Large panel system (LPS) high-rise buildings

Future options for our large panel system high-rise buildings

Following updated national guidance under the Building Safety Act 2022 and Social Housing (Regulation) Act 2023, we carried out detailed structural surveys of the Large Panel System (LPS) blocks.

The 8 LPS buildings are:

• Dudeney Lodge and Nettleton Court in Hollingdean
• Falcon Court, Heron Court, Kestrel Court, Kingfisher Court and Swallow Court in north Whitehawk
• St James's House in Kemp Town

These surveys, conducted by specialist engineers and analysed by the Building Research Establishment (BRE), found that the blocks do not meet the latest safety standards against major incidents like explosions or large fires.

There is no immediate danger to the buildings. Measures such as bans on gas canisters and barbecues have long been in place, and we've acted on the advice of our independent consultants to introduce extra measures to ensure the safety of everyone living there. 

We carried out a detailed review of the future options for the buildings, and a report discussed at the council’s Cabinet on 17 July 2025 recommended that we develop ‘in-principle’ plans to regenerate the sites. 

Strengthening and refurbishing the buildings was also looked at but, as it only guarantees the buildings’ safety for a further 20 years and requires significant investment, it was agreed that it wasn’t a viable or affordable long-term solution for residents or for the council. 

At the council’s Cabinet meeting on Thursday 19 March 2026, councillors agreed to go ahead with redeveloping the 8 large panel system (LPS) buildings, as well as the support package for residents affected by this decision. 

The decision was shaped by a consultation carried out with residents in the blocks and people on the housing register, which took place between October 2025 and January 2026. 

Next steps

The next key stage is to serve ‘initial demolition notices’ on the secure tenants for each building. These notices are a formal way of saying that the council plans to demolish the buildings in the future, which has the effect of suspending any Right to Buy claims and mutual exchanges.  

The timeline for serving the notices is linked to the longer term redevelopment plans and we’ll be starting work on the timing for issuing the notices for each building soon. 

Once confirmed, we’ll write to all secure tenants in the buildings to serve the notices, and will update all residents and leaseholders of the buildings. 

While these notices stay in place for a maximum of 7 years to allow time for redevelopment plans to be finalised, we will be rehousing residents as soon as possible, starting with St James’s House. 

Issuing these notices does not change the current rehousing programme, and it does not mean anyone is required to move now. 

Information for secure tenants

Secure tenants in the buildings will keep their secure tenancies when they move, and we will provide support every step of the way to help residents understand their options. 

At the moment, rent and service charges will continue as normal. Any changes will be communicated well in advance. 

Rehousing

While no-one needs to move immediately, if residents do wish to move now, they can apply for the housing register and will be given a minimum priority B banding and can start bidding for properties. 

Residents can bid on any eligible properties that are advertised but most LPS households need one or 2-bedroom homes, and most of our available homes are flats, not houses. These flats are spread across low-rise, medium-rise, and high-rise blocks.

Residents over 55 who meet the eligibility criteria can also apply for seniors’ housing. 

Following residents’ feedback through the consultation, it has now also been agreed that secure tenants of the buildings will receive: 

• wherever possible a ‘like-for-like’ offer of accommodation in terms of security of the tenancy, and similar rent levels and property size (unless the current property is overcrowded) 
• a priority LPS bidding category on a phased building by building basis, beginning with St James’s House, followed by Nettleton and Dudeney, and then the 5 north Whitehawk buildings 
• flexible timescales for bidding 
• 2 offers of suitable accommodation 

Rehousing is expected to take at least 2 years per block. This gives residents enough time to find a suitable home, ideally in the area they want to live in. 

We are also introducing a dedicated LPS Rehousing Team, set up to help with enquiries about the rehousing process, including the Home Loss and Disturbance Payments, and will work closely with the Homemove team who will continue to support people in making their applications. 

Before rehousing starts, a Rehousing Officer will assess your household’s needs and preferences. This will help us identify suitable homes for you, especially if we need to make a direct offer. 

Residents must make a Homemove application to be able to bid. The form is online at Apply for housing.

Secure tenants who need support to make an application or with bidding can send an email to homemove.lps@brighton-hove.gov.uk 

Home loss payments and statutory disturbance payments

Secure council tenants will be eligible for statutory compensation. This will be either a home loss payment if they have lived at the property as their main or principal home for over 12 months, or a statutory disturbance payment if they have lived at the property less than a year. The rates are set by government and are currently £8,100 for home loss payments and £2,000 for statutory disturbance payments.

In some cases, households may also be entitled to a discretionary disturbance payment to help cover costs associated with moving. This will be looked at on a case-by-case basis.

Any housing related debt such as rent arrears, Council Tax or housing benefit will be deducted from the compensation payment.

The compensation payment can be claimed once we have the vacant property back. Tenants have 3 months in which to apply for the compensation payment.

If you are a secure tenant moving out of an LPS block now and need to make a claim for a Home Loss or Disturbance payment, contact your dedicated rehousing officer or send an email to LPS.Rehousing@brighton-hove.gov.uk

Under the current government legislation, home loss and disturbance payments are not exempt from consideration as capital in relation to Universal credit and other mean-tested benefits. It’s important to check with the relevant benefit advisors or the council’s support teams about your individual circumstances.

Information for leaseholders

There is an enhanced offer for leaseholds in the 8 LPS buildings in place and differs for those who are resident (been living at the property for at least 12 months) or non-resident. 

For more information, contact the Home Purchase Team. 

Resident leaseholders support

At application:

• cost of independent RICS valuation up to £500
• surveyor negotiation fee – to appoint a valuer to negotiate the sale of the property to the council if there is a disagreement on valuation. Up to £1,000 plus VAT

At completion of sale of your council leasehold property:

• purchase of your property based on independent Open Market Valuation plus 10% uplift
• repayment of Right to Buy discount waived
• reasonable removal costs up to £1,500
• reasonable legal fees for the completion of the sale up to £2,500
• mortgage redemption fees (if required) up to a £10,000
• costs of disconnection and reconnection for services and appliances
• cost of post redirection (for 3 months)
• cost of the provision of replacement white goods (applies to cooker, fridge, washing machine and dishwasher) if existing items cannot be utilised up to £1,500
• costs of special adaptations previously assessed as required to the replacement home

At completion of sale of your onward purchase:

• independent survey/valuation fee for new property being purchased. Up to £500 plus VAT
• reasonable onward purchase legal fees up to £2,000
• Stamp Duty payments for onward purchase of a property of a similar value

Non-resident leaseholder support

At application:

• cost of independent RICS valuation up to £500
• surveyor negotiation fee – to appoint a valuer to negotiate the sale of the property to the council if there is a disagreement on valuation. Up to £1,000 plus VAT

At completion of sale of your council leasehold property:

• purchase of your property based on independent Open Market Valuation plus 7.5% uplift
• repayment of Right to Buy discount waived
• for investor landlords payment of specialist financial advice on capital gains tax (if required) up to £1,000
• reasonable legal fees for the completion of the sale up to £2,000

At completion of sale of your onward purchase:

• independent survey/valuation fee for new property being purchased. Up to £500 plus VAT
• reasonable onward purchase legal fees up to £2,500
• Stamp Duty payments for onward purchase of a property of a similar value

Information for temporary accommodation and Seaside Homes residents

If you are a temporary accommodation or a Seaside Homes resident of one of the blocks, we will work with you to find suitable alternative accommodation. This may be another temporary home or, depending on your circumstances and housing status, a more settled option. We’ll do our best to take your preferences into account. As stated above, no-one needs to move immediately.

You’ll be given as much notice as possible, in line with your tenancy agreement.

If you’re offered a new home and choose to refuse it, the Temporary Accommodation team will discuss your concerns. However, refusing a suitable offer may affect your place on the housing register or access to temporary accommodation.

You can contact the Temporary Accommodation team for tenancy, rent and moving support by emailing the Temporary Accommodation Team.

You can also contact them to make a complaint or appeal a decision.

We can provide translated documents and interpreters. Tell your housing officer what your language preferences are.

We're encouraging all temporary accommodation and Seaside Homes residents to take part in consultation events and drop-ins.

Statutory Home Loss or Disturbance payments

Residents in temporary accommodation or Seaside Homes don’t qualify for statutory Home Loss or Disturbance payments, but you may be able to get discretionary support for things like removals, storage, or reconnecting appliances.