CASE STUDY: Borough of Havering Housing Redevelopment, London | Wates

12 council estates regenerated to produce 3,000 new homes

New homes
Increase in council home availability
Estimated social benefit from projects

The London Borough of Havering announces a £1bn contract and major new joint venture (JV) partnership with Wates Residential, which will see 12 Council estates regenerated to provide around 3,000 homes in Havering, London, over the next 12 years.

  • The project will see an overhaul of Haverings existing Council accommodation. Delivering improved provision, the regeneration will increase council rented accommodation by 70 per cent and build 400 low-cost home ownership properties. By doubling the amount of affordable housing on the 12 estates, this project delivers much-needed affordable homes for borough residents that are truly affordable on local income levels.
  • The scheme will see the Councils current stock of 966 homes replaced to create 3,112 homes of mixed tenure, encouraging more integrated communities.
  • This is a unique initiative as all Council funding for the project will come from the Councils Housing Revenue Account (HRA). This is in addition to funding from Wates and the GLA.
  • Havering will receive £33m grant monies from the GLA, to deliver new estates where 40 per cent of the homes will be affordable.

Local impact

  • The scheme will deliver a lasting legacy for the community through investment in skills, training and education. Working with Wates, the Council predict the social value benefits from Phase 1 will be worth around £6.8 million. Commitments include the creation of a Construction Academy through a partnership with Havering College and the Construction Industry Training Board and delivering around 165 apprenticeships over the life of the scheme.
  • An extensive consultation exercise, which started 18 months ago, continues. To date, this has involved 741 residents across the 12 sites, 154 group meetings and 82 newsletters. There have also been over 600 one-to-one meetings with tenants. Feedback has shown strong support for the project from the majority of residents, who will soon be involved in the design of their new homes.
  • Extensive support is being provided to all residents on the estate to help them find new homes which will allow the redevelopments to begin.
  • The right to return is guaranteed to every existing resident on the estates being regenerated. Any housing that requires rebuilding will be done on a like-for-like basis to ensure no loss of existing affordable housing.

This is the most exciting and ambitious Council home building programme in London, and Im confident our new partner will be able to help us deliver our future vision for the borough.

More than just bricks and mortar

The regeneration plans include a comprehensive programme of community initiatives and commitments to the whole of Havering, which will ensure a lasting legacy within the communities after the redevelopment work is finished. Areas to be targeted will include:

  • Apprenticeships, skills and experience
  • Schools curriculum support
  • Targeting hard-to-reach groups
  • Economic development and the use of social enterprises
  • Investment in local communities
  • Investment in local facilities


The Estate Regeneration Programme

  • Total regeneration of the Waterloo Estate in Romford, as part of the Romford Housing Zone.
  • Total regeneration of the Maygreen Crescent and Park Lane estate in Hornchurch.
  • Total regeneration of the Oldchurch Gardens estate in Romford.
  • Total regeneration of Napier House and New Plymouth House in Rainham, as part of the Rainham Housing Zone and delivery of the new Beam Park community.
  • Royal Jubilee Court in Gidea Park will be developed as an older persons village.
  • Serena, Solar and Sunrise Court in South Hornchurch will be developed as an older persons village.
  • Brunswick Court in Cranham will be demolished and redeveloped as an extra care sheltered housing scheme.
  • Adding two more levels of flats on top of existing flats in Chippenham Road, Farnham Road and Hilldene Avenue in Harold Hill.
  • Four sheltered housing scheme sites will be regenerated for general needs housing, some of which may be allocated for people over the age of 50.

These are:

  • Delderfield House, Collier Row
  • Dell Court, Hornchurch
  • Park Lane, Hornchurch
  • Queen Street, Romford

The first phase of the development is due to start late 2019 on the Waterloo Estate and at Napier and New Plymouth and Solar, Serena and Sunrise. The whole project is expected to be delivered over the next 12-15 years.

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