A result for Carpenters Estate residents

“There will be seven distinctive public spaces which form a coherent network, with a multi-generational neighbourhood park at the heart – a place to play, socialise and relax. Working closely with the estate’s young people and the wider community means we’ve arrived at a genuinely co-designed masterplan.”
Benjamin Walker, Director, LDA Design

Carpenters Estate, London’s largest and most ambitious estate regeneration and restoration, has been unanimously approved by the London Legacy Development Corporation.

The plans were brought forward by Newham Council’s wholly owned development company Populo Living, with a multi-disciplinary project team led by Tibbalds for the Tibbalds CampbellReith JV. The masterplan was developed by Metropolitan Workshop, Proctor & Matthews and LDA Design. make:good led on engagement. The team also included environmental consultancy XCO2 and Mott MacDonald.

The outline application provides for up to 2,022 high-quality, sustainable homes based on a resident-led masterplan that secured high levels of turnout at ballot, with 73% of residents voting in favour. Fifty percent of the homes are for social rent.

The masterplan has been shaped by community feedback and streets and spaces are prioritised. At its centre is a new neighbourhood park, with lower rise apartment buildings, houses and maisonettes served by intimate mews streets and communal courtyards radiating out, allowing as much light as possible.

Taller mixed-use buildings, with commercial and community uses on the ground floors and apartments are positioned on the outer edges, along major arterial routes and close to the trainline, contributing to overall viability and deliverability.

Aerial view of a transformed Carpenters Estate credit Proctor and Matthews and Metropolitan Workshop

Two of the original tower blocks, James Riley Point and Lund Point, are being retained and retrofitted for housing to high standards of sustainability. A hundred and thirty six homes within the scheme at James Riley Point has previously received approval in 2022, with work starting in 2024.

A range of meanwhile uses is also planned for economic and social benefit as the development process moves forward.

Over £1 billion will be invested in restoring the estate and creating new homes through phased plans over the next 15-20 years. The masterplan also includes new buildings for the Building Crafts College and improved access into Stratford Station and the Olympic Park. New spaces along the northern edge of the site adjacent to the railway line will deliver a range of workspace, training and commercial opportunities.

Newham is taking the bold step to deliver its own regeneration directly using its own developer, Populo Living, because of the dire shortage of safe, affordable, warm and low-carbon places to live. Deborah Heenan, CEO of Populo Living points out this means that half the homes can be delivered at a genuinely affordable rent for those on very low incomes and the rest managed for residents on middle incomes. “Keeping the estate in Newham’s ownership means that we can deliver at pace and deliver the best for our residents, who are in effect our shareholders in over £1bn of investment.”

Benjamin Walker, a director at LDA Design and London studio lead, says that commitment to the quality of the shared spaces has been paramount. “There will be seven distinctive public spaces which form a coherent network, with a multi-generational neighbourhood park at the heart – a place to play, socialise and relax. Working closely with the estate’s young people and the wider community means we’ve arrived at a genuinely co-designed masterplan. Improved connections to Queen Elizabeth Olympic Park will enable residents to benefit more from this incredible public asset that’s on the doorstep.”

Lead image: 
Carpenters Square credit Proctor and Matthews & Metropolitan Workshop

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