Transit rent, monthly and in advance
Paid on the first, for the full period, whatever happens to our programme. A delay on our side is not a member's problem.
03 / Redevelopment
Consent to conveyance, without the block going quiet.
Ageing colonies, society buildings and institutional estates taken through approvals, transit, demolition and rebuild. Transit rent on the first of the month, and the rehab block finished before the sale block starts selling.
What we take on
Land that already has people living on it.
Redevelopment is a construction job wrapped in a trust problem. The building part we have done many times. The part that decides whether it finishes is whether sixty families believe you will still be there in the fourth year.
- AHousing society redevelopment
Old society buildings rebuilt for existing members, with the additional area funded by the sale component.
- BColony and estate redevelopment
Institutional and departmental housing estates rebuilt in phases so that occupants move once rather than twice.
- CBrownfield and industrial land
Disused industrial plots cleared, remediated where needed, and rebuilt for a permitted use.
- DContractor to a developer
Where the development rights sit with somebody else and they need the rehab block built to programme.
The sequence
Six stages, and nobody moves out until stage four.
The order matters more than the speed. Most stalled redevelopments moved people out before the approvals were safe, and then everybody waited in a rented flat while a file sat somewhere.
01
Feasibility and survey
Title, plot area, permitted development, structural condition of what stands, and an honest first view of what the members can actually be offered.
02
Offer and consent
The offer put to the general body in writing, in plain language, with the area statement and the corpus set out. Consent taken the way the local rules require it.
03
Agreement and approvals
Development agreement registered, individual agreements signed, then the approval run through the local authority. This is the stage that takes the longest and the one worth taking slowly.
04
Transit and demolition
Transit accommodation or rent arranged and the first payment made before a single family moves. Then demolition and debris clearance.
05
Rehab first
The rehab block is built and handed over before the sale block is offered to the market. It is slower for us and it is the only version members should accept.
06
Possession and conveyance
Occupation certificate, possession to members, corpus paid, defect liability run, and the conveyance completed rather than left open.
The same land, twice
What changes, and what is not allowed to.
Plot lines, access and the members' rights stay exactly where they were. Everything above ground is on the table.
What stands today
- Load bearing or early frame structures at the end of their service life
- Water ingress, spalling cover, corroded reinforcement
- Parking on the access road, no fire tender path
- Lifts and services added over decades, none of them together
- Carpet areas fixed by a plan drawn in another era
What replaces it
- Designed frame, current seismic and fire code
- Larger carpet area for every existing member, in writing
- Parking off the access road, fire tender path kept clear
- Services designed once, with room to maintain them
- Open ground where blocks came down, rather than another wing
What members get in writing
Four promises, all of them enforceable.
Bank guarantee to the society
Issued before demolition and held until possession, so the security is not our balance sheet.
Corpus, agreed at the start
The amount and the payment date go into the agreement rather than into a conversation.
A dated programme with consequences
Completion date in the agreement, with the penalty for overrun written in the same clause.
Sub-tenders
Finishing trades and services, bid as separate packages.
Piling, formwork, plumbing, electrical, lifts, joinery and facade work go out on their own. We are open to separate bids from people who want to be part of our tender.
Next step
Send the plot details and we will put an offer in writing.
Plot area, the building that stands on it today and the number of members. We come back with an area statement, a corpus figure, a transit arrangement and a dated programme, as an offer rather than an opinion.