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Latest Aylesbury Estate plans by Duggan Morris and HTA win go-ahead

  • 1 Comment

Southwark Council has approved plans by Duggan Morris Architects and HTA Design for 120 new homes and a range of community facilities at the Aylesbury Estate, south London

The plans for Plot 18 within the contentious redevelopment of the estate (1963-1977) were backed by the council and housing association Notting Hill Housing.

The scheme is on a 1ha acre site, which runs along Thurlow Street and was previously home to a former Amersham community centre.

The scheme includes a north block designed by HTA comprising 122 homes and 225m² of commercial space, plus a community facility including a library, after hours facility and meeting rooms.

Of the 122 new homes, 46 will be for social rent, 66 will be private and 10 will be for shared ownership.

A south block, designed by Duggan Morris, will include a health centre and an early years facility.

There will also be a new public square, designed to be a ‘focal point for the community’.

HTA Design managing partner Simon Bayliss said: ‘Plot 18 will establish the civic heart of this new neighbourhood being created through the redevelopment of the Aylesbury Estate.

‘Being situated on a mostly vacant site at the physical centre of the regeneration, the scheme sits at the crossing of improved new connections across the whole area, with a new civic square that provides greater opportunity for community interaction and activity.’

Two housing blocks – 300-313 Missenden and 57-76 Northchurch – comprising a total 34 flats will be demolished to make way for the plans. 

According to Southwark Council, the Missenden block has been empty for a ’number of years’, while the Northchurch block still contains three leaseholders and one secure tenant. A press officer told the AJ that the Northchurch block did not need to be demolished for the new buildings, but it would have to be flattened for the ’service diversions’ and to complete the public realm.

They added that the council was still negotiating with the three remaining leaseholders to purchase their flats. 

Notting Hill Housing project director Eleanor Purser said the approved plans for Plot 18 marked a ‘key milestone’ in progressing the Aylesbury regeneration.

She added: ‘These proposals build on the key landscape and design principles from the masterplan designs that were approved last year, creating a high-quality useful and attractive public open space for everyone, surrounded by community facilities that will help this neighbourhood thrive both now and in the future.’

In September, communities secretary Sajid Javid quashed a request relating to a different Aylesbury estate planning application for a compulsory purchase order to buy out eight remaining leaseholders on the first phase of the redevelopment – for 830 homes by HTA Design. 

Javid backed a planning inspector who said the proposal would breach the residents’ human rights. The planning inspector’s report stated: ‘The average offer to Aylesbury Leaseholder Group is £187,000 whilst a flat on the nearby Camberwell Fields development is £459,000.’

The AJ understands that Southwark Council is seeking a judicial review over Javid’s decision, which is expected to go to the High Court. 

The overall masterplan, for which HTA Design is the lead architect, provides for 3,500 homes and won outline planning permission in April last year.

While the total number of homes will increase by 1,225 – amounting to an extra 6,014 habitable rooms – the number of homes at a social rent will decrease by 778, equivalent to 1,323 habitable rooms. This is due to an increase in the quantity of private homes. 

Work began on Aylesbury, one of the largest housing estates in Europe, in the mid-1960s on a 28.5ha site near Elephant & Castle. Designed by Derek Winch of Southwark council’s architects’ department, its 2,759 flats were housed in long slab blocks between four and 14 storeys high.

In 1997, Tony Blair made his first speech as prime minister on the Aylesbury Estate, to demonstrate his commitment to improving life for the poorest in society.

Last year, a block on the estate was occupied by a group of housing activists protesting against the demolition of the estate and the gentrification of London.

The regeneration of the estate has also become a rallying point for campaign group Architects for Social Housing (ASH).

Project data

Client Notting Hill Housing Group:
Location Aylesbury Estate London Borough of Southwark
Type of Project 122 Flats, Library, Health Care Centre, Early Years Facility, Stay and Play, Community Offices and Retail around a new public square
Architects HTA Design LLP & Duggan Morris Architects
Landscape architect HTA Design LLP
Planning consultant GL Hearn
Structural engineer Aecom
Quantity surveyor Arcadis
Funding The project will be delivered within the context of the Development Partnership Agreement, agreed in April 2014, between Notting Hill Housing Trust and Southwark Council for the regeneration of the Aylesbury area.
Tender date June 2017
Start on site date January 2018
Completion date September 2020
Contract duration Two and half years
Gross internal area Residential 7,500m², library 850m², commercial 200m², health centre 3300m², early years 950m²

Aylesbury Estate masterplan showing net change of total number of homes

HR = Habitable rooms

rent homes
All affordable
Private homesAll homes           
Estate baseline

(HR 6,887)

(HR 6,887)
(HR 1,773)
(HR 8,660)
Early phases (L&Q) 148
(HR 541)
(HR 703)
(HR 591)
(HR 1,294)
NHH proposed FDS
and masterplan
(HR 5,023)
(HR 6,641)
(HR 6,739)
(HR 13,380)
Net change -778
(HR -1,323)
(HR +457)
(HR +5,557)
(HR +6,014)

Source: Aylesbury Now


  • 1 Comment

Readers' comments (1)

  • from Liam Hennessy, Architect, Aylesbury Road:
    The proposals for Aylesbury Estate Plot 18 are a 'sweetener' or cover, to hide the fact that the President-Elect of the RIBA, together with Notting Hill Housing - a so-called housing charity, and Southwark Council have embarked on a programme which will mean a permanent loss of social housing units on the Aylesbury Estate. The proposals are also wilfully destructive of our public realm, and in direct conflict with Southwark Council's own planning policies for the protection of Conservation Areas - Policy 3.18. I can illustrate this visually if you wish.

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