Lilestone Brief.pdf - Westminster City Council

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4.13 Where there are s106 agreements which restrict relets to target social rents,RP’s wanting to convert properties to Affordable Rent need to approachoriginal private development partners and ask them to request variations fromthe City Council. The City Council will only agree to variations in accordancewith this statement. It should be noted that the agreed price paid by the RP tothe developer on an historical s106 site would have reflected a price based ontarget rents. It is probable that a developer would seek to renegotiate anoverage in these cases to be paid by the RP to reflect that they now have theability to charge higher rents. Any financial benefit that an RP might generatethrough Affordable Rent therefore could be constricted by overage payable tothe developer.5. Affordability thresholds5.1 The City Council’s expects Affordable Rent levels to be sustainable tohouseholds without housing benefit with incomes set out in table 2. TheMayors affordability guidance in the London Plan has been used, that netincome is 70% of gross and housing costs should not exceed 40% of netincome. The Incomes reflect lower quartile to median incomes of householdsregistered for intermediate housing in Westminster and do not exceed thegross annual median income for Westminster.Table 2: Affordable Rent Thresholds supported by the City CouncilBedsGross AffordabilityThreshold*Weekly GrossAffordable RentRange1 £25k-32k £135 - £1722 £27.5-£36k £148 - £1943+ £29k-£39k £156 - £210*Based on net being 70% of gross and housing costs not exceeding 40% of net income.5.2 Rent levels within the bands should reflect the quality and location of theproperty. The City Council will not support all Affordable Rent levels to be atthe upper end of the bands.5.3 For some larger non working households, Affordable Rent may not be asustainable housing option given what is currently known about the welfarebenefit cap. RPs will need to work with the City Council to ensure that52
idders are aware of the implications of the cap and lettings are consideredon a case by case basis.6 Relets and disposals6.1 The City Council does not expect more than 25% - 30% of Westminster reletsin the short term to be converted to Affordable Rent tenancies at above targetrents.6.2 It is expected that RPs proposing to dispose of Westminster stock, or to moverelets to Affordable Rent, provide an annual investment plan to the CityCouncil setting out projections for disposals and conversions to AffordableRent for the year ahead. Plans for housing investment in the City should alsobe included. The City Council will monitor progress against these plans anduse them to support investment planning and to identify developmentpartners.7. Statement Review7.1 This statement will be updated periodically to take account of changingincome information and the City Council’s demand profile.7.2 For more information on how this statement was developed or to discuss RPdisposals, conversions to Affordable Rent and investment plans contact:Fergus Coleman – Housing Association Supply Managerfcoleman@westminster.gov.uk 020 7641 212953
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Consultation draftPenn House and 4
Page 3: ForewordThe council is committed to
Page 6 and 7: Executive SummaryThis draft plannin
Page 8 and 9: 1.5. This site is located within th
Page 10 and 11: 2.7. 4 Lilestone Street is a two st
Page 12 and 13: 3. Planning Policy FrameworkGeneral
Page 14 and 15: Improving physical connections with
Page 16 and 17: should be maintained as affordable
Page 18 and 19: affordable housing stock. It will b
Page 20 and 21: Landscaped space, looking north tow
Page 22 and 23: General Industrial (Class B2) Stora
Page 24 and 25: Design Principles5.7. Given the rel
Page 26 and 27: addressing issues like noise pollut
Page 28 and 29: indoor environments. A scheme which
Page 30 and 31: einstate a frontage on Lisson Grove
Page 32 and 33: provision of one car space per resi
Page 34 and 35: 7.6. The direct impacts of a develo
Page 37 and 38: GlossaryThis glossary contains word
Page 39 and 40: UsesHostelsand fire stations and co
Page 41: ResidentialdevelopmentRegistered Pr
Page 44 and 45: The Futures Plan for Church Street,
Page 46 and 47: a preference for services being loc
Page 48 and 49: Appendix 2 - Adopted priority group
Page 50 and 51: Appendix 4 - Affordable Rent Statem
Page 52 and 53: salary of £27,762 and a 25 th perc
Page 56 and 57: Affordable Rent Statement - Statist
Page 58 and 59: Figure 3: Estimated income of Westm
Page 60 and 61: Figure 5: Estimated housing credit
Page 63 and 64: SourcesNational policy documentsPla
Page 65 and 66: TCP1 to 341 to 141 to 631 to 501 to
Page 67 and 68: TCP111 to 341 to 141 to 631 to 501
Page 69 and 70: MAP 6: Main Land Use by Building 20
Page 71 and 72: 22 to 4Canal-Side Walk1 to 4flats 1
Page 73 and 74: MAP 10: Building Heights around Pen
Page 75 and 76: MAP 12: Policy Framework and Design
Page 77 and 78: MAP 14: Church Street Masterplan Ar
Page 79 and 80: MAP 16: Church Street Masterplan Ar
Page 81: Westminster City Hall, 64 Victoria
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Lilestone Brief.pdf - Westminster City Council

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