Proposals

Are these really proposals - are the designs already finalised and will go ahead no matter what residents say?

No – nothing is finalised. We’re very much at the proposal stage. It’s really important to us, at Raven, that we hear from you, the people living in Preston, that’s why we’ve been asking for your input over the last 12 – 18 months. The feedback we’ve already received from you has helped shape these emerging proposals, and we’ll continue to consult with you as we develop our plans.

We will listen to what you tell us, and we’ll make changes where we can. Where we can’t make the changes being requested, we’ll talk to you about why that is.

Our plans aren’t finalised so please do keep engaging with us.

Before we submit any applications for planning, we’ll hold more engagement events so you can talk to us in more detail about the plans. And you’ll have a further opportunity to comment on the plans, as the Council will consult locally as part of the planning process.

Is Raven using this as a “land grab”, trying to accumulate land and profit?

No, absolutely not. Raven Housing Trust is a registered housing association and a charity, any surplus money that is made is reinvested in our core business, to provide affordable homes that people need.

The areas that have been identified for redevelopment have been selected as part of a carefully considered strategy to improve housing quality and sustainability and help ensure we can provide affordable housing in the future. Our decisions are guided by long-term benefits for residents in the area.

Some properties are in good condition, so why are you rebuilding and not refurbishing or retrofitting?

The homes for redevelopment have been identified following a thorough review. We considered energy performance, maintenance issues and compliance with upcoming regulatory requirements. Whilst we understand those living in these properties might not feel like this is the case; these homes do need significant investment to ensure we can continue to provide good quality affordable housing in these locations into the future.

Refurbishing these homes to enable them to meet future standards isn’t possible for a number of reasons, including how they were built, their layout and design.

Housing 

Are you planning to build thousands of extra homes here?  

No – we are not proposing to build thousands of extra homes.

Our guiding principle is to ensure there is no loss of affordable homes. Where we can, and where it would bring additional benefits to the community, we will look to introduce some additional homes. To put this into context, the proposal is to demolish 144 homes, and we are looking to replace them with, in the region of, 200 homes.

It’s important for us to stress that nothing is finalised, these numbers are not confirmed, but we want to be transparent and reassure you that we are not planning to build thousands of additional homes in the area. We’ll continue to work with Reigate and Banstead Borough Council’s planning team and engage with the local community.

Are you planning on building high rise towers that will overlook existing homes and gardens?

No – we will not be building high rise tower blocks in Preston. All the new builds will be in keeping with current surrounding area.

Any potential overlooking will be carefully looked at and discussed with the community. It would form part of the planning application process and be subject to planning permission.

Will homes be replaced like-for-like, e.g. 1-bed flats replaced with 1-bed flats?

There will be a range of home sizes and types, we’ll be working closely with Reigate and Banstead Borough Council to ensure the new homes reflect local housing needs and help reduce the housing waiting list. Current evidence shows a particular need for more family homes. Although at this proposal stage, it’s too early to know the exact mix, new homes are likely to include a mix of 1, 2 and 3 bedroom flats and 3 and 4 bedroom houses. 

The existing one-bed flats are large - will the new ones be smaller?

The existing buildings have a mix of overall sizes and room layouts. The new homes will be built to modern space standards, ensuring every room is a comfortable, practical size for everyday living, this will be in line with national design guidance and government space standards.

Will all the new homes be affordable?

Our guiding principle is to ensure there is no loss of affordable homes. Our proposal is to build a mix of new homes, including a combination of affordable rent, social rent and shared ownership.

What’s happening with the garages – will they be knocked down?

There are some garages that are within the site boundaries, such as the garages at Merland Green, Southwark & Merton and Merland Rise. As part of our plans we are looking to redevelop these.

Parking

Will the new homes have parking?

Yes - each new home will have a minimum of one parking space.

Will the shops at Merland Green have parking?

It’s too early in the process to be able to answer this question. We’re still looking at the options that would create the best shopping and retail space for the community.

Are there plans to put in EV charge points in the newly developed areas?

Yes – it’s now a requirement for new developments to include electric vehicle (EV) charging points, so these will be built into the designs.

Rehousing and Timeline

Where will current residents go when their homes are demolished?

The proposal is to build in phases, this means that for most people, their new home will be built before their existing home is demolished. We want to keep the community together and for people to only have to move once, if at all possible.

The exception to this is Merland Green, as this is planned to be redeveloped first.

When will residents at Merland Green move, as this is the first area to be redeveloped?

Although our proposal is to begin with Merland Green, it’s important to remember that works won’t begin for around 2 – 3 years . We’re already speaking to all residents at Merland Green to talk through their individual options and make sure they get all the support they need from our Raven teams.

Shops and Local Amenities

Are the shops at Marbles Way being demolished?

As part of our proposals we’re exploring rebuilding the shops. As it’s early in the process we’re still looking at the options that would create the best shopping and retail space for the community and we want to make sure local shops remain open in the Preston area throughout the development process. Our teams are talking to the individual shop owners to discuss their options with them.

Why are more community facilities needed?

We’re listening to all the feedback we’ve received from residents over the last 18 months. As you’d expect, we’ve had different views from different people, but many people have commented on wanting more communal and accessible space. We’re really keen to work with the community to look at ways we can help to enhance access to outdoor areas, and consider opportunities to provide additional space for community events and activities, if we can.

Environment and Green Space

Will you build on the woodland area?

No - the new homes we’re proposing will be built on Raven Housing Trust land.

We will be looking to make improvements to the surrounding landscape at Pitwood Green and Burgh Heath, such as better lighting, seating, and walk-and-play areas.

Will green space or trees be lost?

No significant trees or green spaces will be lost. Some areas of low-level grass, which have a low ecological value, may be affected. A robust ecology strategy is being developed to protect local plants and wildlife throughout the redevelopment.

What is Raven doing to conserve, support and encourage nature in the Preston area?

Improvements to the landscape form an important part of our proposals. We want every resident to have access to green space and a connection with nature.

We'll be working with ecology consultants to ensure our plans deliver a Biodiversity Net Gain. This includes more native planting, bee-friendly species and a sustainable approach to landscaping. Drainage systems will also be designed to support wildlife while managing surface water effectively.

Will Swift or bat bricks and nest boxes be installed in the new buildings?

We are very supportive of measures that help protect and encourage local wildlife. We’ve previously worked with the Swift Protection Association in Banstead and have installed exterior nest boxes and Swift bricks on other Raven homes. We’ll certainly look to do the same in Preston, and will also explore bat bricks, bat plates or similar features where appropriate. These are now a common feature in new build design and form part of our wider commitment to supporting biodiversity across our developments.

Anti-Social Behaviour and Management

How will you prevent anti-social behaviour in the new areas, especially around the proposed shops?

We’re designing outdoor spaces to feel safer and more welcoming, with improvements such as better lighting, clearer signage, and safer walking routes. We also want to work closely with the community and the council to help create more positive activities for young people, which can help reduce anti-social behaviour.

Other

Because you’re planning to redevelop – does this mean you’ll take less care of the area in the meantime?

No – we will continue to maintain all our Raven homes, whether or not they are included in the redevelopment proposals. We’ll continue to fix repairs when you report them, carry out our usual stock condition surveys (where we visit your Raven home every five years, to check what work needs carrying out), and we’ll also continue to maintain the open and shared spaces we own. We’re aware of existing issues such as anti-social behaviour, fly-tipping, and dog fouling, and we’ll continue to tackle these.

Is Shelvers Way part of this development?

No - Raven is not involved in the on-going planning applications or works at Shelvers Way.

Are there any images to show the proposed new buildings?

Not yet, it’s still early days and we don’t have detailed designs to share yet. We hope to reach this stage early in the new year, and to have computer-generated images (CGIs), so we can show you what the new homes and spaces could look like.

Details of our next engagement events - including dates, times and locations – will be shared closer to the time. We’ll update information about these events, here on this project website, and through our mailing list.

If you’re introducing additional homes in the area, what are you doing to support the infrastructure?

The new homes in Preston will be delivered in phases across eight to 10 years. Our aim is to increase the number of homes from 144 to approximately 200, but as we’ve said above, these numbers have not yet been agreed – our commitment is ensure there is no reduction to affordable housing.

We’re working closely with Reigate and Banstead Borough Council and Surrey County Council on the proposals. Part of the planning process requires developers and housing associations to contribute to a fund that the local authorities can use to direct resources where they’re needed most in the area, for example NHS, schools and transport improvements.

Will the imminent local council reorganisation affect the planning application and timescale?

We’re working on the assumption that it will not. There remains strong political support, particularly from Labour, to continue delivering affordable housing, and it’s not expected that any local government restructure would impact that priority.

As the process develops, we’ll continue our regular conversations with Reigate and Banstead Borough Council and Surrey County Council. If it looks like there may be any significant impact on the planning application or timescales, we’ll keep residents and stakeholders informed.

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