Who are Linkcity?

Linkcity is the UK property development arm for global firm Bouygues Construction. Linkcity has a strong track record of delivering award-winning homes across London and the south of England. Their developments are centred on people, building strong links between residents and the community.

What is included within the proposed development?

Around 350 new homes.

A minimum of 50% affordable homes will be provided. This will include London Living Rent accommodation. The remainder of the affordable homes will be discount market rent.

We plan to maximise the number of family homes and this is something the team are looking at in more detail.

What are the public benefits?

Key benefits for the community:

• Affordable homes – a minimum of 50%
• New public park along the Silkstream
• Community facilities
• Pedestrian and cycle links through the site
• Retention of existing and planting of new trees

How tall are your proposals?

The proposal has been developed to respect its surrounding context while responding to the local need for housing and making the most of its transport connections. The tallest element of the development will be 11 storeys plus ground, with the remainder of the site ranging in height from 6 to 8.

It is important to note the site is 5/6 metres lower than Watling Avenue.

What is the total area of the main site?

1.7 hectares/17,000 sqm

What will happen to the library?

Burnt Oak will continue to have library provision within the town centre – we know how important the library is.

It could be relocated to the builder’s merchants site.

How will you prevent anti-social behaviour?

The proposals have been developed through a ‘Secure by Design’ process to ensure a safe and secure design is achieved, to prevent crime and anti-social behaviour.

There will be natural surveillance along the road and new park.

Active frontages, secure entrances and quality lighting will ensure the development and its public spaces are well-used and well-lit to improve community safety.

We are keen to hear from local residents about how best to address this important issue.

How much car parking will be provided?

The site is located next to an Underground station and close to local amenities. We will provide car parking in line with the Council’s policy and the exact number is to be confirmed.

There will be dedicated disabled parking for the future residents. The rest of the car parking spaces will be open for public use during day time hours. The parking area will be closed overnight.

What improvements will you make to local services?

Any development works in the area are required to make a significant financial contribution to Section 106 payments and a Community Infrastructure Levy (CIL).

These payments are designed to offset any impact on the local area, through financial contributions to infrastructure improvements. These will be agreed with and paid to the Council, who will decide how this money is spent.

What’s your approach to sustainability?

All new buildings will be energy efficient to ensure they are sustainable now and in the future. The development will be net zero through the use of air source heat pumps, a fabric first approach and PVs.

We are providing a new public park, improving biodiversity, retaining existing trees and planting new ones. The Silkstream will be enhanced.

EV charging points will be provided.

When are you submitting a planning application?

We aim to submit a planning application towards the end of 2023. It will be important to review feedback following public consultation.

When do you plan to start construction? How long will construction take?

It’s too early to provide a timeline, we would hope to start within the next 18 months, subject to gaining planning approval.

How will you minimise disruption during construction to neighbours?

Any planning approval will be accompanied with controls to minimise disruption to local residents and business such as working hours and site deliveries.

A Construction and Traffic Management Plan (CMP) will be drafted and consulted on with the local community before works start on-site.

The CMP aims to mitigate against any disturbance and nuisance caused by construction to neighbours of the site, setting out hours of construction etc.

Questions raised so far during consultation

Apart from the library, what community facilities are planned?

This has not yet been fixed. To date, a nursery, community gym or similar has been discussed.

If the library is moved to the car park, what will replace the current library site?

This is yet to be explored in detail but could deliver commercial or retail on the ground floor with homes above.

What services would be provided in a new library?

All current library services in Burnt Oak would be retained.

How high in metres would each of the buildings be?

Building heights are yet to be confirmed in detail, the exact heights will form part of the planning submission documentation.

The approximate height of the 6 storey building would be 21 metres, the approximate height of the 8 storey building would be 27.5 metres and the approximate height of the tallest building would be 40 metres.

Are the homes single storey flats?

Yes, all the proposed homes are single storey flats. Over half would be dual aspect and none would be single north facing flats.

In addition to balconies, would any of the homes have their own gardens?

Some of the proposed homes could have terraces into the podium and individual roof terraces. There is also a shared amenity space and the park area.

Which specific buildings are based on Garden City principles – just the lower rise ones or all of the buildings?

The scheme overall is based on high quality buildings, enhancing the natural environment and providing affordable homes.

What is the minimum number of 1, 2 and 3 (or more) bedroom homes across the whole development?

At this stage we would estimate a split, across both private and affordable, of:

c. 30% 1 bed (some of which could be studios, c. 5%)

c. 50% 2 bed

c. 20% 3 bed

Overall there is a good mix of all unit sizes across market and affordable. It’s likely the market properties would likely have a higher number of smaller homes, with a higher number of larger, family homes in the affordable proportion.

What is the maximum number of people that a fully rented development will attract?

Based on the approximate unit mix above and using the principle that the 3 beds would be family homes for 4 people, 2 beds would be 3 person, 1 beds, 2 person and studios, 1 person, the figure would be in the region of 980.

What is the total area of the proposed development?

Approx. 30,000 sqm, gross internal area. The two smaller blocks would be approximately 4,000 sqm each and the two taller blocks approximately 11 – 12,000 sqm each.

Tell me more about the affordable housing. Where would the affordable housing be?

There won’t be any visible difference between market and affordable blocks. The taller blocks would likely be split between market and affordable homes, the smaller blocks would likely be one tenure each.

How many storeys is a podium equivalent to?

1 storey

Does the count of the number of storeys (6, 8, 11) include the podium(s)?

No

GET IN TOUCH

Have you got a question that we haven’t answered here? Please get in touch:

E: consultation@iceniprojects.com

T: 07799 369 967