The Kensington and Chelsea Housing & Communities Select Committee met to discuss the progress of the Lancaster West Estate refurbishment project, focusing on home and block improvements, co-design efforts, and resident support. Councillors reviewed the progress against the council's commitments, the work of the Lancaster West Neighbourhood Team, and the strategic and operational risks associated with the refurbishment. The committee recommended that the Leadership Team consider their comments on the refurbishment programme and the council’s wider work with the Lancaster West community.

Lancaster West Estate Refurbishment

The committee reviewed the progress of the Lancaster West Estate (LWE) refurbishment, a project initiated following the Grenfell Tower tragedy. The council and central government made a public commitment to transform the estate into a model 21st century estate which is co-designed in partnership with residents, sensitively and collaboratively.

James Caspell, Neighbourhood Director, presented a report detailing the progress, achievements, and challenges of the refurbishment.

The LWE consists of 826 homes and is the largest council housing estate in the borough. Many of the blocks had not undergone cyclical improvements, with 80% of properties still having their original windows as of 2018.

The Lancaster West Neighbourhood Team (LWNT) was created to manage the homes on the estate directly, replacing the Kensington and Chelsea Tenant Management Organisation (KCTMO). The team provides a range of services, including tenancy management, repairs, maintenance, community development, and co-design for various services.

Co-design and Resident Engagement

A key focus of the refurbishment is co-design with residents. According to the report, 72.78% of valid households (492 of 676) have engaged with at least one phase of the co-design process. This excludes empty homes, flats owned by non-resident leaseholders, and residents who have explicitly stated they do not want to participate.

In 2023-2024, 92% of households that responded to a survey supported the refurbishment programme. This figure comes from 254 of 276 households across Barandon Walk, Hurstway Walk, Testerton Walk, Talbot Walk, Clarendon Walk, Camelford Walk and Camelford Court, Talbot Grove House, Morland House and Camborne Mews.

The co-design process has involved various methods, including:

• Resident engagement leads
• Block representatives
• Prioritisation workshops
• Webinars
• In-person events
• Open house events
• Showroom at Baseline Studios
• Surveys

Refurbishment Progress and Sustainability

As of the meeting, 52% (310/592) of tenanted homes on the estate have been fully refurbished internally to a co-designed standard, and 10% (62/592) have received partial refurbishment, such as new kitchens and bathrooms. A pilot project at Verity Close involved refurbishing a whole house to modern standards, including triple-glazed windows, insulated walls and floors, solar PV, and an air source heat pump¹.

Treadgold House is set to become the first carbon-neutral block on the estate, with completion expected in early summer. The works include triple-glazed windows, solar PV panels, non-combustible insulation, mechanical ventilation with heat recovery², and an air source heat pump.

The Walkways blocks (Barandon Walk, Hurstway Walk, and Testerton Walk) are also undergoing a deep retrofit with energy-efficient improvements, including triple-glazed windows, non-combustible insulation, and connection to the Notting Dale Heat Network.

Notting Dale Heat Network

The Notting Dale Heat Network, representing a £27 million investment, is a key component of the sustainability efforts. It will provide homes with heating and hot water from renewable sources, aiming to reduce residential heating carbon emissions by 86% by 2030, compared to 2024 levels.

The council is developing a price promise for homes connected to the network, which includes:

• A 25% reduction in heat usage through the refurbishment programme
• Residents paying the cheaper energy cost (renewable heat or gas) until 2030
• Standing charges based on property size

Community Development and Social Value

The LWNT has also focused on community development and social value, including:

• Securing over £7 million of financial investment to the estate
• Supporting over 75 residents into work through the LancWest Works programme
• Launching a Green Skills Academy
• Creating co-designed garden spaces
• Securing Green Flag Award status for the estate for three years running

Challenges and Risks

The report also highlighted several challenges and risks associated with the refurbishment:

• Funding Gap: Despite securing £159 million in funding, an estimated £85 million funding gap remains based on the commitments made to residents. The council is exploring various avenues to increase funding.
• Respite and Decant Requirements: The refurbishment is disruptive, and the need to decant residents poses a risk in terms of cost and delivery. The team is working to minimise decants and provide respite options.
• Technical and Programme Complexity: The programme involves a wide range of construction projects in a congested area, requiring careful coordination and management.

Leaseholder Charges

There are 167 leaseholders on the Lancaster West Estate, with approximately one-third being non-resident. Resident leaseholders who lived on the estate before the Grenfell Tower tragedy are eligible for a 54.4% discount on major works charges.

Additionally, Florrie's Law caps major works bills for resident leaseholders at £15,000 in any five-year period where central government grant is used.

The council has applied to the government’s Social Housing Decarbonisation Fund, which brings separate restrictions on what can be charged to leaseholders.

Leaseholders were sent a consolidated position in August 2023, outlining the planned works, estimated costs, and potential recharges. The council has established payment arrangements to assist leaseholders with major works charges.

Housing Management Services

The report included information from Tenant Satisfaction Measures (TSM) surveys, which found that 72% of residents on the Lancaster West Estate are satisfied with the overall service from the Lancaster West Neighbourhood Team, ranking it top among all London councils.

The LWNT answers 98% of calls, with 97% answered within 30 seconds. Responsive repairs are completed on average within 5 days, and 92% of jobs are carried out by internal operatives.