What are the plans and what are the controversies, as Newham Council seek Greater London Authority approval.

For over a decade Focus E15 have campaigned for the opening of empty homes on the Carpenters Estate.  We have done so as housing campaigners witnessing the catastrophic rates of homelessness in the borough vs hundreds of empty public homes in walking distance from our weekly street stall (outside Wilko’s on the Stratford Broadway).  We were not the first to campaign for the estate, which has a long and inspirational history of resisting gentrification and displacement as a consequence of redevelopment.

The latest chapter in the story of the estate came on 27^th February 2024, when the London Legacy Development Corporation (‘LLDC’), which is the planning authority with oversight for the estate, greenlit redevelopment plans from Populo Living, Newham Council’s property development company.  Plans will now be sent to the Mayor of London,  Sadiq Khan, to give his consent, before the section 106 agreement is finalised (contract between the local authority and developer) and plans are given the final rubberstamped approval.

But what are the plans?    Some key features:

• This is an ‘outline planning application’ (also called a Masterplan) which will broadly give a bundle of rights to redevelop the estate, including the ability to demolish all existing structures apart from Lund Point, Biggerstaff Terrace (no.s 1-27(odd) Biggerstaff Road) which will be retained.  James Riley Point will also be retained (and already has permission for being refurbished).   This equates to 60% demolition.

• You can find all documents/updates related to these plans on the LLDC planning portal, by searching reference is 22/00360/OUT on https://planning.agileapplications.co.uk/lldc

• This Masterplan sets out the broad plans including numbers of homes across the sites, what tenures, number of buildings and types of buildings (residential, commercial, etc) and also plans for greenspace/play space.  We have set out some detail of the plans below.

Timelines and phasing

• Plans are for the Masterplan to be ‘built-out’ in 8 phases over 18 ‘development parcels’ with anticipated construction over a ten-year period between 2024 to 2034.

Phase 1 (2024) – The first phase (James Riley Point) has already been granted full planning permission having been designed as an early phase for refurbishment of the existing 23 storey residential tower, providing 136 homes, and provision of new community facilities to serve the Carpenters neighbourhood.  It is understood that a start on site is anticipated later in 2024.

Phase 2 (2026) – The second phase would involve refurbishment of the Lund Point residential tower, demolition of existing commercial buildings with new residential and commercial development in the surrounding land to the west of Lund Point.

Phase 3 (2028) – Demolition of the Denison Point residential tower and community buildings at Gibbons Road and replacement with new development of commercial uses (shops, etc) at ground floor with residential uses on the upper floors. A hotel is also proposed within Phase 3 of up to 9,147sq metres (in the illustrative scheme this is shown as providing a hotel with 191 beds).

Phase 4 (2029) -The fourth phase of the proposal would be in the centre of the redevelopment site and involve delivery of new homes and the northern part of the central public open space park. This includes building a new Building Crafts College.

Phase 5 (2029) – New residential development, and incorporating amenity space and play, and commercial frontages to Warton Road and Carpenters Road.

Phase 6 (2031) – This phase would involve the redevelopment of the Carpenters Arms pub and commercial buildings for new commercial units (shops, etc) floorspace at ground floor with residential uses above.

Phase 7 (2033) – This would provide new residential development around the southern part of the new central park with commercial frontages along Gibbins Road/Carpenters Road

• In order to proceed with building each of the above phases, there will be detailed planning applications submitted to the planning authority (currently the LLDC, but may revert to Newham Council), called a Reserved Matters Application (‘RMA’).  The community will be consulted on each RMA, and each RMA has to be approved or rejected by the planning authority.   

Number and tenure of homes

• Currently, there are 710 homes on the estate, 434 in three high rise blocks (James Riley Point, Lund Point and Dennison Point), and 276 in low rise blocks and terraced houses.

• The masterplan is for up to 2,022 new, refurbished and replacement homes, and a minimum of 50.2% as affordable homes (measured by habitable room). Of the affordable homes, there will be up to 884 social rented homes (93.2% of the affordable homes) and 65 Intermediate homes.

• However, social rented accommodation is typically offered in the form of an Assured Shorthold Tenancy or Starter Tenancy, as opposed to secure life-time tenancy.

Cinema and hotel

• The Masterplan includes plans to build a cinema and a hotel on the estate land.  This is shocking given a) these were not included in the plans put to the resident’s in a ballot, b) that there are plenty of cinemas and hotels in walking distance from the estate.  When LLDC committee members asked Newham about why these were included in the plans, they were told they were merely for placemaking and it wasn’t even relevant how many people walked through the doors.  As we understand it, this refers to making the new estate as attractive as possible to new private buyers.

Multi-Use Games Area (‘MUGA’)

• A MUGA is proposed to be built on the roof of a new school building and to have access available to the community.  There was some contention regarding this in the planning committee meeting, as being able to play at the MUGA required the school to be open.

I am concerned about the plans – what can I do?

• Write to Sadiq Kahn about the differences in the Landlord Offer document balloted on, to what is included in the Masterplan – namely the addition of a cinema and hotel in these plans.

There are conditions attached to the funding released by the estate ballot, which you can read about here.

Point 8.7.2. states: Further, the GLA (Greater London Authority) will continue to check compliance at key points throughout the project. It may terminate a funding allocation and/or reclaim any funding paid (plus interest) on a project where the RBR applies if in its view: • the planning permission secured for a project materially deviates from the proposals set out in the Landlord Offer to residents; • a progress report to residents highlights that a project materially deviates from the proposals set out in the Landlord Offer to residents; and/or • the completed project materially deviates from the proposals set out in the Landlord Offer to residents.

• If you supported the plans laid out in the Landlord Offer, it’s crucial you check that the Landlord Offer document is included in the section 106 agreement.  This is also true of the Residents Charter.  If they are in the Section 106 agreement, they are legally binding.

• Keep an eye on the planning application in the portal for updates or changes to the plans – these could come years down the line, but could impact on the number of social rented homes, types of homes, etc.  It’s important to flag and challenge these changes!

• Respond on consultations to Reserved Matters Applications which will be submitted with each phase of the redevelopment.

We believe homes on the Carpenters Estate should be refurbished, not demolished, that those on the estates are not displaced, and the land serves the people of Newham – adults and children – who are languishing in unsafe and insecure and unaffordable housing.  We will continue to hold Newham Council to account over this land!  We welcome all to our street stall to continue organising for the future of the Carpenters Estate – the land of the 3 towers!

The Focus E15 street stall is every Saturday 12-2 outside Wilko’s on the Stratford Broadway, except when there is  cross-London march for Palestine.