1:50 000

London’s housing struggles2005 - 2032

15.5 km2

value of the land £52 billions

164 203 residents affected (evicted?) 

more than 820 500 m2 of land changing ownership from public to private

£27 billions invested

more than 70 social housing estates going through regeneration

demolition of more than 30 500 homes

1 km

London’s housing struggles2005 - 2032

15.5 km2

value of the land £52 billions

164 203 residents affected (evicted?) 

more than 820 500 m2 of land changing ownership from public to private

£27 billions invested

more than 70 social housing estates going through regeneration

demolition of more than 30 500 homes

mappinglondonshousingstruggles.wordpress.com

Darlington & Chippenham gardensHavering council2008 – 2014demolition in 2011number of residents affected unknown172 new affordable homespart of Harold Hill Ambitions Programmedevelopers Countryside Properties30 000 m2 - value of the land : £77,4 millions meter square value in Havering : 2,580£/m2

Briar Road Estate- Havering Council2009 - on-goingretaining the existing4 000 residents affected102 new affordable homestransfer of ownership from Council to Notting Hill Housing Trust as part of Harold Hill Ambitions Programme - developer Notting Hill Housing Trust - architects PCKO130 000 m2, value of the land £335,5 millions

Larner Road Estate Bexley Council1998 - 2015demolition of 622 homes1727 residents affected (ratio)ownership transfer from the Council to Orbit in 1998, rebranded Erith Park, Orbit Homes (Orbit) with developer Wates Living Space, Broadway Malyan archi. 120£ millions invested76 890m2, value of the land £206,4 millionsmeter square value in Bexley : 2,579,8£/m2

Mardyke Estate - Rainham council2008 – 2016demolition of the 547 homes1519 residents affected (ratio)rebranded Orchard Village, land transfer from council to Old Ford Housing Association architects PRP£80 millions invested50 000 m2 - land value £129 millionssquare meter value in £2,580.8/m2

The Leys Estate Barking & Dagenham Council2010 - on-goingdemolition of 215 homes600 residents affected (ratio)40 000 m2land value £93,5 millionssquare meter value in Barking & Dagenham  £2,339

Tavy Bridge Estate (Thamesmead)Greenwich and Bexley Councils2007 – on goingdemolition now27 000 residents affectedrebranded Southmere Villagethe land belongs to Peabody 6.47 km2 value of the land : £27,8 billionssquare meter value in Greenwich £3,211.9/m2

Goresbrook VillageBarking & Dagenham Council2013 - demolition of 282 homes783 residents affected ratioDeveloper CountrysideStitch architect leads a wider design team withMake Architects and HTA Landscape Design£22 millions scheme20 234 m2 / land value : £46,78 millions

Thames View East Barking & Dagenham Council2007 - 2014demolition of 2000 units in 2007-2009rebranded East End of Thames Viewthe Council granted a lease over the land for a fixed period to a private joint-venture funder, Explore Investments (Laing O’Rourke Company)architect Thomas Pollard Edwards £36.70 millions invested50 000 m2 / value of the land £117 millionsGascoigne EstateBarking and Dagenham Council2013 - demolition of the whole estate7, 000 residents affectedpartnership between Council & East Thames 180 000 m2 - value of the land : £ 421 millionsvalue per square meter in Barking & Dagenham £2,339

Abbey Road Co-op EstateBarking and Dagenham Councilon-goingdemolition of 278 homes772 residents affected (ratio)developer CBREarchitect Thomas Pollard Edward10 000 m2value of the land : £23,4 millionsvalue per square meter in Barking & Dagenham £2,339 Connaught Estate Greenwich Councilon-goingregeneration project for 3 estates: Connaught, Morris Walk, Maryon Road and Grove estates. opening of Woolwich Crossrail station in 2018demolition of 1064 homes on 3 estates2 955 residents affectedDeveloper Lovell Partnerships with ASRA Housing - £269 millions invested120 000m2 / value of the land : £385 ,4 millionsRepton Court Estate and Claire HouseRedbridge Council2010 – 2016demolition200 residents affected (ratio)transfer from council to Swan Housing association - £ 38 millions scheme16 187m2value of the land : £49 millionssquare meter value in Redbridge : £3,081

Maryon Road and Grove EstatesGreenwich Councilon-goingregeneration project for 3 estates: Connaught, Morris Walk, Maryon Road and Grove estates. opening of Woolwich Crossrail station in 2018demolition of 1064 homes on 3 estates2 955 residents affectedDeveloper Lovell Partnerships with ASRA Housing - £269 millions invested120 000m2 / value of the land : £385,4 millions

Morris Walk Estate - Greenwich Councilon-goingregeneration project for 3 estates: Connaught, Morris Walk, Maryon Road and Grove estates. opening of Woolwich Crossrail station in 2018demolition of 1064 homes on 3 estates2 955 residents affectedDeveloper Lovell Partnerships with ASRA Housing - £269 millions invested

Ferrier Estate - Greenwich Council2009 - 2028demolition of 1900 homes in 20105277 residents affected (ratio)rebranded Kidbrooke Villagedelivered by Berkeley Homes (Urban Renaissance) in partnership with the Council, the Homes and Communities Agency and Southern Housing Group.£1 billion investment1.09 km2 / value of the land : £35 billions

Canning Town and Custom House (Hallsville quarter) - Newham Council2008 – 2024number of residents affected unknowndeveloped by Bouygues Development and its consortium partner One Housing Group.£3.7billions redevelopment of the Canning Town & Custom House area linked to Thames Gateway regeneration.1.07 Km2 / value of the land : £30,5 billionssquare meter value in Newham : £2,857

Excalibur Estate - Lewisham Council2011 - demolition of 186 homes516 residents affected (ratio)land ownership transfer from Council to L&Q Housing Association48 562 m2value of the land : £187 millionssquare meter value in Lewisham : £3,747/m2

Carpenters Estate - Newham Council2001 - on-goingdecant process (600 properties empty in 2014 out of 2000) 5,500 residents affectedintent of demolition, the plan of regeneration with UCL fell through in 201393 077m2value of the land : £265 millionssquare meter value in Newham : £2,857/m2

Marlowe Road EstateWaltham Forest Council2010 - 2020demolition of 400 homes1100 residents affected (ratio)Waltham Forest Council in partnership with Ascham Homes. Pollard Thomas Edwards architects. £70 millions invested5 000 m2- value of the land £17 millionssquare meter value in Waltham : £3,417/m2

Heathside and Lethbridge estates Lewisham Council2006 – 2023demolition of 595 homes2140 residents affected (ratio)rebranded as Central Park, partnership between Council and Family Mosaic. architect bptw partnership. £200 millions scheme60 500 m2 - value of the land : £ 226,5 millionssquare meter value in Lewisham : £3,747

Robin Hood Gardens Tower Hamlets Council2009 - 2020demolition of 213 homes591 residents affected (ratio)rebranded as part of Blackwall Reach Regeneration Project, developer Swan Housing Association with Countryside Properties£500 millions investment14 973 m2 / value of the land : £76,5 millionssquare meter value in Tower Hamlets : £5,098

Reginald Road Lewisham Council on-goingdemolitionnumber of residents affected unknownpart of Deptford Town centre regenerationin partnership with Cathedral Group Plc196 000 m2value of the land : £734 millionssquare meter value in Lewisham : £3,747/m2

Cotall Street Tower Hamlets Council 2006 - on-goingempty since 2008, demolition of 94 homes261 residents affected (ratio)council partnership with Poplar HARCA & East Thames Housing Group linked to Limehouse Cut improvement3 000 m2 - value of the land £15,3 millionssquare meter value in Tower Hamlets : £5,098.2

Pepys Estate - Lewisham Council1992 – on goingdemolition and refurbishment of 1,234 homes3 427 residents affected (ratio)Regeneration project lead by council stopped by residents through Pepys Community Forumin 2002, Aragon Tower sold by Council to Berkeley Homes for £10 millions for 156 luxury housings sale and demolition of 5 low-rise blocks by Hyde Housing Association182 108 m2 / value of land £674,5 millions

Alma Road EstateEnfield Council2013-2021demolition of 717 homes1999 residents affected (ratio)developer Countryside Properties£150 million regeneration project 40 000 m2value of the land : £13 millionssquare meter value in Enfield : £3,272/m2

Ocean Estate - Tower Hamlets Council2010-2025refurbishment and demolition4166 residents affected (ratio)East Thames Group is the landlord for the new units on the Vivo and So Stepney developments. Tower Hamlets Homes remains the landlord for all of the refurbished homes on the estate. £ 200 millions scheme.90 000 m2 / value of the land £458,8 millionssquare meter value in Tower Hamlets: £5,098.2Kender EstateLewisham Council2001 - 2014demolition 863 and renovation of 437 homesin partnership with Hyde Housing Associationarchitect HTA, btpw planning£60 millions regeneration15 000 m2value of land £56 millionssquare meter value in Lewisham : £3,747.3/m2

Wood Dene Estate - Southwark Council2007 - on-going320 homes demolished in 2007888 residents affected (ratio)the council has managed decanting & demolition but failed so far to go through to rebuilding. Notting Hill Housing Group bought a 250 years lease on the land in 2013architects Jestico and Whiles16 592 m2 - value of the land £84,3 millionssquare meter value in Southwark : £5,111/m2Highmead Estate - Enfield Council2012-2015demolition of Highmead tower - 61 homes170 residents affected (ratio)rebranded Silver Point, developer Countryside Properties with Newlon Housing TrustScheme designed by Hawkins Brown Architects£12 millions invested3 000 m2 - value of the land : £9,8 millionssquare meter value in Enfield : £3,272/m2

Love Lane Estate Haringey Council2012 - demolition of 297 homes825 residents affected (ratio)part of the regeneration of the High road West’s £400m investment in Tottenham20 000 m2 apprvalue of the land : £95 millionssquare meter value in Haringey : £4,756/m2

Wards Corner siteHaringey Council2007 - on-going65 million investment, part of Seven Sisters Regeneration Plan in Tottenhamdeveloper Grainger PLCopposition of Wards Corner Community coalition

New Era Estate - Hackney Council2014 - on-going250 residents affected in 90 homesEstate bought by Benyon Estate and sold to Westbrook Partners (rising the rents...)residents campaign manage to take over via aHousing Association : Dolphin Square Foundation/Dolphin Living5 000 m2 - value of the land : £27 millionssquare meter value in Hackney : £5,418/m2

Aylesbury Estate - Southwark Council2010 - 2032demolition of 2757 homes7500 residents affected partnership between Council & Notting Hill Housing Trust. design led by HTA Design LLP with Hawkins Brown and Mae Architects.£1.5 billions investment285 000 m2 / value of the land : £1,4 billionssquare meter value in Southwark : £5,111

Heygate estateSouthwark Council1999 - 2025demolition of 1100 homes3000 residents affected transfer of ownership of the land, sold by the council to Lend Lease for £50 millionsdeveloper Lendlease. £1.5 billions investment90 000 m2 - value of the land : £46 millionssquare meter value in Southwark : £5,111/m2

Elmington EstateSouthwark Council2000- on-goingrefurbishment and demolition in 2001rebranded Camberwell Fields, the developer for part of the site is Notting Hill Housing TrustPollard Thomas Edward architects18 000 m2value of the land: £92 millionssquare meter value in Southwark : £5,111/m2

Woodberry Down- Hackney Council2005 - on-goingdemolition of 1980 homes 5500 residents affected (ratio)Woodberry Down Community Organisation (WDCO) resident steering group, Berkeley Homes and Genesis Housing Association£850 millions invested259 000 m2 / value of the land £140 millionsvalue per square meter in Hackney : £5,418/m2

Myatts Field estate - Lambeth Council2012 - on-goingdemolition of 477 homes1325 residents affected (ratio)rebranded Oval Quarter, Regenter Myatts Field North consortium, made up of Regenter, Higgins Construction, Rydon Maintenance, Pinnacle PSG and E.ON. PRP Architects£150 millions invested90 000m2 / value of the land £459 millionssquare meter value in Lambeth : £5,108/m2Loughborough Park EstateLambeth council2011 – 2018demolition of 390 units1083 residents affected (ratio)estate belongs to Housing Association Guiness South/ Guiness Trust - developer Countryside Properties - architects bptw partnership£75 millions investment25 000m2 - value of the land : £128 millionssquare meter value in Lambeth : £5,108/m2

Cressingham GardensLambeth Council2013 - on-goingintent of demolition of 306 homes850 residents affected (ratio)£50 millions investment130 000m3value of the land £664 millionssquare meter value in Lambeth £5,108/m2

Bemerton EstateIslington Council2010 - on-goingrefurbishment instead of demolition following residents’ actions737 homes2047 residents affected (ratio)50 000 m2value of the land £343 millionssquare meter value in Islington £6,868/m2

Westbourne Green areaWestminster Council2013 – 2016number of residents affected unknownWestbourne Green Phase One's regeneration scheme £45 millions invested8 000 m2value of the land £343 millionssquare meter value in Westminster £8,925/m2

Andover EstateIslington Council2012 - on-going1064 homes2955 residents affected, bottom up regeneration project100 000 m2Value of the land : £687 millionssquare meter value in Islington £6,868/m2

New Avenue EstateEnfield Council2011 - on-goingdemolition of 163 homes452 residents affected (ratio)planning stage60 000 m2 apprvalue of the land £196 millionssquare meter value £3,272

Tidbury CourtWandsworth councilon-goingnumber of residents affected unknownpart of Nine Elms Regeneration21 new homes to be built6000m2value of the land : £35,8 millionssquare meter value in Wandsworth : £5,971£/m2

Ebury BridgeWestminster council2010 - 2017demolition of 172 homes, renovation of 164 homes933 residents affected (ratio)City West Homes in partnership with the Council. Architect : HTA Design LLP architects16 000m2 apprvalue of the land : £142,8 millions

Ladderswood Way EstateEnfield Council2011 - on-goingDemolition of 161 homes447 residents affected (ratio)Partnership between council and Mullaley and One Housing Group£86 millions investment15 000 m2 value of land £49 millionssquare meter value in Enfield £3,272

Church Street & Paddington GreenWestminster Council2010 – 2018number of residents affected unknown£142 millions investment3 100m2 accross different locations : Luton Street, Parsons north, Cosway Street, Lilestone Street...value of the land £26,7 millionssquare meter value in Westminster £8,925

Winstanley Estate and York Road estatesWandsworth council2013 - 20285555 residents affected (ratio)demolition and refurbishment of 2 000 homes over the two estatesmaster plan property consultants GVA architects Levitt Bernstein.£100 millions invested100 000 m2 - value of the land £597 millionssquare meter value in Wandsworth £5,978.8/m2

Watermeadow Court Hammersmith & Fulham Council2010 - on-goingdemolition of 80 units222 residents affected (ratio)part of West London developmentcouncil in partnership with Stanhope370 m2value of the land £3,1 millionssquare meter value in Hammersmith & Fulham £7,804/m2

West Kensington & Gibbs Green EstatesHammersmith and Fulham council 2009 - demolition of 760 homes2000 residents affected in the 2 estatespart of Earl's Court Regenerationwith £12 billions investmentstransfer of the landin 2013 from Council to developer EC Properties LP (Capco)312 000m2 / value of the land : £2,4 billions

Tollgate Gardens EstateWestminster Council2009 - 2015demolition of 142 homes and retaining 53 homes394 residents affected (ratio)£65 millions invested BDP architects chosen in 201314 400 m2value of the land : £128,5 millionssquare meter value in Westminster : £8,925

South Kilburn, Albert RoadBrent Council2012 – 2023demolitionnumber of residents affected unknownNetwork Housing Group leading developer architects : Rick Mather Architects, PRP, Lifschutz Davidson Sandilands, Allison Brooks£600 millions regeneration480 000 m2 - value of the land £2,1 billionssquare meter value in Brent £4,403.8/m2

Edith Summerskill House (on the Clem Atlee Estate)Hammersmith & Fulham council2011 - on-goingdemolition of 68 flats188 residents affected (ratio)developer Stanhope PLC, architect Henley Halebrown Rorrison. £200 millions scheme1 000 m2 / value of the land £7,8 millionssquare meter value in Hammersmith & Fulham £7,804/m2Granville Road EstateBarnet Council2008 - on-goingdemolition of 220 homes611 residents affected (ratio)partnership between Council and Joint Venture New Granville LLP (Mulalley & Co and One Housing Group), £50 millions scheme37 500 m2 value of the land : £161,3 millionssquare meter value in Barnet £4,303/m2

Dollis Valley Estate - Barnet Council2011 – 2020demolition of 436 homes in 20141211 residents affected (ratio)developers : Countryside Properties UK and London & Quadrant consortiumscheme designed by Alison Brooks Architects landscape by HTA150 000m2 value of the land £645,4 millionssquare meter value in Barnet : £4,303/m2

Edwards Wood EstateHammersmith & Fuhlam council 20122094 residents affected (ratio)refurbishment of the three towers (754 homes) for £16 millionsarchitects, Energy Conscious Design (ECD)4 000 m2 - value of the land : £31,2 millionssquare meter value in Hammersmith & Fulham £7,804/m2

Cricklewood Brent CrossBarnet Council2010 – 2030number of residents affected unknownpartnership between Council & the Cricklewood Brent Cross Development Partners (Hammerson and Standard Life Investments). £4 billions project1.41 Km2value of the land £609 millionssquare meter value in Barnet : £4,303/m2

Ravenscourt ParkHammersmith & Fuhlam Council2013 - on-goingnumber of residents affected unknowndeveloper First Base part of West London developments13 200 m2value of the land : £103 millionssquare meter value in Hammersmith & Fulham£7,804/m2

Alton West estate - Wandsworth Council2010 - on-going13 000 residents on Alton estatedeveloper : Councilarchitect of the masterplan Studio Egret Westpart of Alton Area masterplan£100 millions scheme400 000 m2value of the land : £2,4 billionssquare meter value in Wandsworth £5,978.8/m2

West Hendon - Barnet Council2002 – 2028demolition of 680 homes1 888 residents affected (ratio)The West Hendon Regeneration scheme carried out in partnership with Barratt Metropolitan LLP (BMLLP), a consortium made up of Metropolitan Housing Partnership and Barratt Homes.£520 millions investment42 491 m2 - value of the land : £182 millionssquare meter value in Barnet :£4,303/m2

Grahame Park Estate - Barnet Council2001 – 2025demolition of 777 homes & 1000 homes refurbished - 4 936 residents affected (ratio)part of the Colindale Area Action Plancouncil in partnership with Choices for Grahame Park (Genesis Housing Group)area rebranded New Hendon Villagetransfer of the land from council to Choices for Grahame Park in 2006; architect Jestico + Whiles£450 millions scheme 300 000m2 / value of the land £314 millions

Church EndBrent Counciluntil 2026number of residents affected unknown80 000 m2value of the land £352 millionssquare meter value in Brent : £4,403.8/m2

Chalkhill EstateBrent Council1994 - 2012demolition of 1550 homes & 450 homes refurbished - 5 555 residents affectedregeneration completed in partneship with Metropolitan Housing Trust and Wimpeyarchitect Levitt Bernstein350 000 m2value of the land : £1,5 billionssquare meter value in Brent : £4,403.8/m2

Stonebridge EstateBrent Council2009 – 2015demolition of the towers, 1175 homes3263 residents affected (ratio)partnership with Countryside Properties with Hillside Housing Trust£71 millions schemeShepherd Epstein Hunter Architects53 200 m2value of the land £234 millionssquare meter value in Brent £4,403.8/m2

South Acton Estate - Ealing Council1999 – 2026demolition of 346 homes & refurbishment5 555 residents affected (ratio)Acton Gardens : joint venture between London & Quadrant Housing Association, & developer Countryside Propertiesphase 1 : HTA Architects, phase 2 : Alison Brooks, phase 3 : Maccreanor Lavington and Stitch Studio£560 millions masterplan161 874 m2 / value of the land : £700 millionssquare meter value in Ealing £4,375/m2Alperton Brent Council2007 – 2026number of residents affected unknowncouncil with joint venture partners Network Housing Group and Hill£520 millions regeneration scheme “Vision for Alperton”120 000 m2 - value of the land £528 millionssquare meter value in Brent £4,403.8

Stonegrove and Spur Road EstatesBarnet council2013 - on-goingdemolition of 603 homes1675 residents affected (unknown)Barratt Homes with council and Family Mosaic Housing Association115 000 m2value of the land £494 millionssquare meter value in Barnet £4,403/m2

Barham Park EstateBrent Council2004 - on-goingdemolition of 214 homes594 residents affected (ratio)partnership with Notting Hill Housing Trust£64 millions regeneration programarchitects PRP 22 900 m2 value of the land £100,6 millionssquare meter value in Brent £4,403.8/m2

Dean Gardens EstateEaling Council2009 - on-goingdemolition of 209 homes580 residents affected (ratio)council in partnership with Affinity Suttonrebranded Sherwood Close, £55 millions scheme25 100 m 2value of the land £109,8 millionssquare meter value in Ealing: £4,375/m2

Green Man LaneEaling Council2008 - on-goingdemolition 464 homes1288 residents affected (ratio)Developer / Owner: Rydon / A2Dominion Group - Architect: Conran and Partners£136 millions scheme60 000m2value of the land £262,5 millionssquare meter value in Ealing £4,375/m2

Allen Court Ealing Council2008 - 2015demolition of 65 homes180 residents affected (ratio)Notting Hill Housing Trust & Galliford Try PlcHTA Design LLP architects 5000 m2value of the land £218,7 millionssquare meter value in Ealing £4,375/m2

Havelock estateEaling Council2008 - on-goingdemolition of 845 homes2347 residents affected (ratio)council in partnership with Catalyst Housing£200 millions schemePollard Thomas Edwards architects210 000 m2value of the land £918,7 millionssquare meter value in Ealing £4,375/m2

Rectory ParkEaling Council2008 -demolition of 270 homes750 residents affectedcouncil in partnership with Stadium Housing Association Limited (Network Housing Group)land transfer from Council to Stadium Housing 44 000 m2value of the land £192,5 millionssquare meter value in Ealing £4,375/m2Leopold EstateTower Hamlets2005 – 2014demolition of 160 homes1391 residents affected (ratio)in 2005, transfer of the land from Tower Hamlet council to Poplar HARCA & Countryside Properties - £40 investmentPRP architects45 000 m2value of the land £229,4 millionssquare meter value in Tower Hamlets £5,098.2/m2

Nothumberland Park Area Housing EstatesHaringey Council2014 - on going1 027 homes to be demolished 2 852 residents affected (ratio)612 600 m2value of the land : £ 2 914 millionssquare meter value in Haringey : £4,756/m2