£1 billion Carpenters Estate masterplan approved to kick start delivery of over 2,000 homes

Posted 28 February 2024

The Carpenters Estate aerial image, credit Proctor And Matthews, Metropolitan Workshop. Ambitious masterplan proposals for the Carpenters Estate were unanimously approved last night (27 February) by the Planning Decisions Committee of the London Legacy Development Corporation (LLDC), and signals the next chapter in one of London’s most exciting largest estate regeneration schemes co-designed with local residents.

Following planning consent Newham Council will deliver 2,022 high-quality homes through its wholly-owned housing company Populo Living; and the masterplan confirms that 50% will be genuinely affordable homes.

As part of the Council’s Just Transition Action Plan in response to the climate emergency, over 300 existing homes (44 percent) on the estate will be retrofitted to the highest standard as Stratford becomes Newham’s first ‘Green Zone’ neighbourhood. The masterplan includes over 10,000 sqm of commercial space and local amenities for cafes, restaurants, shops, and ‘makerspace’ workshop spaces to widen opportunities and create jobs. It will also create better connections for the Carpenters Estate with a clear route to the new step-free access entrance at Stratford Station opening soon.

Gibbins Road

Neighbourhood Green

Carpenters Square

Station Quarter

Mayor of Newham, Rokhsana Fiaz OBE said: “Securing the restoration of the Carpenters Estate was my promise to residents when we secured an overwhelming 73% positive vote back in 2021. I’m really chuffed that we’ve been given the green light to get started on building desperately needed homes and restore Carpenters Estate into a vibrant neighbourhood with homes our people can afford. We’ll be looking at kick-starting the refurbishment of James Riley Point first, to deliver 132 social rent homes for our residents, along with a state-of-the-art community and sports centre for locals to enjoy.”

CEO of Populo Living, Deborah Heenan, added: “In Newham like the rest of the country there is a dire need for somewhere safe, affordable, warm, and low carbon place to call home. In order to get that in a very constrained economy, Newham took the bold step to deliver its own regeneration directly using its own developer, Populo.

This means that we can deliver half the homes at genuinely affordable rent for those on very low incomes and manage the rest for residents on middle incomes, all coming together to a thriving refreshed community for Londoners of all ages and stages of life. Most importantly, keeping the estate firmly 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.”

Since the ‘Yes’ vote was secured, progress has been made in advancing the priorities of residents and fostering community wealth building on the Estate.

The Dovetail, the community hub established in the heart of the Estate, has played a pivotal role in delivering key community outcomes whilst the co-designed masterplan was being developed. Moreover, residents have been engaged in facilitating meaningful community activities, fostering confidence and skills through a for-residents-by-residents approach. Additionally, over 1,000 hours of community contact time has connected residents with essential Council services. This is in addition to a comprehensive community activity program that has offered locals opportunities to participate in sports, health, wellness, and cultural initiatives.

Populo has implemented a ‘Meanwhile Use’ strategy to ensure that residents can benefit from development sites across the Estate whilst they await construction. This strategic approach aims to enhance amenity spaces throughout the Estate and facilitate the implementation of the co-designed Masterplan. So far, the Estate has also undergone a visible transformation, including the revitalisation of various play spaces, the installation of brand-new seating, and the introduction of a 40ft community mural on Carpenters Road.

Further Meanwhile developments on the Carpenters are set to commence in the summer, with the appointment of Jan Kattein Architects to refurbish the former Tenant Management Office and Yes Make who are set to transform the green and play spaces on the Estate.

Tibbalds led the multidisciplinary project team and was planning consultant for the project for the Tibbalds CampbellReith JV. Metropolitan Workshop and Proctor & Matthews Architects worked together on the masterplan. LDA Design is the landscape architect. make:good led on extensive local engagement.

The 15-year Carpenters regeneration scheme will contribute significantly to the borough's inclusive growth ambitions by generating local jobs, apprenticeships, and investment in local businesses through community wealth building procurement initiatives.

Timeline of works:
• Spring 2024: construction to start on Meanwhile developments
• Summer 2024: enabling works for James Riley Point set to commence
• 2026: construction to start on Phase 2 at Lund Quarter

Notes to Editors
1. For more information on the Carpenters Estate regeneration and restoration plans, click here.

2. For more information and interviews, please contact raihan.ali@populoliving.co.uk.

Populo Living
Populo Living is Newham Council’s wholly owned housing company. We are making Newham home for everyone. We are designing and building better homes and places. Our environmentally friendly developments will become communities and strengthen existing ones.

We are delivering the Carpenters Estate restoration and regeneration programme, one of London’s largest outline masterplans. Find out more at www.carpentersestate.co.uk.

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