News

Plans in for £300m London Old Kent Road student scheme

Developer Regal London has submitted plans for 940 student rooms and 200 on-site affordable homes at a landmark Old Kent Road scheme in the capital.

 

 

The proposed Devonshire Place development is expected to cost around £200m to build with the site located opposite the planned new Bakerloo Line station in the London Borough of Southwark. 

In addition, 600 sq m of commercial and community areas will be delivered across four buildings ranging in height from 15 to 33 storeys.

At present demolition of existing buildings is pencilled in for February next year with basement construction starting in Autumn 2024.

The entire demolition and construction programme is expected to take 51 months to deliver.

Devonshire Place is the London developer’s second purpose-built student accommodation site, following swiftly behind the permission granted for The Society in Brent, a range of new student homes for 349 residents.

Simon De Friend, co-founder of Regal London, said: “Devonshire Place is the next step in Regal London’s diversification strategy, bringing our customary design excellence and flair to our second PBSA development alongside 200 new affordable homes that will be built onsite. 

“The Old Kent Road has immense potential, and we are excited to be able to bring forward this significant new development and maximise the potential of this under-utilised brownfield space. Devonshire Place will be Southwark’s newest neighbourhood, with new green spaces, café and the potential for a new GP surgery for all.” 

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Plans in for University of East London campus expansion

The University of East London has submitted plans for 650 student rooms and further teaching facilities at its Stratford campus.

 

Campus expansion plan at Cedars Rod and Torrens Rod
Campus expansion plan at Cedars Rod and Torrens Rod

 

The plans will see three interconnected buildings added to the existing site providing around 280,000 sq ft of new space.

UEL’s compus expansion will include a landmark 16-storey student accommodation block.

 

Next to it will be built a large U-shaped footprint 6-storey mixed-use building providing 60,000 sq ft of extra residential space, a health and wellness centre as well as a teaching nursery, forming a large courtyard.

A third teaching block building (pictured above) will be connected to six storey brick-clad building.

According to planning documents a contractor has still not been appointed although the university hopes to start site clearance by January 2024 with first piling starting in the spring.

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London’s Camden Council advances £470m King’s Cross scheme

London’s Camden Council is advancing plans for a £470m mixed-use scheme near Kings Cross to provide 350 homes and 200,000 sqft of commercial space.

 

Camley Street and Cedar Way masterplan to expand Kings Cross Knowledge Quarter
Camley Street and Cedar Way masterplan to expand Kings Cross Knowledge Quarter

 

The development plan is focused on regenerating two nearby former light industrial sites at Camley Street and Cedar Way covering around 3.56 acres.

The development plans which include Camden building 135 council homes will be anchored on receipts from the development of private flats and office space for companies in life sciences and technology sectors, principally at Cedar Way.

Council chiefs have started the hunt for a development partner to lead the regeneration plan, which will see around £270m invested in constructing homes and offices on the two sites.

 

 

 

 

 

 

 

 

 

 

 

 

Once a developer is found, teams will work collaboratively on a planning application to be submitted covering both sites, linking them in a cohesive way.

Following this, the Council will directly deliver affordable housing and affordable workspace at 120-136 Camley Street with the appointed development partner delivering the 3-30 Cedar Way site.

The Cedar Way Site will be sold on a 250-year-long leasehold to the developer, releasing a capital receipt to cross subsidise the council’s self-delivery of 120-136 Camley Street.

Neil Vokes, director of development at Camden Council, said: “The potential exists for a key site with scale and connectivity to write a new chapter in the history of Camley Street that sets the standard for social value, active sustainability and lasting ideas. This is best done in partnership with a developer prepared to align to the values we attach to our stewardship of places, people and development.”

Tendering for a main building contractor is expected to start later next year with construction set to start at the beginning of 2025.

 

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Renters’ Reform Bill: A Brief Overview

Government introduces landmark reforms to deliver fairer Private Rented Sector for tenants and landlords.

Why is the Renters’ Bill being introduced?

The Renters’ (Reform) Bill seeks to deliver the Government’s 2019 manifesto commitment to abolish section 21 ‘no fault’ evictions which will empower renters to challenge poor landlords without fear of losing their homes. The Bill has been released as a House of Commons document. The second reading, during which Members of Parliament will discuss the fundamental principles and themes of the Bill, is scheduled for Thursday, May 18, 2023.

The new Bill additionally seeks to simplify the process of property reclamation for various purposes such as selling, accommodating close family members, or addressing situations where tenants intentionally withhold rent. In cases where tenants have displayed irresponsibility, such as violating the terms of their tenancy agreement or causing property damage, notice periods will be shortened.

The Bill contains the following confirmed provisions:

  1. Enhancing Section 8 grounds, especially for dealing with anti-social tenants.

  2. Eliminating Section 21 “no-fault evictions” – landlords will only be able to evict a tenant in reasonable circumstances, which will be defined in law.

  3. Transitioning to periodic tenancies and eliminating assured short-hold tenancies.

  4. Revamping the court process by implementing new digital procedures to reduce delays.

  5. Applying the Decent Homes Standard to the private rented sector for the first time.

  6. Establishing a new Ombudsman and digital Property Portal.

  7. Granting tenants additional legal rights to request pet-friendly rental properties, with the expectation that tenants acquire pet insurance or contribute to the landlord’s pet damage insurance.

  8. Bolstering enforcement powers for local councils.

  9. Prohibiting landlords and agents from implementing blanket bans on tenants receiving benefits or those with families, ensuring no family is unjustly discriminated against when looking for a place to live.

 

1. Section 8: Grounds of possessions

The government reforms the grounds of possession under Section 8 so that they are “comprehensive, fair, and efficient, striking a balance between protecting tenants’ security and landlords’ right to manage their property”.

An additional ground will be introduced to accommodate landlords who intend to sell their property or allow landlords and their family members to occupy a rental property.

The notice period for evictions based on existing rent arrears grounds will be extended to four weeks, while the mandatory threshold of at least two months’ arrears at the time of serving notice and hearing will remain unchanged.

A new obligatory provision will be established for instances of repeated significant rental payment defaults, mandating eviction if a tenant has been in arrears of at least two months’ rent on three separate occasions within the past three years, regardless of the outstanding arrears balance at the hearing.

In situations involving criminal or severe antisocial behavior, the notice period for the existing mandatory eviction ground will be reduced.

2. Eliminating Section 21 “no-fault evictions”

The abolition of Section 21 implies that landlords will solely be able to terminate a tenancy under justifiable circumstances that will be clearly outlined in the legislation. The white paper comments it as follows: “Removing Section 21 will level the playing field between landlord and tenant, empowering tenants to challenge poor practice and unjustified rent increases, as well as incentivising landlords to engage and resolve issues.”

3. Transitioning to periodic tenancies and eliminating assured short-hold tenancies.

Under the proposed changes, all tenants who would have been granted an Assured Tenancy or Assured Shorthold Tenancy in the past will be transitioned to a unified system of periodic tenancies. When wishing to leave accommodation, tenants will have to provide two months’ notice, to “ensure landlords can recoup the costs of finding a tenant and avoid lengthy void periods”.

4. Revamping the court process by implementing new digital procedures to reduce delays.

The government, in partnership with the Ministry of Justice (MOJ) and HM Courts and Tribunals Service (HMCTS), will also introduce a package of “wide-ranging court reforms that will target the areas that particularly frustrate and hold up possession proceedings”.  These will include insufficient guidance on court and tribunal procedures, county court bailiff capacity, reliance on paper-based processes and insufficient prioritization of cases.

5. Applying the Decent Homes Standard – Minimum Housing Standards.

The landlords are obligated to maintain homes in satisfactory condition to provide renters with clean, suitable and functional amenities. The homes must be free from significant health and safety hazards. Furthermore, the government intended to broaden the scope of Rent Repayment Orders to include compensation for substandard homes, as outlined in its white paper. According to the white paper, implementing a legal obligation for private landlords to meet the Decent Homes Standard will elevate standards and ensure that all landlords effectively manage their properties, instead of relying on renter complaints or enforcement actions by local councils.

6. Establishing a new Ombudsman and digital Property Portal.

An exclusive government-endorsed ombudsman will be established to oversee all private landlords renting out properties in England, regardless of their utilisation of a letting agent. Ombudsman’s membership will be obligatory. The comments from the white paper as follows: “Making membership of an ombudsman scheme mandatory for landlords who use managing agents will mitigate the situation where a good agent is trying to remedy a complaint but is reliant on a landlord who is refusing to engage”.

The ombudsman will possess authority to rectify situations in favor of tenants, which may include compelling landlords to issue apologies, provide information, take necessary corrective measures, and/or provide compensation of up to £25,000. Additionally, the government aims to grant the ombudsman the power to require landlords to reimburse tenants for rent if the provided service or property standard fails to meet expectations.

7. Granting tenants additional legal rights to request pet-friendly rental properties

Tenants will be given the legal right to request a pet in their home, which the landlord must consider and cannot unreasonably refuse. Landlords will be able to require pet insurance to cover any damage to their property.

8. Bolstering enforcement powers for local councils.

Strengthen councils’ enforcement powers and introduce a new requirement for councils to report on enforcement activity – to help target criminal landlords.

9. Prohibiting landlords and agents from implementing blanket bans on tenants receiving benefits or those with families.

 

Landlords or letting agents implementing across-the-board prohibitions on renting to families with children or individuals receiving benefits (“No DSS”) will be rendered illegal. According to the white paper, although the majority of landlords offer professional services to their tenants, there is evidence suggesting that certain landlords and agents actively discourage or impede individuals receiving benefits or families with children from securing rental properties. Furthermore, the government will assess the necessity for measures to aid other vulnerable groups, including individuals transitioning from prisons, who may encounter difficulties in accessing private rented sector accommodation.

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Countryside to start 650-home North London scheme

Network Homes has exchanged contracts with Countryside Partnerships to begin construction of 654 homes and commercial facilities at Brent in North London.

 

The deal triggers the first stage of the major Brent regeneration project known as Northwick Park.

 

Around 50% will be affordable tenures with the rest for private sale or rent, with proceeds reinvested in building more affordable homes for people in housing need.

The overall regeneration of the Northwick Park former hospital site will eventually provide 1,600 new homes, delivered over multiple phases.

 

The big scheme will also include student facilities, commercial space, and a replacement nursery across 19 buildings on the site.

The full transformation of Northwick Park is being delivered through a partnership between Network Homes, London North West Healthcare NHS Trust, Brent Council and the University of Westminster.

Planned regeneration scheme of Northwich Hospital site in Brent

David Gooch, Network Homes Executive Director for Development, said: “I’m really pleased we’ve exchanged contracts with Countryside to get this fantastic project underway.”

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Sellar switches London flats/hotel plan for 444 student rooms

Developer Sellar has dropped plans for a London hotel and flats project in favour of now building a large student scheme on the Southwark site.

 

Architect Morris and Co designed the revised student scheme
Architect Morris and Co designed the revised student scheme

 

It now plans to develop a 444-room student accommodation scheme at the Harper Road and Borough High Street site.

It is the second developer in a week to switch plans for private flats over to student rooms in the Capital.

Regal London has also reset its Devonshire Place housing scheme on the Old Kent Road for 900 student rooms and 220 affordable homes.

Architect Morris and Co has designed the Sellar scheme, which has just been submitted for planning.  The project will be spread over an H-shaped footprint building rising from 5 to 11 storeys.

 

The student accommodation is split into two main types, studio rooms for single occupants and cluster rooms of up to 9 bedrooms with a shared living/kitchen dining room.

The building facade will be precast concrete imitating stonework

The client team consists of project manager and cost consultant Gardiner & Theobald, M&E engineers Skelly & Couch and structural and civil engineer Walsh.

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Landmark London scheme switches from flats to student rooms

Developer Regal London has revised plans for its landmark Old Kent Road scheme in the capital switching from flats to hundreds of student rooms and affordable homes.

 

Previously planned 747-759 Old Kent Road and 765-775 Old Kent Road development consisting of flats revised
Previously planned 747-759 Old Kent Road and 765-775 Old Kent Road development consisting of flats revised

 

The proposed Devonshire Place development at a site opposite the proposed new Bakerloo Line station will now include 220 affordable homes and 910 student bedrooms.

In addition, 600 sq m of commercial and community areas will be delivered across four buildings ranging in height from 15 to 28 storeys.

Regal has now bought the site and gone out to public consultation ahead of submitting plans to Southwark later this year.

The site first received planning permission back in 2022 as part of a wider planning application which included the Council-owned land adjacent to the site. Regal said this 565 flats project was no longer deliverable.

The new scheme being brought forward maintains the benefits of the consented scheme while being better aligned to the current market. 

This is Regal London’s second purpose-built student scheme following The Society on High Road, Wembley in Brent, where permission has been granted for a range of new student homes delivering an energy efficient, sustainable lifestyle for its 349 residents.

Simon De Friend, Co-Founder, Regal London said: “This is a fantastic opportunity in the middle of the Old Kent Road Opportunity Area. As an agile developer, we have recognised that high quality student accommodation has the potential to enable the delivery of a significant quantum of affordable housing, thereby unlocking this challenging site.”

Regal Barkwest Limited is bringing forward new Devonshire Place plans with Shaw Corporation acting as development manager with Regal London as the delivery partner. 

OKR Grocers cropped.jpg

CGI of new student accommodation scheme

 

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Go-ahead for London student tower and migration museum

Developer Dominus has secured permission for a £130m mixed-use project in the heart of the City of London as it aims to become the Capital’s largest developer of student accommodation.

 

Purpose-built student accommodation development will also house the £15 million permanent home of the first-ever Migration Museum for Britain.
Purpose-built student accommodation development will also house the £15 million permanent home of the first-ever Migration Museum for Britain.

 

The 21-storey building at 65 Crutched Friars close to Fenchurch Street in the Square Mile will house nearly 770 student bedrooms, 35% of which will be classed as affordable housing.

Designed by Danish architect 3XN, the scheme will also create a new permanent home for the Migration Museum, currently based in Lewisham, over three floors including exhibition and event space, a cafe and shop.

Demolition plans for the existing 5-storey, 1980s office building at the site were drawn up by Cantillon although no demolition or building contractor has been signed up yet for the 4-year build programme on the 295,000 sq ft scheme, which is expected to have a development value of around £240m.

 

The main building is stepped with five roof terraces to reduce visual impact at street level

Dominus principal director Jay Ahluwalia said: “Getting these plans approved is a huge moment as we cement our position in the PBSA sector.

“When we started out back in 2011, the goal was to build a real estate business that wasn’t only scalable and fast-growing, but was philanthropic at heart, going above and beyond to improve people’s lives.”

Dominus is helping to fund a £15m relocation of London’s Migration Museum – currently temporarily housed in a shopping centre in Lewisham

It follows Dominus’ project at 61-65 Holborn Viaduct, a 644-unit student accommodation development.

Over the last 10 years, Dominus, led by brothers Husnell, Preet, and Jay Ahluwalia, has completed 35 projects and now has 16 more currently in development.

Building on its hotel expertise, it is now expanding significantly into student accommodation and the build-to-rent market, as well as plans to set up a new investment fund.

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Important dates for 2023

31st March – Average energy bills set to increase under Energy Price Guarantee (EPG)

One of the biggest news stories of the last year was the cost of living crisis.

In response, the government introduced an Energy Price Guarantee to limit increases in the energy price cap on domestic energy prices.

The EPG introduced in October 2022 is set to last until the end of March, at which point it will be increased to £3,000 for ‘typical’ annual consumption of energy.

As a result, average prices for energy bills are set to increase by a further 20% in April.

 

April – Government’s ECO scheme expanded to all property types with EPC rating of D-E

From April this year all property types – including rented and social housing – will be eligible to benefit from the government’s ECO+ scheme if they have an EPC rating of D-E.

The ECO+ scheme is part of the government’s Help to Heat initiative that seeks to provide funding to vulnerable and low income households for improving the energy efficiency of their homes.

Landlords with properties with energy ratings of D-E can apply to the scheme for help with better insulating their properties. However, those in the general eligibility group will be limited to higher-cost measures which are likely to require a customer contribution.

 

April – Capital Gains Tax threshold to be cut

As part of the Autumn Statement last November, the Chancellor announced that the capital gains tax threshold will be reduced to £6,000 in April 2023.

This is significant for anyone looking to sell their second home or buy-to-let property, as you will be more likely to pay capital gains tax on any profit you make after this date.

However, there is still some relief in place for those looking to sell a rental home. Private Residence Relief is available for people who have previously lived in the property as their main residence – only requiring you to pay capital gains tax on the months where it was your second home.

 

1st April – New tax relief rules for landlords operating holiday lets

Currently, people who own second homes in England are able to access small business rates relief and avoid paying council tax by declaring an intent to let it out as a holiday let.

This is due to change in April when all second homeowners must prove that the property was rented out for a minimum of 70 days a year, and available to be rented out for 140 days a year, in order to apply for small business rates relief.

 

Other things to Keep in Mind in 2023

The Renters’ Reform Bill (England)

In November last year Michael Gove was reappointed to the position of the Secretary of State for Levelling Up, Housing and Communities, and has since reaffirmed his commitment to The Renters’ Reform Bill in 2023.

The Renters’ Reform Bill promises to improve rental standards for tenants across England. Some of the main proposals include: the introduction of a private rented ombudsman, the creation of a landlord register, and the end of Section 21 evictions.

We will be keeping landlords informed of any updates throughout the year.

 

Changes to EPC regulations in England and Wales still planned for 2025

All rental properties in England and Wales currently require an EPC rating of E or above (unless exempt).

However, the government plans to enforce a new minimum EPC rating of C for all rental properties as part of its commitment to reach net-zero by 2050. The current proposal in parliament would see this new rating introduced for all new tenancies in 2025, and then for all existing tenancies in 2028.

We would therefore encourage landlords to start thinking about what they need to do to comply with the new regulations, as any serious upgrades are likely to take a bit of time.

 

The Making Tax Digital scheme has been delayed to 2026

Previously, the Making Tax Digital scheme for Income Tax Self-Assessment was due to be mandated next year for some landlords and self-employed people.

The scheme seeks to introduce digital record-keeping and tax-filing for individuals and businesses. The aim is to make it easier for people to get their tax right – improving accuracy and reducing tax lost to avoidable errors.

However, its introduction has been postponed for landlords and self-employed people until 2026. The scheme will also be phased in according to income level, with those with an income of more than £50,000 first affected.

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Plans in for £290m London gasworks resi project

Plans have been submitted for a major redevelopment of a gasworks site to create 640 flats in Wandsworth, London.

 

Housing scheme will also include bars, restaurants and a creative workspace. 
Housing scheme will also include bars, restaurants and a creative workspace.

 

Joint venture developer SGN Mitheridge has submitted hybrid plans for the site, which is one of the last undeveloped sites in Wandsworth town centre

The mixed-tenure scheme is to be developed with four main buildings ranging from 10-30 floors and will cost around £290m to build over six years.

103m tall A1 building forms part of the detailed planning application

Masterplanner shedkm has designed the plans with a team that includes MAX Architects, Carmody Groarke, BD Landscape Architects, Atelier Ten and Whitby Wood Engineers.

The gas holder’s inflating steel structure that dominated this area for over 60 years has been removed.

The 45m deep, 67m diameter circular concrete lined foundation of the old gas holder will be retained to use embodied carbon and improve sustainability of the scheme, which will be built around the underground structure.

15-storey B2 buildings in the detailed application will circle the formed gasometer foundations

The project also creates a new riverside park, with 200m of the River Wandle, formerly inaccessible, opened up for the first time.

 

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