The Options Appraisal Process.

These are the current options from the third round of consultation, accurate as of June/July 2021. These options will be further developed as we enter the next round of consultation. We will continually update this page so that the most up to date design options are available for you to view.

The proposed options to be considered in the options appraisal are :

Option 1: Business as usual

In this option there would be no immediate upgrades or changes to the estate but One Housing would commit to an improved repairs and maintenanceservice. Improvements would happen in the long-term through a 30- year planned maintenance strategy. In addition to improved repairs and maintenance, it is likely that quite major work will need to be done in the coming years to ensure that the homes remain compliant with government regulations relating to energy efficiency.

Existing Montcalm courtyard

Existing Montcalm courtyard

Existing Montcalm courtyard

THE EXISTING ESTATE

EXISTING HOMES

134

total number of homes

134

existing homes retained

0

reprovided new homes

0

additional new homes

FINANCES

Services charge
Council tax
Utility bills

Arrows indicate estimated change to bills. Figures are based on an average UK home.

TIMEFRAMES

Build time

0
months
Moving time

0
months

ENERGY AND MATERIAL USE

Energy use
0%
less energy than existing homes
Material use
100%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Without changing the estate there are a number of resident objectives that can’t be achieved
$
In the long-term, refurbishment would make the homes warmer and drier, but it could be a long time before this happens
$
There is very little disruption due to moving or construction

66%

affordable homes

108

1 & 2 bedroom homes

26

3 bedroom homes

0

4 or more bedroom homes

FINANCIAL VIABILITY

$
This includes repair and refurbishment that One Housing is committed to in the long-term
$
This option generates enough income to pay for the long-term improvements

IMPLEMENTATION

$
There would be no significant construction work

ENVIRONMENTAL IMPACT

$
The homes would continue to use a lot of energy that would harm the environment

SOCIOECONOMIC BENEFIT

$
No additional homes would be created
$
Very limited construction employment opportunities

Option 2: Refurbish the Buildings and Improve the Landscape

In this option there would be significant refurbishment to fix the issues with the existing buildings but there would be no increase in size or number of new homes.

Refurbishment would include: external insulation, ventilation, improved waterpressure and sound insulation between homes. Landscape improvements would include: upgraded parking, more storage, pedestrian routes, new playground and more planting.

See Option 3A for example of external insulation

Example of improved landscape
Example of new storage
Example of new security door to each block
OPTION 2 CHANGES TO THE ESTATE
OPTION 2 CHANGES TO HOMES

134

total number of homes

134

existing homes retained

0

reprovided new homes

0

additional new homes

FINANCES

Services charge
Council tax
Utility bills

Arrows indicate estimated change to bills. Figures are based on an average UK home.

TIMEFRAMES

Build time

6
months
Moving time

0 – 1
months

ENERGY AND MATERIAL USE

Energy use
80%
less energy than existing homes
Material use
87%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes
$
There is no change to the size of the homes
$
There is very little disruption due to moving or construction

66%

affordable homes

108

1 & 2 bedroom homes

26

3 bedroom homes

0

4 or more bedroom homes

FINANCIAL VIABILITY

$
The cost of improvements is not funded by the sale of new homes
$
Grant funding could only pay for some of the work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
The work is relatively easy to build
$
There is a low risk of disruption and delays
$
The council are unlikely to object

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the homes
$
A lvery low level of construction work will mean very little use of construction materials.

SOCIOECONOMIC BENEFIT

$
No additional homes would be created
$
Construction would support up to an average of 560 workers on-site for 6 months

Option 3A : Refurbished buildings, balconies, lifts, new homes and improved landscape

In this option there would be significant refurbishment to fix the issues with the existing buildings. There would also be balconies and lifts added. New homes are included to help fund the improvement. Refurbishment would include: external insulation, ventilation, improved waterpressure and sound insulation between homes. Landscape improvements would include: upgraded parking, more storage, pedestrian routes, new playground and more planting.

See Option 2 for example of landscape improvements
See Option 3C for example of roof and side extensions

Example of external wall insulation
Example of new lift
Example of new balconies
OPTION 3A CHANGES TO THE ESTATE
OPTION 3A CHANGES TO HOMES

197

total number of homes

134

existing homes retained

0

reprovided new homes

63

additional new homes

FINANCES

Services charge
Council tax
Utility bills

Arrows indicate estimated change to bills. Figures are based on an average UK home.

TIMEFRAMES

Build time

18
months
Moving time

0 – 6
months

ENERGY AND MATERIAL USE

Energy use
81%
less energy than existing homes
Material use
67%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes
$
All homes have a balcony but there is no increase in the internal size
$
New homes with more bedrooms for larger households
$
There is some disruption due to moving and construction

77%

affordable homes

166

1 & 2 bedroom homes

28

3 bedroom homes

3

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and extensions
$
There aren’t enough new homes to pay for the amount of work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
The council are unlikely to object

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the homes
$
A low level of construction work will mean less use of construction materials

SOCIOECONOMIC BENEFIT

$
63 additional homes would be provided, including family homes
$
Construction would support an average of at least 210 workers on-site for 18 months and some permanent employment

Option 3B : Refurbished buildings, larger homes, balconies. Lifts, new homes and improved landscape

In this option there would be significant refurbishment to fix the issues with the existing buildings. All homes would increase in size with a new access deck wide enough for private outdoor space. There would also be lifts added. New homes are included to help fund the upgrades. Refurbishment would include: external insulation, ventilation, improved water pressure and sound insulation between homes. Landscape improvements would include: upgraded parking, more storage pedestrian routes, new playground and more planting.

See Option 2 for example of landscape improvements
See Option 3A for example of external insulation, lifts and balcony
See Option 3C for example of roof and side extensions

Example of living room extension
Example of kitchen extension
Example illustration of new access deck
OPTION 3B CHANGES TO THE ESTATE
OPTION 3B CHANGES TO HOMES

199

total number of homes

134

existing homes retained

0

reprovided new homes

65

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for homes increased in size.
Figures are based on an average UK home.

TIMEFRAMES

Build time

18
months
Moving time

0 – 6
months

ENERGY AND MATERIAL USE

Energy use
82%
less energy than existing homes
Material use
68%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes
$
The internal size of the homes is increased
$
New homes with more bedrooms for larger households
$
There is some disruption due to moving and construction

77%

affordable homes

166

1 & 2 bedroom homes

30

3 bedroom homes

3

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and extensions
$
There aren’t enough new homes to pay for the amount of work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
The council are unlikely to object

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the homes
$
A low level of construction work will mean less use of construction materials

SOCIOECONOMIC BENEFIT

$
65 additional homes would be provided, including family homes
$
Construction would support an average of at least 250 workers on-site for 18 months and some permanent employment

Option 3C : Refurbished buildings, some larger homes, balconies, lifts, new homes and improved landscape

In this option there would be significant refurbishment to fix the issues withthe existing buildings. Some homes would increase in size by extending into thecorner infill of Montrose and Montcalm. There would also be balconies and liftsadded. New homes are included to help fund the upgrades. Refurbishment would include: external insulation, ventilation, improved waterpressure and sound insulation between homes. Landscape improvements would include: upgraded parking, more storage, pedestrian routes, new playground and more planting.

See Option 2 for example of landscape improvements
See Option 3A for example of external insulation, lifts and balcony

Example of corner infill
Example illustration of roof extension
Example of Michigan side extension
OPTION 3C CHANGES TO THE ESTATE
OPTION 3C CHANGES TO HOMES

205

total number of homes

134

existing homes retained

0

reprovided new homes

71

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for homes increased in size.
Figures are based on an average UK home

TIMEFRAMES

Build time

18
months
Moving time

0 – 12
months

ENERGY AND MATERIAL USE

Energy use
82%
less energy than existing homes
Material use
63%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes
$
The internal size of some homes is increased
$
New homes with more bedrooms for larger households
$
There is some disruption due to moving and construction

78%

affordable homes

174

1 & 2 bedroom homes

28

3 bedroom homes

3

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and extensions
$
There aren’t enough new homes to pay for the amount of work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
The council are unlikely to object

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the homes
$
A low level of construction work will mean less use of construction materials

SOCIOECONOMIC BENEFIT

$
71 additional homes would be provided, including family homes
$
Construction would support an average of at least 260 workers on-site for 18 months and some permanent employment

Option 4A : Replace Michigan and refurbish Montrose and Montcalm as Option 3A

In this version of Option 4 Michigan is demolished and replaced with a newbuilding built to current housing standards. Montrose and Montcalm arerefurbished to be dry and warmer homes with balconies, lifts and new homeon top to pay for upgrades.

See Option 2 for example of landscape improvements
See Option 3A for example of external insulation, lifts and balcony

Example illustration of new building along Westferry Rd
Example of balconies to new homes
Example illustration of new living room with access to a balcony
OPTION 4A CHANGES TO THE ESTATE
OPTION 4A CHANGES TO HOMES

249

total number of homes

109

existing homes retained

19

reprovided new homes

121

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for new homes. Figures are based on an average UK home.

TIMEFRAMES

Build time

3 – 4
years
Moving time

0 – 2
years

ENERGY AND MATERIAL USE

Energy use
82%
less energy than existing homes
Material use
36%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes with a balcony
$
Most residents will stay in their own home
$
New homes with more bedrooms for larger households
$
There would be a lot of disruption to residents, particularly Michigan House

68%

affordable homes

203

1 & 2 bedroom homes

39

3 bedroom homes

7

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and a new building
$
There aren’t enough new homes to pay for the work
$
If design changes are made this option could generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
There is a risk the council may not support the proposed height

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the existing homes
$
The new building requires a lot of material to construct

SOCIOECONOMIC BENEFIT

$
115 additional homes would be provided, including family homes
$
Construction would support an average of at least 130 workers on-site for 3 to 4 years and some permanent employment

Option 4B : Replace Montrose and refurbish Michigan and Montcalm as option 3A

In this version of Option 4 Montrose is demolished and replaced with a newbuilding built to current housing standards. Michigan and Montcalm arerefurbished to be dry and warmer homes with balconies, lifts and new homeon top to pay for upgrades.

See Option 2 for example of landscape improvements
See Option 3A for example of external insulation, lifts and balcony

Example illustration of generous gallery access
Example illustration of new landscape and building
Example illustration of new living room with access to a balcony
OPTION 4B CHANGES TO THE ESTATE
OPTION 4B CHANGES TO HOMES

211

total number of homes

80

existing homes retained

42

reprovided new homes

89

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for new homes. Figures are based on an average UK home.

TIMEFRAMES

Build time

3 – 4
years
Moving time

0 – 2
years

ENERGY AND MATERIAL USE

Energy use
82%
less energy than existing homes
Material use
31%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes with a balcony
$
Most residents will stay in their own home
$
New homes with more bedrooms for larger households
$
There would be a lot of disruption to residents, particularly Montrose House

73%

affordable homes

175

1 & 2 bedroom homes

34

3 bedroom homes

2

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and a new building
$
There aren’t enough new homes to pay for the work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
There is a risk the council may not support the proposed height

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the existing homes
$
The new building requires a lot of material to construct

SOCIOECONOMIC BENEFIT

$
77 additional homes would be provided, including family homes
$
Construction would support an average of at least 120 workers on-site for 3 to 4 years

Option 4C : Replace Montcalm and refurbish Michigan and Montrose as Option 3A

In this version of Option 4 Montcalm is demolished and replaced with a new building built to current housing standards. Michigan and Montrose are refurbished to be dry and warmer homes with balconies, lifts and new homes on top to pay for upgrades

See Option 2 for example of landscape improvements
SeeOption 3A for example of external insulation, lifts and balcony

Example illustration of deck access to new 3 bed maisonettes
Example illustration of new landscape and building
Example illustration of new living room with access to a balcony
OPTION 4B CHANGES TO THE ESTATE
OPTION 4B CHANGES TO HOMES

209

total number of homes

79

existing homes retained

32

reprovided new homes

98

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for new homes. Figures are based on an average UK home.

TIMEFRAMES

Build time

3 – 4
years
Moving time

0 – 2
years

ENERGY AND MATERIAL USE

Energy use
82%
less energy than existing homes
Material use
29%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
Improvements to landscape, security and more comfortable homes with a balcony
$
Most residents will stay in their own home
$
New homes with more bedrooms for larger households
$
There would be a lot of disruption to residents, particularly Montcalm House

70%

affordable homes

184

1 & 2 bedroom homes

22

3 bedroom homes

3

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes large costs for refurbishment and a new building
$
There aren’t enough new homes to pay for the work
$
It isn’t expected that this option can generate enough income to pay for the work

IMPLEMENTATION

$
There are some construction challenges
$
There is a moderate risk of disruption and delays
$
There is a risk the council may not support the proposed height

ENVIRONMENTAL IMPACT

$
Refurbishment means there is a big reduction in the energy use of the existing homes
$
The new building requires a lot of material to construct

SOCIOECONOMIC BENEFIT

$
75 additional homes would be provided
$
Construction would support an average of at least 120 workers on-site for 3 to 4 years

Option 5 : Everything changes, demolish all blocks and build a new estate

In this option all blocks are demolished and replaced with new blocks built to current housing standards. New blocks would include lifts, secure entrance doors and step-free access to homes. Homes would be at least to minimum space standards which includes a balcony. Additional new homes are required to pay for the new replacement homes.

Example illustration of new building along Westferry Rd
Example of new ground floor 3 & 4 bed maisonettes
Example illustration of inside new 3 or 4 bed maisonette
OPTION 5 CHANGES TO THE ESTATE
OPTION 5 CHANGES TO HOMES

278

total number of homes

0

existing homes retained

93

reprovided new homes

185

additional new homes

FINANCES

Services charge
Council tax
Utility bills
Arrows indicate estimated change to bills for new homes. Figures are based on an average UK home.

TIMEFRAMES

Build time

6 – 8
years
Moving time

0 – 2
years

ENERGY AND MATERIAL USE

Energy use
83%
less energy than existing homes
Material use
0%
less material than Option 5
Higher % is better for the environment

RESIDENTS’ BRIEF

$
A new estate, improved to modern standards
$
New homes that are comfortable and designed to residents needs
$
New homes with more bedrooms for larger households
$
There would be a lot of disruption to residents

57%

affordable homes

228

1 & 2 bedroom homes

38

3 bedroom homes

12

4 or more bedroom homes

FINANCIAL VIABILITY

$
It includes very large costs for re-building all three blocks
$
There aren’t enough new homes to pay for the work
$
If design changes are made this option could generate enough income to pay for the work

IMPLEMENTATION

$
There are challenges in the amount of new construction and time to build it
$
There is a high risk of disruption and delays
$
There is a risk the council may not support the proposed height

ENVIRONMENTAL IMPACT

$
New homes have very little energy use
$
Three new blocks require a big amount of material to construct. It could be designed to reduce this.

SOCIOECONOMIC BENEFIT

$
144 additional homes would be provided, including family homes
$
Construction would support an average of approximately 90 workers on-site for 6 to 8 years and some permanent employment
As part of the options appraisal process, we will hold a number of exhibition events presenting information to residents and then taking feedback.

At the end of the options appraisal, we should have one option which is selected as the ‘preferred option’ based on resident feedback, financial information, deliverability, and other factors.