Hundreds of new homes are ready for occupation at Gascoigne Estate in Barking
Design centred on Scandinavian principles of equitable living and wellbeing
The latest phase of the Gascoigne Estate regeneration, ‘West Phase 2’,has recently completed, marking a significant milestone in Barking’s wider transformation and delivering hundreds of new affordable homes.
Developed by Be First, London Borough of Barking and Dagenham’s urban regeneration company, and designed by White Arkitekter, West Phase 2 comprises 386new homes and a 1,500 sqm playground. The homes are arranged into five apartment blocks ranging in height from 9 – 20 storeys and three storey townhouses framing the three courtyards.
The reimagining of the Gascoigne Estate is at the heart of the council’s ambition to regenerate Barking as one of London’s greenest, most affordable, and sustainable neighbourhoods - based on high-quality Scandinavian urban design principles of equitable living, climate resilience and wellbeing. To foster a diverse and inclusive neighbourhood, the homes contain a mix of 60% affordable rent, with a significant proportion of larger family homes, and 10% of homes across the scheme are wheelchair accessible. Importantly, the design across the whole estate is tenure blind.
These Scandinavian urban design principles respect the local context while adding to London’s rich mix of old and new architecture. Through thoughtful design elements, including high-performance building fabrics and dual aspect homes with natural lighting and shared and private gardens, the neighbourhood has achieved a balance between preserving its heritage and embracing modern development to fuel social wellbeing and a sense of community.
Sustainable measures have been integrated throughout the masterplan in support of the Borough’s 2030 climate neutrality goal. All homes are linked to a district heating system where water source heat pumps from the River Roding supply 69% of the heat.
The geometry and orientation of the buildings are optimised for minimal energy consumption, combined with solar PV panels on all the towers to maximise renewable energy generation. The landscaping of the site includes a green buffer of trees and rain gardens to enhance urban nature and biodiversity and promote climate resilience.
The place making strategy across the estate follows a landscape-led approach, which promotes walking, shared amenities and reinforces existing routes. West Phase 2 acts as a gateway to Gascoigne West and a convergence point of routes through and around the estate, linking it to Barking Town Centre. The’15-minute neighbourhood’ concept is upheld throughout by strengthening pedestrian and cycle routes. This improves access to Barking station, Barking Town Hall, the town centre, shops, library, Gascoigne Square, Abbey Grounds, four schools, the River Roding, Barking Creek and Great fields Park – all of which are within a 15-minute walk.
In addition to the new 1,500m2 park, play is incorporated into the public realm and extended to include less formal play spaces and streets. This gives priority to pedestrians over vehicles and creates a safe zone close to the homes.
Through White Arkitekter’s ‘Places for Girls’ research, a co-design method was adopted to gauge the needs and responses of young people who would ordinarily struggle to have a voice in the consultation processes. The team conducted co-design workshops with a school group from the existing estate, championing a collaborative approach and gaining valuable insights into the types of public, play and sheltered spaces they needed to enhance their new neighbourhood.
At East Phase 2, which completed in 2023,the new buildings and public realm were designed in close collaboration with the local community. Over the course of five months, White Arkitekter and engagement consultants Soundings engaged with 190 residents and local schools, through a number of events and meetings. East Phase 2 delivered 430 apartments and four townhouses across five tenure blind blocks with 11 buildings in total.
White Arkitekter created the overarching place making strategy for the Gascoigne Estate, having previously delivered West Phase 1, East Phase 2 and now the latest completion of the regeneration scheme, West Phase 2.
Linda Thiel, Partner at White Arkitekter, said: “This project gave us the opportunity to improve the quantity and quality of housing available for local people in Barking and enable a paradigm shift in how the public spaces can be used; a move from estate to neighbourhood. Appointed for both the architecture and landscape, we ensured our vision for this inclusive neighbourhood extended beyond the homes, allowing us to focus on equitable living and climate resilience.”
Tim Porter, Delivery Director at Be First, said: “The completion of West Phase 2 is a significant milestone for Be First, being one of our largest projects to date and continuing the delivery of one of London’s largest regeneration schemes at Gascoigne Neighbourhood. The transformation of the neighbourhood has focused on place making, affordability, sustainability and community impact to create safe, warm, and affordable housing and turn the area into a highly desirable place for people to live.”
Team:
Client: London Borough of Barking & Dagenham; Be First
Architect: White Arkitekter
Contractor: Wates Residential
Executive Architect: tp bennett
Landscape Architect: White Arkitekter, fabrik
Structure & Civil Engineer: Mason Navarro Pledge; Mott MacDonald
MEP Consultant: Aecom
MEP Specialist: ESG PLC
Energy & Sustainability: Aecom; Energist UK
Environmental Consultant: Aecom; Hodkinson
Fire Consultant: Aecom; Hoare Lea
Planning Consultant: Be First; Avison Young
Design manager: Plan A Consultants Ltd
Transport: PBA; Stantec
Arboriculture: Sharon Hosegood Associates
Construction Consultant: Silver Development & Construction Group
Employers Agent: Calford Seaden
Façade Consultant: Eckersley O’Callaghan Engineers
Principle Designer: John Rowan & Partners
Acoustics: RBA Acoustics
Geotechnical Consultant: Technician & Environmental Associates
Archaeology Services: AOC Archaeology
Building Insurer: LABC Warranty
Building Control Officer: Hertfordshire Building Control
Photography: Paul Riddle photography
