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Tustin Estate

Housing designed with and for the community

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Client: Southwark Council
Status: In progress
Location: Old Kent Road
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Collaborators

Plot C Architect Adam Khan Architects
Plot D Architect JA Projects
Landscape Architect Exterior Architecture
Community Engagement Beyond the Box
Structural, Civil and Flood Risk Engineering Heyne Tillett Steel
Environmental, Ecology, Arboriculture and Sustainability Consultant Greengage
MEP Engineer Loop
Project Management Pulse Consult
Planning Consultant HGH
Daylight, Sunlight, Consultant Delva Patman Redler
Transport Consultant Entran
Acoustics and Noise Entran

The sensitive, community-centred, re-design of a 1960s housing estate which forms part of Southwark Council’s Great Estates programme.

Collaborators

Plot C Architect Adam Khan Architects
Plot D Architect JA Projects
Landscape Architect Exterior Architecture
Community Engagement Beyond the Box
Structural, Civil and Flood Risk Engineering Heyne Tillett Steel
Environmental, Ecology, Arboriculture and Sustainability Consultant Greengage
MEP Engineer Loop
Project Management Pulse Consult
Planning Consultant HGH
Daylight, Sunlight, Consultant Delva Patman Redler
Transport Consultant Entran
Acoustics and Noise Entran
01 Repairing a 1960s council estate

Tustin Estate is located to the north of the Old Kent Road, a major arterial route in South-east London completed by the Greater London Council in 1969.

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 in September 2021.

dRMM's masterplan for the Tustin Estate
02 Working with and for the community

Following the project win, the design team have worked closely with the Tustin Estate community who have laid out their aspirations in a Residents Manifesto.

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.

 

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It has been a joy to work with the engaged and active community at the Tustin Estate. Their Residents Manifesto has been an invaluable tool in helping us to shape the future of the estate.
Judith Stichtenoth
03 New homes for local people

Phase 1 of the project includes 167 homes for existing residents, avoiding offsite rehousing.

Ensuring the residents are rehoused in high-quality homes on the estate makes Tustin Estate an exemplar of estate redevelopment. 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 1 is spread across three sites on the estate and includes 167 new homes for existing residents. In keeping with the diversity of the estate community, the dRMM-led team is made up of three architecture practices, each delivering a different plot. dRMM are working to deliver Plot G at Ilderton Road. Adam Khan Architects are delivering Plot C and JA Projects are delivering Plot D. Existing, council-owned, terrace housing at Manor Grove will be refurbished as part of this phase.

Tustin Estate Resident Victoria Durodola's design for a community library
Tustin Estate Resident Victoria Durodola's design for a community library
04 Activating the estate's landscape

The future vision for the estate retains and reinforces the existing green oasis and community spirit that currently underpins the estate.

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.

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Ilderton Road
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Hillbeck Close
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Manor Grove
05 Placing education at the heart of the estate

Pilgrims’ Way Primary School sits at the heart of the estate and is a much-loved community asset, providing quality education for the children of the estate and surrounding neighbourhood.

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.

Model showing the curved school situated on Tustin Common at the heart of the Tustin Estate

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