Tustin Estate

Currently, the estate includes 299 homes in three towers and six low rise blocks, the Pilgrims Way Primary School and a selection of local businesses which front onto the Old Kent Road.

Owing to the bad state of repair of the homes on the estate, in February 2021, a resident’s ballot was held, where the existing estate residents voted in favour of redevelopment of the estate.

The vote was the culmination of a 10-month long resident-led design feasibility exploration by the ‘Common Grounds’ team led by DSDHA Architects. dRMM working with Adam Khan Architects and JA Projects won a Southwark Council competition to take design work forward for Phase One in September 2021.

As the dRMM led design team was appointed to the project after the feasibility study and Resident’s Ballot, it was important for the engagement process to acknowledge the input received from residents to date, ensuring there was continuity without repetition. Therefore, the Design Team’s engagement strategy focused on continuing to work with established resident groups such as the Tustin Residents Association, Resident Project Group and Design Subgroup, whilst complementing this by designing a series of engagement events to broaden outreach and focus on specific topics and groups.

To ensure the views of residents helped shape the design, the project team worked collaboratively with Beyond the Box Consultants to host weekly drop-in sessions, events targeting younger and older residents and community exhibition days. Monthly project updates have ensured the residents continue to input into the design as it evolves.

Social equity is embedded through the provision of 690 homes, comprising 68% affordable housing made up of council rent, shared equity, key worker accommodation and homes for over 55s. Homes for private sale will be included to raise funds for the council housing.

Phase One, which is currently onsite with completion due in 2025, is spread across three sites on the estate and includes 167 new homes for existing residents. Existing, council-owned, terrace housing at Manor Grove will be refurbished as part of this phase.

Phase Two, designed in collaboration with McCloy + Muchemwa, has been submitted for planning and delivers 295 homes at the east of the Estate. A mixture of maisonettes, and one–, two– and three-bedroom flats across four buildings provide 151 affordable homes and 144 private tenure homes. The core objective for Phase Two is to produce a quality building design to complement Phase One and continue the creation of a vibrant community focused redevelopment, whilst ensuring an efficient buildable design. 

At the heart of the estate an enlarged and enhanced Tustin Common provides a framed centrepiece for the estate. Pocket parks, active plazas, ‘play on the way’ and walking routes will provide a range of activities and enjoyment of spaces, while enhancing passive surveillance and safety across the site.

A network of pedestrian-friendly streets and routes will connect Tustin Common to surrounding open spaces and parks, including Bridgehouse Meadows and Brimmington Park. A future pedestrian and cycle path (the Quietway) is incorporated through the estate, intended to provide an alternative route parallel to the Old Kent Road and link the new Gasholder Park via Devon Street to the west with Bridgehouse Meadows in the north-east.

The school will be replaced as part of the estate redevelopment. The remodelled primary school, positioned as a pavilion in a central garden will serve as the centrepiece for Tustin Estate. The new school building will be at the civic heart of the estate, with access to green space and provision of important community infrastructure.