Pocket Living breaks ground on its flats at The Heights

Five people in hi-viz, we only know who three of them are
New Greenwich Council leader Anthony Okereke, centre, with regeneration cabinet member Aidan Smith, left, Jo van den Broek in the digger and Pocket executives

The developer Pocket Living has broken ground on its new blocks at The Heights, where 48 new flats are now being built on part of an old council car park.

New Greenwich Council leader Anthony Okereke helped launch the development alongside newly-elected Charlton Village councillor Jo van den Broek and Aidan Smith, the new cabinet member for regeneration.

Pocket, which has funding from City Hall, plans to sell them all the flats for 80 per cent of market value to people earning under £71,000 within the borough of Greenwich – meaning they tick the official definition of “affordable”, if not the dictionary definition. The company says it has 650 people who live or work in the borough who are interested in buying, and has previously said that a typical buyer would be earning about £40,000.

When Greenwich Council first revealed its plans to sell land on its housing estates to Pocket in 2018, it caused an outcry within the local Labour party, with a quarter of the party’s councillors at the time attending a protest meeting at Charlton House.

The Heights development
The blocks will sit opposite existing houses on The Heights

However, while plans to build houses on estates on Lewisham Road and Kidbrooke Park Road were scrapped, the plans for The Heights stayed in place and were passed at a planning meeting early last year. The only objector to speak was Van den Broek’s predecessor as Labour councillor, Gary Parker.

Okereke said: “Our borough is growing fast and we need homes that suit everyone, so schemes like these will be important as we tackle the housing crisis. We know demand is high for homes in Greenwich and we’re doing everything we can to deliver housing for all, and projects like this will help first time buyers get on the ladder and keep local people living, working and enjoying our fantastic borough.”

Nick Cuffe, the chief operating officer of Pocket Living, said: “Our latest research, which polled over 1,000 Londoners aged between 25 and 45 years old, found that the biggest obstacle to non-home owners is ‘house prices being too high’ at 51 per cent, while 30 per cent claim they can’t afford a mortgage and 27 per cent are struggling to raise a deposit.

“As the cost of living continues to rise it is vital that we deliver innovative housing solutions to unlock homeownership for the next generation. As such, we are proud to be delivering new homes in Greenwich and working with a council who shares our ambitions to get more Londoners on the housing ladder.”

The development is scheduled for completion at the end of next year. It is Pocket’s first in the borough of Greenwich and follows two schemes in the borough of Lewisham; at Marischal Road, off Lee High Road, and at Arklow Road in New Cross.


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Pocket Living ‘micro-flats’ for The Heights passed by Greenwich Council

The Heights development
The blocks would sit behind two-storey homes on The Heights

Plans for 48 “micro flats” on a council car park on The Heights were approved by Greenwich councillors last night, two-and-a-half years after the proposal to sell the land to a private developer caused a political storm.

Developer Pocket Living plans to build 45 one-bedroom flats and 3 two-bedroom flats on the contaminated plot overlooking The Valley. It plans to sell them all for 80 per cent of market value to people earning under £71,000 within the borough of Greenwich – meaning they tick the official definition of “affordable”, if not the dictionary definition.

The company specialises in building small flats on awkward sites, with one-bedroom flats typically little bigger than a studio. It has been funded by City Hall under both the Johnson and Khan mayoralties, and has former Greenwich & Woolwich MP Nick Raynsford on its board.

When Greenwich first outlined proposals to sell land on its housing estates to Pocket, it caused an outcry within the local Labour party, with 12 out of the party’s 41 councillors in post at the time attending a protest meeting at Charlton House.

Plans to offload sites off Lewisham Road and Kidbrooke Park Road were later scrapped, but the council pursued proposals to sell the land at The Heights after just two local residents attended a consultation meeting in 2019.

Two linked blocks of four and five storeys will be built, with two car parking spaces for disabled residents – 21 spaces for existing residents will be retained and relocated, with Pocket’s homebuyers banned from buying residents’ permits. A viability assessment supplied with the planning application suggests a one-bedroom flat could sell for £260,000 with the discount applied.

The Heights
The whole site is used as a car park at present

A decision on the scheme had been due to be taken in December, but councillors voted to visit the site. The lockdown meant they had to watch a video tour instead.

Only four objections were received – including from the Charlton Society and the nearby Charlton Central Residents’ Association – but 18 supporters got in touch to back the plan; 14 of those had contacted the council in the wake of the original meeting being announced.

Possibly reflecting the internal Labour tensions around the scheme, Greenwich Council leader Danny Thorpe spoke in support of the application. “This site is one I and the council have been involved in for a number of years,” he said. “This piece of land is not one that was suitable for the council to deliver [as housing],” he said. “We were new to council house-building, we simply didn’t have the skills and experience to deal with a highly contaminated piece of land.”

Referring to those who already live on the low-rise Heights estate, he said: “When you’re looking out on a gated-off hill that has ‘hazardous – beware’ signs on, any improvement has got to be better than none.” He promised the public realm in The Heights would be “substantially improved” with funding from the sale. The estate has recently undergone a refurbishment with upgraded pathways, suggesting it would be the entrance to the Pocket site that is in line for improvements.

“It’s not often that you get to decide on a scheme that more residents support than oppose, but that is a fact,” he said. “There are 235 of our younger Greenwich residents who are registered for the chance to buy a Pocket home, which is indicative of the substantial interest that we know there will be.”

Thorpe said he had visited a similar Pocket scheme in Lewisham and all the residents had previously lived in the borough. “There were teachers, public sector workers, firemen, that shows the kind of offer Pocket can make to younger residents who are desperate to stuck in their own home, who are likely to be stuck in an HMO, and the discount means they can take that first step into home ownership.”

Pocket Living render
The flats would overlook The Valley

Conservative councillor Spencer Drury also spoke in support, telling the committee that Greenwich’s housing cabinet member, Anthony Okereke, had suggested he visit a Pocket development at Sail Street in Kennington. “What a high-quality build we would be seeing – the communal spaces are genuinely well-designed and form a good basis for a community. This is a really useful, valuable addition to the affordable homes in the borough,” he said.

The only objector to speak was local councillor Gary Parker. He told the committee: “This site has been unused since the Second World War, even in the heyday of council house building this wasn’t built on. What information has Pocket got that previous generations of [council] officers didn’t?”

Parker also raised questions about the developers’ consultation, citing The Charlton Champion’s report that residents’ groups in Greenwich appeared to have been contacted rather than ones in Charlton.

Pocket’s chief development officer, Nick Williams, described the company’s work as a “public-private partnership”, and said a typical Pocket buyer would be earning about £40,000.

“Many of our residents come from private rented HMOs – moving into a single person’s flat makes a big difference to their life chances,” he said.

Valley Grove estate
The flats will sit above an old chalk pit that now contains Charlton Athletic’s ground and the Valley Grove estate

Williams said the homes would be affordable for 42,000 households in Greenwich borough, including 10,000 key workers; he cited a hospital doctor who had moved 11 times in 10 years before moving into a Pocket home in Walthamstow. “Typically people live for five, six, seven years in a Pocket property,” he said. “Some people from our first scheme in 2008 are first there 13 years later.”

He added that 700 residents as well as groups and amenity societies had been contacted by Pocket about its plans.

Councillors were also told by an engineer working for Pocket that the technology to deal with the contaminated land had improved since the Heights estate was developed, and that controlled modulus columns would be used to stabilise the land, on the edge of a former chalk pit.

All nine councillors voted for the scheme, but two said they were doing so reluctantly – Kidbrooke with Hornfair councillor Norman Adams raised concerns about the contamination, while Abbey Wood councillor Clive Mardner said that homes available to people earning £71,000 were “not helping to resolve our housing crisis in Greenwich, because local people are not going to be able to afford that”.

Charlton councillor Linda Perks backed the scheme, saying while there had been worries about the proposal at first, “I feel that the concerns that have been answered. I can’t speak completely for the community but a lot of people will have been reassured by the effort that has been put in.”

Fellow Labour councillors Denise Hyland, Stephen Brain, Ian Hawking and Mehboob Khan joined her in supporting the scheme, along with Conservatives Nigel Fletcher and Geoff Brighty.


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Controversial ‘compact flats’ plan for The Heights recommended for approval

Pocket Living render
The flats would overlook The Valley

Update: A decision on this was postponed so councillors could visit the site.

Controversial plans for 48 “pocket homes” on The Heights will go before Greenwich councillors next week – with planning officers recommending they allow the development on an estate car park.

Developer Pocket Living plans to build 45 one-bedroom flats and 3 two-bedroom flats on the contaminated plot overlooking The Valley. It plans to sell them all for 80 per cent of market value to people earning under £71,000 within the borough of Greenwich – meaning they tick the official definition of “affordable”, if not the dictionary definition.

The company specialises in “compact flats” – its one-bedroom flats are little bigger than a studio flat. After six months, Pocket will be allowed to market them across London at limits set by City Hall, which has been giving funding to the company under both the Johnson and Khan mayoralties. Former Greenwich & Woolwich MP Nick Raynsford is among its directors.

As well as the funding it has received from City Hall over the years, Pocket is asking to be excused from paying the Community Infrastructure Levy – a charge on property developers which is reinvested in local facilities.

Two linked blocks of four and five storeys are planned for the site, with two car parking spaces for residents – 21 spaces for existing residents will be retained and relocated. The blocks will be next to the two-storey homes of The Heights estate.

The Heights
The whole site is used as a car park at present

Greenwich Council initially planned to sell land at three sites to Pocket, but plans to build off Lewisham Road and Kidbrooke Park Road were dropped after a revolt among Labour councillors. Of 41 Labour councillors in post at the time, 12 attended a protest meeting at Charlton House. More recently, the council planned to sell green space on Tunnel Avenue, east Greenwich, to the company.

However, despite the controversy surrounding the Heights development, only three objections were received by the council. Four people wrote in favour.

Documents submitted as part of the planning application indicate that no community groups in Charlton were consulted by Pocket, who instead contacted the East Greenwich Residents Association and Greenwich Society, which do not cover the area.

The Charlton Society has lambasted the scheme. It said: “The proposal would harm and block views across London. The land stability issues are unresolved and the ground is unstable.

“The massing does not respect the local context. Worse, in our view: it actively insults it. The proposal is best regarded as a case of over-development, given its context.”
It added that the land should be used for green space instead.

The Heights development
The blocks would sit behind two-storey homes on The Heights

Transport for London has objected to the scheme, saying there are too many car parking spaces as the existing facilities are underused.

However, Greenwich’s planning officers say they are happy with the decontamination plans and the stability of the site. Officers quote a report from Pocket which says: “The homes will meet an affordability gap by providing options for those who would not be able to afford a Shared Ownership / Private Sale home.

“It is noted that based on previous schemes, Pocket Living have detailed that typical purchasers are likely to be 50% key workers, 69% earning less than £46,000 and had rented within the private sector for 8 years prior to buying.”

The officers add: “The design quality of the proposal is of an appropriate standard that works well with the existing building as well as the wider character, form and scale of the surrounding area and the visual amenity of the street scene.

“The impacts of the proposed development upon the amenity of neighbouring occupants have been assessed and have been found to be acceptable.

“Overall, the proposal is considered to be an acceptable redevelopment of an underutilised site.”

Councillors will discuss the development at the planning board meeting next Tuesday.


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