General FAQ's
What stage is the tower blocks project at?
On 1 August 2022, the council commenced a public consultation to determine the future investment requirements of ten tower blocks located across four sites in Burslem, Hanley, Stoke and Blurton. Residents of the tower blocks were consulted over an eight-week period on the future of the tower blocks, with a range of options proposed which included repair, refurbishment and redevelopment. That consultation ended on 26 September 2022. The consultation feedback provided by residents and leaseholders was reviewed and considered, and on 17 January 2023 the council’s cabinet approved a redevelopment and investment programme for all ten tower blocks, as presented in Option A of the original consultation documents.
What is the proposed order of the sites for redevelopment?
On 17 January 2023 Cabinet approved the order in which the sites will be redeveloped over a 15 -20-year programme. The order of the sites is as follows, starting now with site 1:
Site 1: Blurton (Pedley Court, Robinson Court, Bell House and Barker House)
Site 2: Hanley (Boundary Court, Brookfield Court and Forest Court)
Site 3: Stoke (Southern Court, Penkhull Court and Dibden Court)
Site 4: Burslem (Arthur Cotton Court and Port Vale Court)
Why is the council redeveloping the tower blocks?
The tower blocks are over 50 years old and suffering from progressive deterioration due mainly to rainwater seeping in through the roof structure. The council has attempted to repair the roofs before, however, these efforts were unsuccessful due to the complexity of the roof design. Full roof replacement will be extremely expensive and disruptive, whilst providing no guarantee that it will solve all of the problems that exist. There are also additional problems with the blocks which need to be addressed, including poor energy performance and insulation, and inadequate stairway glazing.
Why was the option to demolish and rebuild the preferred option?
The condition of the tower blocks means that repairing them will be an expensive and ongoing task which will be an increasing burden on the Housing Revenue Account – money paid by our tenants in rent - whilst also providing less than satisfactory homes for residents. By demolishing and redeveloping all four sites over the next 15–20 years, this offers the best value for money and assurance of high-quality, modern homes for our residents at the end of it. Redevelopment by way of demolition and rebuilding was the preferred option of tenants and leaseholders based on the public consultation responses.
Why have Bell House and Barker House been included within the redevelopment plans for Site 1?
The inclusion of Bell and Barker Houses with the redevelopment of Pedley and Robinson Courts provides the opportunity for the Council to address the issue of 45 obsolete bedsit-type flats for which there is no housing demand. The unpopularity of both Bell and Barker House has resulted in high void numbers and tenancy turnover which has contributed to high management and maintenance costs. By including Bell and Barker House within the redevelopment programme this will bring about further improvement to the local area.
Will there be any local community consultation in respect to the redevelopment of Site 1 in Blurton?
It is anticipated that local consultation will take place in Summer 2023 in respect of the initial design proposals, and will ensure that tenants’ and leaseholders’ views are considered regarding the redevelopment of both sites and help to shape the final scheme design to meet the needs of residents.
If I am already registered to move home, then what happens to me?
If you are already registered to move home then this will not change. Now it has been agreed that your block is to be emptied and redeveloped, the Council will review your application to ensure that you have the correct priority. You will still be entitled to a Home Loss Payment as explained in this document, even if you have already registered to move when the Council confirms redevelopment works are due to start on your block.
Can I still report a repair and will the council still carry out repairs on my home?
Until you have moved out of your flat, there will be no change to how you can report repairs. The council will continue to carry out all essential and required repairs to your home as usual, and carry out all required repairs and maintenance to ensure the tower blocks remain safe for residents, until all residents have been provided with suitable alternative accommodation and moved out of the block.
Will I be able to exercise my Right to Buy?
Now the first site for redevelopment has been identified, the Council will now seek to serve an appropriate Housing Act 1985 notice in respect to Robinson Court, Pedley Court, Bell House and Barker House. This notice will then prevent tenants from being able to exercise their Right to Buy.
Will improvements still be made to my block?
There will be no further planned improvements made to your block, however the Council will continue to carry out all essential and required repairs to your home as usual, and undertake any repairs and maintenance required to ensure the tower blocks remain safe for residents until all residents have been provided with suitable alternative accommodation and the block is fully vacant.
Will I have to move home?
Following local consultation, Cabinet approval will be sought to agree the final design scheme and redevelop the block where you live. If Cabinet approval is given then you will need to move home, however, we will support you by prioritising your needs and maximising the choices you will have to find a new council home. As an alternative to another council home you may wish to consider moving to accommodation provided by one of the city’s many housing associations and we will support you to access these organisations.
What happens if I don’t want to move?
At some point you will have to move to enable the redevelopment of the block to take place. It is therefore really important that the you talk to us about any concerns that you may have, so that we can understand what these are and do all we can to help overcome them if this situation arises.
Will I get a similar type of property?
All tenants will be offered properties that meet their housing need in accordance with the table on page 7. The council will consult with you on your current and future housing needs. The Council will do everything it can to support you in searching for a new home, where this is likely to include considering other existing council homes, which might better meet your requirements.
How long will this take to complete?
The council anticipates that the redevelopment of site 1 could take up to 5 years to complete. However, residents will be updated throughout the redevelopment programme in regard to timescales.
Will I receive any compensation if I have to move home?
All tenants who have to move home because their block is being redeveloped will qualify for a Home Loss Payment which is set by Central Government. At present this is £7,800. The Home Loss payment will be payable once Cabinet approval has been obtained for the final design scheme for Site 1, and approval has been given by Cabinet to start the process of moving residents out of the blocks. Once Cabinet approval has been obtained we will contact you to discuss your housing requirements and advise when the home loss payment is to be paid.
Will I receive any financial and practical assistance with moving home?
All tenants will be able to claim back any reasonable costs associated with having to permanently move home. This is known as a Disturbance Payment. To claim a Disturbance Payment, you will need to submit a written claim which must include written estimates from reputable contractors of the expenses that will be incurred by you having to permanently leave your home. The council will consider any relevant vulnerability needs and, as such, will support you through the process of moving. As part of this assistance, the council, with your consent, may organise arrangements on your behalf. This may include paying for services as listed above directly on your behalf if required.
If new homes are built, what will they be?
As part of the local consultation for each of the development sites, we will work closely with residents to develop detailed plans for new and existing homes to ensure they meet the current and future needs of Stoke-on-Trent residents.
How will I be kept updated on things as they progress?
If you are a tenant you will be able to speak with your designated Housing Officer and other council staff involved in the project. These officers are also available to leaseholders and tenants of leaseholders. There is also a dedicated webpage which will provide you with all the appropriate contact information. This will also allow the you to keep updated with progress: www.stoke.gov.uk/towerblocksconsultation.
As a tenant, if my home is being replaced with new homes, will I be entitled to one of these new homes?
All tenants will be entitled to another council property. We will work with you to identify the property that best suits your needs. If you would like to stay in the existing area and your home is being replaced with new council housing, then you will be prioritised for one of these new homes according to your eligibility. Any opportunity to move into the replacement homes on the tower block sites would need to be considered based on your housing need.
What will happen if I am a leaseholder?
The council will arrange for an independent market valuation of your leasehold property and will purchase your home at the market value. As a Leaseholder you will be entitled to instruct a surveyor to advise you on the valuation. The surveyors fee will be paid by the council on completion of the sale.
As a leaseholder what if I can’t afford to buy another home, will the council rehouse me?
We will support you by assessing your eligibility and prioritising your housing need, maximising the choices you will have to find a new home. This may include the offer of a council tenancy or as an alternative you may wish to consider moving to accommodation provided by one of the city’s many housing associations and we will support you to access these organisations.
As a leaseholder, can I sell my flat back to the council now?
The council will be happy to consider buying your leasehold flat at the appropriate time, and this will be done on a case-by-case basis as the redevelopment programme progresses.
As a leaseholder will the Council be able to support me to remain a homeowner?
The council are currently exploring a number of options to support Leaseholders to remain homeowners.
As a leaseholder if my home is to be demolished, do I need to continue to pay my service charges?
Any service charges will remain payable until a decision has been reached with you in regard to the purchase of your leasehold flat. As a leaseholder you should continue to make the service charge payments because the improvement work has been completed and you enjoy the benefit of the improvement.
As a leaseholder would I receive compensation for the loss of my home?
All leaseholders who have to move home because their block is being redeveloped will qualify for a Home Loss Payment which is set by Government and detailed below
- 10% of the market value of their property, or
- If the 10% of the market value is less than £7,800, then the leaseholder will receive a payment of £7,800
To be eligible you must have occupied the property as your sole or main residence for a period of one year before the date you are required to move out.
What happens if I am a private tenant, will the council rehouse me?
Firstly, you should discuss with your Landlord their intentions and if they are able to support you to secure alternative accommodation. However, should your Landlord be unable to assist then the council will support you to find suitable alternative accommodation. We will support you by assessing your eligibility and prioritising your housing need, maximising the choices you will have in finding a new home. This may include the offer of a council tenancy or as an alternative you may wish to consider moving to accommodation provided by one of the city’s many housing associations and we will support you to access these organisations.
I am a private tenant will I be eligible for a Home loss Payment and Disturbance Costs?
As a private tenant who will be displaced by the redevelopment you may be entitled to a Home Loss Payment and costs associated with having to move home. This will be assessed and determined prior to you having to move home.