The Carpenters Estate Masterplan, London Borough of Newham for Populo Living with Proctor and Matthews, Metropolitan Workshop, Tibbalds, LDA Design, XCO2, make:good and Campbell Reith

The 1960s estate, with 710 homes, has endured decades of stalled redevelopment, but a resident-led masterplan now drives a £1.5 billion transformation across 11.3 hectares. The 12-year project will deliver 2,250 high-quality homes, including 50 per cent affordable and 313 refurbished to net-zero carbon standards, accommodating 7,000 people. Plans include 28,000 sq m of non-residential space for commercial, community and educational uses, plus 14,800 sq m of public open space and 10,800 sq m of play areas.

Who is on the project? 

Masterplan - Proctor and Matthew, Metropolitan Workshop Architects, 

Planning Consultant - Tibbalds Planning and Urban Design

Engagement - Make:Good 

Landscape Consultant LDA Design

Access Consultant - Earnscliffe 

Engineering - Campbell Reith

Waste Consultancy - Velocity 

CWB -  PRD

Fire Consultant - Elemental 

Sustainability -  XCO2

Urban Design - FP Design 

Describe the context of this project, its neighbourhood and people. 

The Carpenters Estate Masterplan maps out the plans for one of London’s most ambitious estate regeneration schemes. Adjacent to Stratford Station and on the edge of the Olympic Park, the 1960s estate has 710 homes split between low rise homes and three high rise towers. The remaining residents have lived through two decades of stalled redevelopment attempts resulting in limited investment in homes and infrastructure. During previous regeneration attempts, many residents left voluntarily or were moved, leaving behind a small core of people committed to their neighbourhood, and it was important that they had both the right to remain and a voice in the creation of the masterplan. As Newham’s housing company, Populo Living was tasked with revitalising the regeneration, with resident engagement and codesign of the new masterplan vital for securing quality change. After much work, 73% of the estate’s residents voted ‘yes’ in the regeneration ballot, and the resident-led Masterplan provides up to 2,158 high quality and sustainable new and replacement homes, with 50% genuinely affordable. The plans include over 28,000 of non-residential space, including a range of commercial, community, education and amenity uses to help meet residents’ wishes for ‘a real piece of London’, including a new community centre.

Please describe your approach to this future place and its mix of uses. How will it function as a vibrant place? How does it knit into, and serve the needs of, the wider area?

The regeneration of the Carpenters Estate takes a resident-led approach to create a vibrant, inclusive neighbourhood that blends new development with the estate’s unique character. The masterplan unites existing and new streets, public spaces, and buildings, forming a cohesive, mixed-use area that benefits both residents and the wider community. Residents sought improved green spaces and stronger connectivity. In response, designers created a vibrant neighbourhood park, uniting open spaces into a peaceful centrepiece. Encircling the park, lower-rise homes connect through welcoming courtyards and pedestrian-friendly streets. Taller mixed-use buildings, with homes above commercial and community spaces, are positioned along major routes, and a new entrance to Stratford Station will improve access, increase footfall, and bring economic benefits to the area. Key community hubs, like the Docklands Community Centre and Building Crafts College, will benefit from new spaces with improved facilities, complemented by affordable maker spaces, event venues, and commercial units to support local businesses and cultural activities. Meanwhile projects including play spaces, murals, an outdoor Steel Warriors gym made from recycled knives, and a train carriage café that will form a hub for the deaf community, will activate the area during phased construction, fostering social inclusion and a sense of belonging. With 50% of new homes at social rent and a strong commitment to Community Wealth Building, the regeneration provides much-needed housing alongside employment, education, and training opportunities. The result will be a dynamic, interconnected neighbourhood that serves its residents and businesses while meeting the needs of the wider Newham community.

What is the social and environmental impact of the project? For example, how will the carbon use and material impact of the development be mitigated? What is the sustainability strategy?

The Carpenters Estate regeneration is guided by a comprehensive Sustainability Charter, which integrates social, economic, and environmental priorities to foster a thriving, resilient community. This Charter aligns with Populo Living’s commitment to Community Wealth Building (CWB) and Newham’s “Towards a Better Newham” strategy, placing wellbeing, inclusivity, and sustainability at the very heart of the project. Social: Extensive resident engagement has shaped the development, which features permanent community hubs, including a new centre and grow gardens, alongside around 13,900 sqm of green spaces designed to support mental and physical wellbeing. High-quality public spaces, homes built to Secure by Design standards, and active promotion of Equality, Diversity and Inclusion (EDI) through outreach and worker training ensure safety, accessibility, and inclusivity. Economic: Local wealth generation is prioritised through the use of local suppliers, employment opportunities, apprenticeships during construction, alongside flexible workspaces for SMEs. Fuel poverty is addressed through energy-efficient housing design, and indicators for training, local hiring, and resource use are actively monitored to ensure long-term economic benefits. Environmental: The development achieves a 70% biodiversity net gain by planting 600 trees, creating green roofs, and integrating SuDS. CO2 emissions will be reduced by 63.7%, equivalent to 2,300 tonnes, through energy strategies aligned with a Net Zero Carbon Roadmap. Reuse of materials supports the circular economy, while KPIs for daylighting, ventilation, and climate resilience ensure health and environmental quality. This holistic approach ensures the Carpenters Estate sets a benchmark for sustainable, inclusive regeneration, benefiting both residents and the wider community.