Carpenters Estate Stratford homes regeneration, LDA Design East London housing news, Masterplan approval

Carpenters Estate Stratford homes regeneration, London

post updated 3 March 2024

£1bn Stratford estate regeneration plans approved at committee

Design: LDA Design

29 February 2024

London’s largest and most ambitious estate regeneration and restoration scheme – Carpenters Estate next to Stratford station – has been given the green light at planning committee.

Carpenters Estate aerial:
Carpenters Estate Stratford homes regeneration
image courtesy of Proctor and Matthews, Metropolitan Workshop

Carpenters Estate Stratford homes regeneration in East London

The outline application provides for up to 2,022 high quality and sustainable homes based on a resident-led masterplan that secured high levels of turnout and approval at ballot. A further 136 homes within the scheme at James Riley Point have already been approved. In total 50% of the homes are for social rent. The plans also include 10,000 sq m of commercial space and a wide range of community, education and amenity uses to help meet residents’ wishes for ‘a real piece of London’.

They have been brought forward by Newham Council’s wholly owned development company Populo and approved by the London Legacy Development Corporation.

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.

Carpenters Estate neighbourhood green:
Carpenters Estate Stratford homes regeneration
image courtesy of Proctor and Matthews, Metropolitan Workshop

The new masterplan has been based, from the outset, on community feedback. 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 were then located at the site’s outer edges, along major arterial routes and close to the trainline, contributing to overall viability and deliverability.

Two of the original tower blocks, James Riley Point and Lund Point, are being retained and retrofitted for Housing to high standards of sustainability. Work on James Riley Point is aiming to start in later this year. A range of meanwhile uses is also planned for economic and social benefit as the development process moves forward.

In total, over £1 billion will be invested in restoring the estate and creating new homes through phased plans that will be delivered over the next 15-20 years.

Carpenters Square:
Carpenters Estate Stratford homes regeneration
image courtesy of Proctor and Matthews, Metropolitan Workshop

Deborah Heenan, CEO of Populo Living, said: “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.”

Carpenters Estate Gibbins Road view:
Carpenters Estate Stratford homes regeneration
image courtesy of Proctor and Matthews, Metropolitan Workshop

Lizzie Le Mare, Director of Tibbalds Planning and Urban Design, is leading the planning team. She said: “Our task was to make this a real piece of London and a place of transformational change, being ambitious for residents and challenging ourselves, since the height of Covid, to engage, respond and collaborate on ideas about home in a way that puts the local community at the heart of the emerging plans and sets the bar for future estate regeneration.

“All this has been done while achieving the right balance to meet policy, viability and commerciality requirements; working with very many stakeholders and keeping a tight grip throughout on what residents asked of us for from the start: open space in the centre with low rise surroundings that let in the light.”

Carpenters Lane buildings:
Carpenters Estate Stratford housing East London
image courtesy of Metworks

Benjamin Walker, a Director at LDA Design and London studio lead, comments: “Commitment to the quality of the shared spaces has been paramount. Residents told us they wanted the place to be easier to get around and greener. Responding to these desires, 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 building designs fit for 21st century Londoners. Improved connections to Queen Elizabeth Olympic Park will enable residents to benefit more from this incredible public asset that’s on the doorstep.”

Harrison Symonds, Senior Associate at Proctor & Matthews Architects comments: “Working with the residents over the last four years has been inspirational; their knowledge of the neighbourhood’s history and interest in placemaking has supported the creation of a rich masterplan that will retain the specific character and identity of the 1960’s estate, while delivering much needed new homes for Newham. The plan with its layered structure of scales, dwelling types, and densities, as well as the integration of new buildings with refurbished towers, is a new and unique approach to estate regeneration that received overwhelming support from residents. The masterplan embodies the very best of London’s historic neighbourhoods and will ensure a vibrant and diverse place for the community of Carpenters.”

Neil Deely, Co-Founder & Partner at Metropolitan Workshop LLP, comments: “The plans retain and retrofit over 300 existing homes and the renewal of existing community and educational facilities will ensure that Carpenters is one of the most holistic, complete communities in London. The variety of living formats – community, commercial, cultural facilities – alongside a co-designed public realm and direct connections to Stratford station make this a great place to live. Helping to implement Newham Council policies for creating Community Wealth Building benefits throughout the process have been really rewarding.”

Catherine Greig, Director make:good comments: “The quality of this masterplan is directly related to the quality and generosity of time and insight that the residents of Carpenters Estate dedicated to getting involved and shaping the designs through the huge array of engagement activities across 2 years. Working alongside residents to develop this masterplan was an honour and really special experience.”

Carpenters Estate Stratford housing:
Carpenters Estate Stratford housing
image courtesy of Metworks

Additional information

  • Originally developed between 1968 and 1972, the Carpenters Estate covers a 28-acre site surrounded by Stratford High Road, The Queen Elizabeth Olympic Park, Westfield Stratford City and Stratford Station in East London.
  • In December 2021 73% of residents voted yes in a ballot on the redevelopment plans.
  • The masterplan also includes new buildings for the Building Crafts College and improved access into Stratford Station and the Olympic Park. Commercial and employment spaces are focussed along the northern edge of the site adjacent to the railway line and will deliver a range of workspace, training and commercial opportunities.
  • The Tibbalds CampbellReith JV team was selected under the Homes England Multidisciplinary Framework.
  • In addition to those listed above, the team includes MEP engineering, energy, sustainability; environmental consultancy XCO2; economic development consultants PRD; and Campbell Reith advising on transport.
  • Mott MacDonald are cost consultants for Populo on the masterplan.
  • Timeline of works:
  • In Summer 2024, construction to start on Meanwhile developments
  • In Spring 2024, enabling works for James Riley Point are set to commence
  • In 2027, construction to start on Phase 2 – Lund Quarter

About LDA Design

LDA Design’s purpose is to make great places and shape the world around us for the better. We are an employee-owned business made up of masterplanners, landscape architects, planners and urban designers, and we follow the principles of ‘first life, then spaces, then buildings’. Whether the project is an estate regeneration, new park or settlement or street network, we focus on the needs of people affected and on creating a balance with nature. We design sociable spaces which create opportunities for encounter and exchange. We have received more than 100 awards for urban renewal, contemporary and historic parkland design and historic town centre improvements.

LDA Design led the final landscape masterplan and detailed design of Queen Elizabeth Olympic Park, one of Europe’s most successful new parklands. Our projects include some of the UK’s most challenging and successful city public realm schemes, including London’s Battersea Power Station, Strand-Aldwych in Westminster and the West End Project with Camden Council – all multi award winners. We are currently working on plans to transform 110 The Queen’s Walk, formerly City Hall. Our vision to create a ‘common ground’ for East Bank, the most significant cultural investment in London since the South Bank, and our masterplan for UCL East are now being built out. We specialise in estate regeneration and high street renewal. Key work includes the creation of dramatically different public realm for Aberfeldy estate in east London and a landscape designed to foster community at Sighthill in Glasgow.

About Tibbalds Planning and Urban Design

Tibbalds Planning and Urban Design is an independent, award-winning consultancy established in 2003 and celebrating 20 years. It is a creative team of planners, urban designers and architects who focus on the crossover between planning and urban design with the philosophy of making people-friendly places for the benefit of those who use them. The company is majority employee-owned and was highly commended at the 2018 Planning Awards, as well as receiving numerous recognitions for its client work.

About Proctor & Matthews Architects

Proctor & Matthews Architects are a London-based award-winning studio of architects and urban designers with 30 years of experience in the design and delivery of projects in a wide range of sectors including residential mixed-use neighbourhoods. Their wide-ranging portfolio of projects (including the multi-award-winning Abode at Great Kneighton), alongside focused research into homes, lifestyles and construction methodologies, demonstrates a commitment to the creation of imaginative solutions, combined with a regard for historic, cultural and social contexts.

About Metropolitan Workshop

Metropolitan Workshop are a team of over 50 architects and urban designers based in London and Dublin with 25 years’ experience of estate renewal and revitalisation. They have established a reputation for creating high-quality work based on rigorous design methodology with a passion for collaborative working. They have established a strong track record in successful co-design, committed community engagement, aided by their ongoing research endeavours, and have won numerous awards including BD’s Architect of the Year Award for Masterplanning and Public Realm and RIBA Regional and National Awards.

About make:good

make:good is an architecture and design studio involving people in shaping neighbourhood change. We believe in meaningful processes of local participation, bringing people together to collaborate on the future of an area and its built environment. We use our creative expertise to co-design local solutions as well as effectively communicate ideas and share insight. We encourage open dialogue, harness local assets, build relationships and support communities to create lasting social infrastructure in places.

About 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

Masterplan building designs

Carpenters Estate Stratford homes regeneration, London, England, images / information from LDA Design UK

New Buildings in Stratford

David Bowie Centre at V&A East Storehouse
Photograph of David Bowie Performing as The Thin White Duke on the Station to Station tour, 1976:
David Bowie as The Thin White Duke, Station to Station Tour, 1976
photograph by John Robert Rowlands © John Robert Rowlands and The David Bowie Archive
David Bowie Centre at V&A East Storehouse

V&A East Museum Why We Make galleries
V&A East Museum Why We Make galleries

V&A East museum building Stratford
V&A East museum building Stratford

Bridgewater Triangle
Bridgewater Triangle Queen Elizabeth Olympic Park
image courtesy of architects practice
Bridgewater Triangle Queen Elizabeth Olympic Park

Stratford Architecture

Recent Building Developments in Stratford, Borough of Newham, East London:

V&A East Museum, Queen Elizabeth Olympic Park
Design: O’Donnell + Tuomey Architects
V&A East museum building in Stratford, London
photo © Victoria and Albert Museum, London
V&A East Museum Stratford

Buildings for the V&A, the London College of Fashion and Sadler’s Wells in Stratford
Design: Allies & Morrison / O’Donnell & Tuomey / Arquitecturia
Stratford Waterfront Development
image from architects practice

UEL Stratford Campus Building
UCL Stratford Campus
image from architects
UEL Stratford Campus Newham

University Square Stratford
University Square Stratford – USS London

UEL Stratford Campus
UEL Stratford Campus Building

London Aquatics Centre
Design: Zaha Hadid Architects
London Aquatics Centre

Westfield Stratford City
Westfield Stratford City

Stratford Island University Centre
Design: make architects
Stratford Island University Centre

London Architectural Designs

London Architecture Designs – chronological list

London Architecture News

London Architect – design practice listing on e-architect

London Architecture Tours

London Architecture Designs – architectural selection below:

The Royal College of Art, Howie Street
Architects: Herzog & de Meuron
Royal College of Art Battersea Campus London
photo © Iwan Baan
Royal College of Art Battersea Campus

Pinnacle House, at Royal Wharf, Newham, East London
Architecture: Mæ
Pinnacle House Royal Wharf Newham
photo courtesy of architects firm
Pinnacle House, Royal Wharf Newham

One Exchange Square, Broadgate, EC2
Design: Fletcher Priest Architects
One Exchange Square, Broadgate, London EC2
image : Secchi Smith
One Exchange Square Broadgate Building

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