combined the From the beginning, the proposals for played active roles, giving up their Chalkhill is almost complete, it is redevelopment of the concrete regenerating Chalkhill have involved time in an entirely voluntary capacity our great pleasure to invite you to Bison estate with the transfer of local residents, who played a major and sometimes over many years. review the work that has gone into ownership of the Scientist estate to role in the planning of the scheme And we would also like to thank the transformation of the Chalkhill Metropolitan Housing Trust, to be and in the supervision of activities residents at Chalkhill and those in neighbourhood. And it truly is a repaired and modernised by MHT throughout the lengthy development the immediate surrounding area for transformation. The old concrete while allowing residents to remain phase. This degree of resident their patience and forbearance over blocks have been replaced not council tenants if they wished. participation is considered normal the long and sometimes disruptive only with new and better homes This makes Chalkhill a complex practice today but was less usual development period. We hope you of a more traditional design and and groundbreaking scheme in the in the early days of such big will agree with us that the results scale, but also a safer and more way it is structured and financed. regeneration projects, when Chalkhill are plain to see and that all the pleasant neighbourhood, with The regeneration of Chalkhill has began. We would like to pay tribute time and effort that has gone into improved educational, health and received all party support from Brent to the many residents and other the regeneration of Chalkhill has community facilities. Council but regeneration on this community representatives who been very worthwhile. There are many unusual features scale could not have been achieved of the Chalkhill project. The by the council alone. The results you regeneration was carried out without can see today are testimony to the direct government funding, apart success of the exemplary partnership from the employment and training between the council, MHT, George programme and a small amount of Wimpey and most especially the shared ownership development. local community.

Cllr Paul Lorber Neil Mawson Leader of Brent Council Managing Director of MHT London 2 Remaking Chalkhill Remaking Chalkhill 3 Introduction Chalkhill council estate

The regeneration of Chalkhill has been an The vision for Chalkhill The newly formed Brent Council began building more traditional construction: 150 houses and 400 exercise in partnership between Brent Council, New Horizons’ objectives for the regeneration of Chalkhill estate in 1966 as a means of providing flats in four-storey blocks. Metropolitan Housing Trust (MHT) George Chalkhill were: additional new homes for rent, to alleviate poor Despite its bold and innovative design, the Bison Wimpey PLC and the local community who live • To provide high quality housing in a new, safe housing conditions in the area. The whole estate was soon a source of dissatisfaction for tenants. in the Chalkhill neighbourhood. A formal neighbourhood integrated within the North estate totalled over 1800 homes and was made up It became unpopular and hard to let. There were development agreement between the council area of two distinct phases and styles of development. problems with dampness, vermin, crime and anti- and New Horizons – the joint venture company The larger part was built as high rise concrete social behaviour. The design and layout of the estate • To create sustainable employment and a formed by MHT and Wimpey to carry out the blocks, which came to be known as the ‘Bison’ seemed to facilitate criminal activity and the estate prosperous local community regeneration work – was signed in July 1996 estate named after its building system. There were developed a reputation, no doubt exaggerated and twelve years later the final stage of the • To create a sense of ownership in the individual 30 blocks, mostly eight storeys high and all linked beyond the reality, as a crime-ridden, no-go area. The new development is under way. This seems homes and the environment by fully involving by continuous walkways – described as ‘space council made various attempts to improve security for like a good moment to take stock and report residents and the wider community in the design age streets in the sky’ in press reports at the time. residents, including removal of the walkway links on what has been achieved. and development of the new housing. The Bison estate provided 1280 flats with shops, between some blocks and the installation of CCTV a health centre, multi-storey car parks and play and ‘concierges’ or receptionists to control access. Regenerating a residential area is a huge responsibility, it is facilities in the green landscaped areas between This programme was extremely expensive and the the blocks. The low rise development now known as government questioned whether the improvements also a wonderful opportunity to make change for the better the Scientist estate contained about 550 homes of brought about were good value for money. Also a

Involving the community individualise their new homes. Scientist residents Regenerating a residential area is a huge responsibility, identified the key areas of work needed for their Also a survey in 1992 showed tenants wanted a as the lengthy redevelopment process can be very homes and helped design the landscaping works. lot more to be done. So in 1993 the council initiated disruptive to people’s lives. It is also a wonderful A consultative forum – the Chalkhill Joint opportunity to make change for the better: new Development Board (JDB) – was set up at the a design competition, seeking proposals for a more homes for residents; a safer and more pleasant beginning of the project and met every quarter until radical solution for the whole estate. environment; improved local amenities; and increased its last meeting in 2007. The JDB was made up of local prosperity and wellbeing through educational, training residents and other community representatives, such and job opportunities. But this can only be achieved as ward councillors, the police, the local school and in partnership with the people most affected. the health centre. Together with its sub committees, it Involving the community has been key to the played an invaluable role in keeping the regeneration regeneration of Chalkhill from the start. Residents scheme in touch with local needs and interests. changed the master plan in the early consultations, As the development phase draws to a close, there bringing about a more traditional street pattern and will continue to be community involvement in the reducing the amount of development in some areas. management of the neighbourhood. A new residents’ Design groups were set up, so that residents could association was formed in 2007 to join the existing take part in the planning of their new homes in both leaseholders’ group and MHT holds regular meetings to the on-site and off-site developments. They agreed discuss performance and local concerns. And the body ‘menus’ from which families could choose their fixtures managing the new community centre is a charitable and fittings and decoration schemes, in order to trust, comprised of a majority of local residents.

4 Remaking Chalkhill Remaking Chalkhill 5 New homes to replace Bison flats Total replacement homes 1359

400 Council-funded housing association homes 520 New social housing on Chalkhill 150 New private housing on Chalkhill 252 New homes built off site Moving home 37 PropertiesOver purchased90% of the

Before the Bison estate could be demolished all material from existing tenants had to be rehoused and the council the old blocks took on the task of finding them new homes. Rehousing began in 1995 and was not completed was recycled until the end of 2002. Tenants were given a rehousing package which offered them a choice: • Either to remain at Chalkhill and move into a new MHT home

• Or to move away from Chalkhill into either an existing council property or a housing association property Bison tenants After assessing 37 The regeneration proposals Because many tenants would have to move before rehousing The proposals put forward by MHT and Wimpey and new homes could be built, choosing to stay at Total 1274 initial entries, five finalists Chalkhill meant accepting a temporary move before Casual vacancies include rent agreed by residents, the secretary of state and the arrears evictions, vacating were asked to prepare council were as follows: they could get their new permanent home. As a result without notice, moving to only about 150 original tenants now live in the new private accommodation detailed plans in consultation • Demolish the ‘Bison’ blocks and let MHT build new and deceased low rise homes on the land Chalkhill homes built by MHT. The rest moved to other with residents. properties around the borough as shown in the chart • Transfer ownership of the ‘Scientist’ estate to MHT above. All moves were negotiated with the tenants, for them to repair and modernise the existing homes with no-one being evicted through the courts. survey in 1992 showed tenants wanted a lot more to • Develop a major supermarket on part of the land 453 Council be done. So in 1993 the council initiated a design to provide money for the scheme competition, seeking proposals for a more radical 458 Housing association solution for the whole estate. • Develop some housing for sale to provide money Demolishing the Bison blocks 150 Chalkhill new homes After assessing 37 initial entries, five finalists were for the scheme and to give a mixture of housing 199 Casual vacancies asked to prepare detailed plans in consultation with types and tenures 24 Other residents. In April 1994, on the recommendation of a The main demolition contract was won by • Provide other community benefits including jury led by an independent chair and including three McNicholas a local Wembley company. Demolition employment and training, school improvements, estate residents, the council announced the winner was carried out in phases as rehousing progressed, a new local park, new health centre as the consortium of MHT and Wimpey, together beginning in October 1997. The first phase was and community centre. with architects Levitt Bernstein. cleared by February 1998, enabling the sale of the All residents were formally consulted on the supermarket site to . The final clearance work MHT/Wimpey proposals, as required under was completed in November 2002. Over 90% of housing law, and the majority were in favour the material from the old blocks was recycled, of the redevelopment scheme proposed. including crushed concrete brought back The secretary of state gave his consent in to Chalkhill to fill the holes left after June 1996 and this opened the way for the removal of foundations. the council to enter into a legal agreement with New Horizons – the partnership formed by MHT and Wimpey – in July 1996.

6 Remaking Chalkhill Remaking Chalkhill 7 New homes

Because land used for housing was given over to the Residents from Chalkhill completed in 2003 and 76 in 2005 and these Asda supermarket, the redevelopment scheme had to were wholly occupied by new tenants. include replacement housing land away from Chalkhill. were involved in the design The development by George Wimpey of 150 MHT met this requirement in two new housing and planning process for both for sale was completed in 2005. The developments at Yeats Close in and De provision of some homes for sale was felt to be New homes Havilland Road in Queensbury, providing 103 and 149 schemes, as well as choosing important in providing social and tenure mix as well to replace new homes respectively. About 70% of these were used their own fixtures and fittings. as providing further finance to support the social Bison flats to rehouse Chalkhill residents so that other tenants and housing and other facilities. Most of these units were Total replacement housing applicants could also have some access to these eagerly bought ‘off plan’ which was a resounding homes 1359 new homes. Residents from Chalkhill were involved in confirmation that Chalkhill has lost its bad old image. the design and planning process for both schemes, as Further housing provision was negotiated during the well as choosing their own fixtures and fittings. course of the development including: 15 new homes In addition to those off-site developments, 445 new on the site of Jenner House; 18 ‘lifetime homes’ to homes have been built by MHT at Chalkhill under the enable elderly residents to remain living independently terms of the main partnership agreement. These are at Chalkhill with appropriate support; and 42 shared 400 Council-funded housing association homes mostly for rent with 39 shared ownership units, giving ownership units built as part of the Combined Facilities local people an opportunity to buy a share in their Building (see below). This brings the total number of 520 New social housing on Chalkhill home and adding to the variety of homes and tenure new homes built at Chalkhill to 670. The council has 150 New private housing on Chalkhill on Chalkhill. The first 72 new homes were completed in also undertaken a long term programme of financing 252 New homes built off site 2000 and a further 215 were completed during 2002, new housing association development to replace the 37 Properties purchased coinciding with the completion of the rehousing homes lost at Chalkhill. The full picture of housing programme. The last phases provided 82 new homes replacement is set out in the chart right.

Bison tenants rehousing Total 1274 Casual vacancies include rent arrears evictions, vacating without notice, moving to private accommodation and deceased

The council has undertaken

a long term programme 453 Council of financing new housing 458 Housing association development to replace 150 Chalkhill new homes the homes lost at Chalkhill. 199 Casual vacancies 24 Other

8 Remaking Chalkhill Remaking Chalkhill 9 The Scientist estate Chalkhill School Local parks & play areas

Ownership of the Scientist estate was transferred from Chalkhill primary school has benefited from the There are two linked projects which together make the council to MHT in 1996, so that MHT could scheme, in return for a land swap arrangement, up the neighbourhood’s open space provision. repair and modernise the existing homes. Existing with a new heating boiler, extended play areas, The ‘linear park’ – the landscaped walkway running Scientist tenants could choose either to become improved boundary fencing and a financial from Forty Lane opposite the Town Hall to Chalkhill MHT tenants or to stay with Brent Council. contribution, which the school used for a new Road - was completed in 2006. This connects to The majority are now MHT London tenants. computer suite. The school has also been able to the main park, which is the one facility remaining The main programme of repairs and gain lottery funding for a brand new sports hall to be completed under the regeneration scheme. modernisation was carried out between which was completed in 2005. As well as providing a The site of the park is just under five acres and 1998 and 2000. Many of the blocks have much needed facility for the children, the sports hall has been housing the temporary health centre. been visibly transformed with new pitched is available for community use outside school hours. Now that the health centre has moved into its new roofs replacing flat roofs, new windows, permanent home within the Chalkhill Centre, work landscaping and parking improvements. on the local park can begin. The park, which will MHT tenants have benefited from new gas The park, which will be fenced and gated, has been designed to cater central heating, insulation and for a small be fenced and gated, for all age groups and a range of activities, with increase in rent, new kitchens or bathrooms. planted gardens and seating, grassed areas for As with the newly built homes, residents has been designed to cater walking and informal games and a young children’s played a big part in prioritising the works and for all age groups and a play area. There are other attractive and fun play identifying key areas which needed attention. facilities within the housing developments. Where possible, residents have been given more range of activities. privacy, with previously public areas being turned into private or communal gardens for residents only.

Employment & training opportunities

An integral part of the original regeneration by the construction work at Chalkhill. Long term proposal was a programme of employment and unemployed people were offered courses in various training projects, aimed at enhancing the education, construction trades such as bricklaying, carpentry, skills and employment prospects of local people, plastering, and painting and decorating. What made at Chalkhill and across the borough. this course different was that trainees were given This was one part of the extensive periods of on-site experience and waged scheme which received training for much of the course. 106 local people direct government entered these courses and 68 gained employment, funding, with £3.25m with 55 obtaining NVQ level 2 qualifications. There of Single Regeneration were several other successful strands to the SRB Budget (SRB) money. programme including a construction labour job The flagship matching service, security guard training, a catering programme – known business set up by Chalkhill residents, a homework as the Community club and other educational courses. Refurbishment The SRB programme began in 1995 and was Scheme or CRS – initially for five years. The government department was designed to take which oversaw SRB programmes considered Chalkhill advantage of the to be very successful and extended its funding. opportunities offered The focus for the SRB programme was the Stadium Training Centre, established by Wimpey in 1996 and finally completing its work in 2007. The premises have been sold and the surplus from the sale has further enhanced the Community Trust Fund.

10 Remaking Chalkhill Remaking Chalkhill 11 Community Trust Fund The Chalkhill Centre

New Horizons set up the Chalkhill Community Trust The Chalkhill Centre – known throughout its long facilities providing one stop health services and local used over the years. For example the Somali Fund with a donation of £500,000 to finance planning and development phase as the Combined housing offices for MHT, together with 42 shared community has run a homework club, elders’ and community projects in the Chalkhill neighbourhood. Facilities Building - will become, we believe, the ownership apartments. women’s groups; Brent Homestart has held regular The Trust Fund is managed by trustees drawn from crowning glory of the Chalkhill regeneration project. Most importantly, the design of the community sessions; there have been ESOL classes (English for the council, MHT and the local community. To date The Chalkhill Centre embodies the principle that centre has been driven by local people meeting over Speaker of Other Languages) and gardening interest gained on the Trust Fund has been used to regeneration must deliver more than just the bricks many years as ‘Health from Leisure at ’ projects supported by MHT; the Willows older give grants to a number of small projects. In 2003 and mortar which go into building new homes. and the Community Centre Steering Group. Local persons social club has met there weekly; the Health residents were consulted on how they would like to The community itself needs space and opportunity people have formed a charitable trust to manage from Leisure group has held its meetings there and see the Trust money used. Over 88% felt the money to come together and develop. The Chalkhill Centre and run the facility. With help from MHT, they have promoted initiatives such as keep fit for over 60s; should be used to support the facilities and projects is an amazing community resource, combining had a centre manager in place for the last six and it has been used for meetings by residents’ run at the new community centre and options for the three public spaces under one months, to develop the business plan and ensure associations and local religious groups. After years best way to use this money are currently being roof – a community centre, the centre is up and running from day one. of making do in their temporary home, these explored. The Trust Fund has also benefitted from new larger health During the course of the regeneration, a small groups have now transferred to wonderful new the sale of the Stadium Training Centre premises. temporary meeting hall was provided to house accommodation in the Chalkhill Centre, where various community activities and this has been well they form the core activities along with other new projects. Chalkhill now has its very own community resource, with space to cater for a full range of Willows Children’s Centre community activities from small committee meetings to keep fit classes, from advice sessions to dancing and socials, together with changing facilities and a Brent Council has redeveloped the former Barnhill community café. nursery, adjacent to Chalkhill School, building a state of the art children’s centre. This was opened to the public in 2006 and provides 90 childcare places with an emphasis on children with special needs. The Willows centre provides services for under-fives and their families, including early education integrated with day care, family support, health advice and links to other services such as training and job finding.

12 Remaking Chalkhill Remaking Chalkhill 13 Chalkhill regeneration timeline

May • Stadium Training Centre opens June • Secretary of State January gives his consent • Scientist main July refurbishment • council & New contract completed Horizons sign • 72 new homes partnership completed on agreement Chalkhill (phases 1 April December • first meeting of Joint and 2) • Linear Park • residents ‘vote’ in Development Board September December completed December favour of the September July • new play area • 82 new homes September November • residents voice their redevelopment • Scientist estate • new police office completed for completed at •Willows Children’s • Chalkhill Centre opinions on Chalkhill scheme transfers to MHT opens at Ken Way Chalkhill school Chalkhill (phase 5) Centre opens completed 1992 1993 1994 1995 1996 1997 1998 1999 2000 2002 2003 2005 2006 2007 2008 2009 September February October March April August March Winter • Design and • council begins • 103 new homes • Asda store opens • 148 new homes • 150 private • Chalkhill Residents • Main Park Development rehousing Bison completed at Yeats July completed on apartments scheduled for Association launched Competition begins residents Close • 1,000th household Chalkhill (phase 3) completed and completion • demolition of Bison rehoused November sold on Chalkhill April estate begins October • demolition work November • last meeting of Joint • 149 new homes completed • 15 new homes Development Board completed at December completed on De Havilland Road • 67 new homes Chalkhill (Jenner completed on House site) Chalkhill (phase 4) December • 94 new homes completed on Chalkhill (phase 6)

14 Remaking Chalkhill Remaking Chalkhill

5748 BDU 08.08 Printed on recycled paper Published by Brent Council and MHT London November 2008