Affordable Housing Guide

News from Darren Johnson (past staff): Estate regeneration to cause large loss of affordable housing

04 February 2016

New figures obtained from the GLA by Darren Johnson AM show that estate regeneration schemes in London are set to lead to the net loss of 1,389 affordable homes, and more dramatically the net loss of 7,326 social rented homes [1]. These are schemes with planning permission, but that have not yet started or been completed.

Separate figures published by the Mayor of London, requested by Darren, also reveal that estate regeneration in the Mayor’s Housing Zones will lead to a net increase in all types of homes that is 3,099 lower than the Mayor has claimed, due to demolitions of existing homes. The Mayor has not yet provided a breakdown for types of affordable homes.

Darren Johnson AM commented:

“Under the cover of tired stereotypes about sink estates, the Mayor is whittling away at homes that are genuinely affordable to Londoners. He then tries to deceive by talking about new homes being built, without mentioning all those he is knocking down. With a few exceptions, estate regeneration has been a complete disaster in London and has made our housing crisis worse.

“It’s time he called a stop to the demolitions and got behind community-led plans to renovate estates, with infill development where it makes sense and demolition where it’s absolutely necessary.”

Borough-level breakdown

The following table shows the net change in homes of different tenures, to be expected from estate regeneration in the coming years.

The 'net change' figures take account of new homes being built, and existing homes being demolished. For example, if 100 social rented homes were demolished and replaced with 10 new social rented homes, the net change would be -90.

Council Social rented Intermediate Affordable rent Market
Barking and Dagenham 8 512 -593 228
Barnet -618 244 0 3795
Bexley -542 256 333 334
Brent -163 50 0 385
Bromley 0 0 0 37
Camden 170 144 0 729
Croydon -7 31 21 426
Ealing -1094 554 0 2267
Enfield -189 69 93 371
Greenwich -1479 282 -268 2555
Hackney -915 1028 15 3343
Hammersmith and Fulham 598 111 0 4252
Haringey 10 0 0 8
Harrow -98 22 0 412
Havering -168 30 0 244
Hillingdon -31 0 0 0
Hounslow 15 0 0 0
Islington 181 22 0 253
Kensington and Chelsea 0 30 0 366
Kingston upon Thames -15 0 0 0
Lambeth -420 393 299 1531
Lewisham 236 156 121 974
London Legacy DC 0 12 -1 17
Merton -35 19 19 40
Newham -286 381 77 1337
Southwark -2051 384 69 2755
Sutton -486 87 79 357
Tower Hamlets 27 422 315 3810
Wandsworth -14 35 20 371
Westminster 40 40 24 506
(blank)        
Grand Total -7326 5314 623 31703

Notes to editors

[1] Figures were obtained from the GLA’s London Development Database, and include schemes that involve the replacement of 15 or more units, of which at least 10 are affordable. This data is augmented by cases that supersede part of these schemes, as well as cases with the word 'Estate' in the scheme name to help pick up the detailed permissions that replace or supplement the units in the initial (outline) scheme.

[2] Figures published in response to questions from Darren: https://www.london.gov.uk/sites/default/files/hz_er_estate_regeneration_in_housing_zones.pdf