In November 2021, the Council started a conversation with residents on the future of Hanover Court and Princess Court. We received many comments through our consultation events and from the surveys that we Thisreceived.feedback was included in a report to the Council’s Housing Scrutiny Committee. Our recommendation was for further investigations into the potential future options to take place before any final decision is Followingmade. approval from the Housing Scrutiny Committee, tenants were offered the opportunity to move and leaseholders the opportunity to sell their leases back to the Council. The options considered are to retain or redevelop to provide new homes –particularly council rented homes. We would like to get your thoughts on these options as part of our consultation with residents. Lensfield Road WE WANT TO HEAR FROM THE FUTURE OF HANOVER COURT AND PRINCESS COURT
The estate was built in the late 1960s. The blocks were built in the ‘brutalist’ style of architecture that was seen in many developments of the post-war era.
Hanover Court and Princess Court provide 127 flats, with 82 of these rented to Cambridge City Council tenants together with a low-rise garage block, a community building and a communal garden. Despite £2.5m expenditure on the blocks over the past ten years, significant work is still required in addition to the ongoing programme of works and required routine planned maintenance. BUILDINGSEXISTING
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Problems with structure identified; two phases of works have been carried out but further works are still necessary to address inherent issues.
The ceiling heights are below modern standards and there is not enough room to create greater sound insulation between floors. In addition to completing the removal of gas piping a substantial programme of works to upgrade fire safety is required; this will require intrusive works in individual flats which will cause further disruption to residents.
Comparison of an existing 2 bed flat in Hanover Court (Left) with a 2 bed flat in the Timberworks, Cromwell Road development (Right) at a similar scale
LIVING SPACE
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REDEVELOP THE GARAGE
A priority would be to improve energy efficiency. Cavity wall insulation would create some improvement. A greater improvement would be achieved through external wall insulation but this may not be possible. The buildings rely on structural brickwork; they do not have a concrete or steel frame. Cladding is normally pinned to the frame. Tests would be needed to see if cladding could be pinned to the brickwork and additional foundations would be needed. Even if cladding is possible it would not create the same standards or lower energy bills as a new build.
Unit sizes vary but the 2 bedroom homes are significantly below national minimum space standards. All the homes have low floor to ceiling heights and generally provide a poor standard of living compared to modern standards. Little remodelling is possible because there is no steel or concrete frame to strip back to.
There may be an opportunity to address the structural defects of the garage block through redevelopment. This would however require the closure and relocation of the lifts serving both residential buildings and would be difficult and expensive to build whilst retaining safe access to the existing buildings. THERE IMPROVEMENTS?BE
ENERGY EFFICIENCY
The Council is committed to delivering high quality homes which come with a lot of benefits: WE WANT TO HEAR FROM CAMBRIDGE CITY COUNCIL ASPIRATIONSHOUSING Ironworks, Mill Road Timberworks, Cromwell Road
WE WANT TO HEAR FROM CONSTRAINTS REDEVELOPMENTOF If the decision is taken to redevelop Hanover Court and Princess Court, there are a number of constraints we need to consider. HILLSROAD CORONATIONSTREET Bird’s eye view of Hanover Court and Princess Court P PNew Town and Glisson Road Conservation Area Trees – at the edges and in the centre Neighbours are varied –including schools, two storey houses and larger buildings Viability - need to re-provide at least the existing 82 council flats
Neighbouring properties are being carefully considered in the design process to distribute height where it has least impact on amenity.
Option 1 Option 1 provides 165 homes including 82 affordable homes – but at the price of the loss of the London plane trees. However, the buildings could be set back from Union Road and a new line of trees provided.
OPTIONSREDEVELOPMENT
The Council is committed to providing new affordable housing but the opportunity to increase the delivery of affordable homes here is limited by the existing high density and constraints. Option 1 is based on re-providing at least 82 affordable homes. Both designs include a 100sq.m community room for the new residents and the wider community. The existing buildings range from 5 to 8 storeys, however as floor to ceiling heights are higher in modern buildings, the proposed building heights range from 4 to 7 storeys.
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Option 2 Option 2 retains the London plane trees at the price of only providing 55 affordable homes out of a total of 138 homes.
Many options and possibilities have been considered. Planning considerations narrow the options down. The challenge is to re-provide 82 affordable homes within the constraints. A key consideration is the relationship shared between the three London plane trees and any redevelopment option. All the high quality, mature trees on the site edges are to be retained, as shown on the plans on the following boards.
WE WANT TO HEAR FROM OPTION 1 Site plan Courtyard view VIew looking down Union Road HillsRoad
WE WANT TO HEAR FROM OPTION 2 Site plan Courtyard view VIew looking down Union Road HillsRoad
Paying you the market value for your property Giving you a year to complete your move - though most people move within six months You get an extra payment equal to 10% of the market value if you live in the property as your main home. Nonresident owners receive a basic-loss payment equal to 7.5% of the market value We’d pay for removal and reconnection costs to your new home, and for any fixtures that cannot be fitted in your new home, such as carpeting We’d pay for your removal and reconnection costs, and for any fixtures that cannot be fitted in your new home, such as carpeting You get compensation for having to move You’ll also have a dedicated person to assist you in your search and provide guidance on the moving process
The move could be to a new location or you have a right to return to the new development
You’ll have a year to complete your movethough most people find somewhere they like within six months You’ll have the choice of some of our other new build flats and houses Giving you the highest priority on Homelink –this means you will have ‘emergency’ status We’ll do our best to offer the right to return to the new development Having a dedicated person help you in your search for your new home
If you move our principle is that it shouldn’t cost you anything to move. This means: What meanredevelopmentwouldforme?
HEAR FROMWHAT WOULD REDEVELOPMENT MEAN FOR ME?
Council Tenants
We will aim for a likefor-like move
You’ll have to move out, but we’ll help you by: If you move our principle is that it shouldn’t cost you anything to move. This means:
You’ll have to move out, but we’ll help you by: Property owners
We want to get your feedback on the options we are considering ahead of sending a report with our recommendations to the City Council’s Housing Scrutiny Committee in September. Please fill in our survey to provide us with your feedback, available online, or as physical copies here today. The Housing Scrutiny Committee will then decide which of the options will go to planning next year. There will be further consultation with residents on the final proposals before submission. More information can be found on our website: www.hanoverandprincess.co.uk If you would like to speak to someone from the Council or ask any questions, please email Andrew Johnson at andrew.johnson@cambridge.gov.uk or call 0800 193 0544. SEPTEMBER 2022 Housing CommitteeScrutinydecision EARLY 2023 Further consultation SUMMER 2023 Planningsubmittedapplication WINTER 2023 Planning decision SUMMER 2024 Start on site WE WANT TO HEAR FROM NEXT STEPS