Aylesbury Estate's future considered by council

In 1997, new Prime Minister Tony Blair visited the Aylesbury Estate in south London. Even then, the rows of crumbling blocks of flats were in a sorry state.

Blair used it as the backdrop for a speech in which he pledged to tackle inner-city decay, saying "there will be no forgotten people in the Britain I want to build".

Almost 30 years on, most of the estate remains unchanged. The flats have deteriorated and declined further, with many now are abandoned and derelict.

But could the fortunes of the Aylesbury Estate be about to change?

A new Green and Liberal Democrat coalition is running Southwark Council, with leader James McAsh saying they would take the opportunity as a new administration "to reset the conversation and talk to residents about what can be done on the Aylesbury".

Invited residents, campaigners and housing experts attended a special summit last week to discuss a number of options for the estate:

• A full regeneration scheme - every existing building demolished and replaced
• Part regeneration and part refurbishment - some blocks refurbished and retained
• Full refurbishment of the existing stock
• Do nothing other than routine maintenance

McAsh said rebuilding the entire estate would have "huge implications for the climate emergency and it would be very disruptive" for people living there.

"Perhaps we should be looking at refurbishing the blocks, by taking the precious resource that we already have and turning them into homes that people deserve to live in."

Jean Barlett and Harry Matthews have both lived on the estate for more than 50 years and represent the area's Tenants and Residents Association (TRA).

Barlett now lives in a new apartment in an over 55's complex, built as part of the first phase of the site's regeneration.

She was concerned about the new plans and said: "I think there are some things on the estate that needs demolition, but I also think there are some that could be retrofitted.

"The biggest worry I think is going to come at the end, and that's funding.

"Where are they getting the funding from?"

Matthew said the council needed to "hurry up", adding: "They need to remember that people live here and other people see this in a negative way."

Felicia Johnstone, ward councillor and Labour member said she was worried about the new approach being taken by the coalition - in particular the possibility that some of the buildings could be renovated instead of demolished.

"We have limited structural surveys and we haven't seen a stock condition report of the full estate so it's hard to say if [retrofitting] is the best option.

"When we're talking about place making, it goes beyond homes. What will be there for young people and how are we serving the wider community?

"Those questions remain unanswered."

She said her other concern was funding, adding: "Right now there is limited funding for councils to do retrofitting."

An earlier redevelopment of the estate has been paused for some years after the partnership between Southwark Council and Notting Hill Genesis (NHG) collapsed.

Johnstone said: "We ended the partnership as they hadn't been delivering and there had been unacceptable delays."

In a statement NHG said: "Since the partnership between NHG and Southwark Council was established in 2014, we've met all our commitments to deliver new homes at each phase of the programme.

"There have been challenges beyond our control that have slowed progress, including the Covid-19 pandemic, a judicial review at the High Court and evolving building safety guidance, but our commitment to providing the high-quality homes so needed in the area remains unchanged."

When built, the Aylesbury Estate was Europe's largest public housing estate and often highlighted as a symbol of post-war urban planning and social ambition.

Designed by architect Hans Peter "Felix" Trenton and built between 1963 and 1977, the estate embraced modernist urban planning principles inspired by Le Corbusier, including standardised blocks, elevated pedestrian walkways, and generous access to sunlight and ventilation.

There were approximately 2,700 properties for 10,000 residents.

By the beginning of the 1980s the estate experienced physical deterioration, crime, and social challenges and it soon earned itself the reputation as one of the most notorious estates in the UK.

A major regeneration programme began in the 2000s, led initially by the New Deal for Communities and later by the Creation Trust and Notting Hill Genesis Housing.

The plan aimed to replace the original estate with 3,500 new homes, reintroduce gardens and parks, and improve social infrastructure.

The next stage for the residents of the Aylesbury will involve a second summit to discuss its future in February 2027.

However progress has been slow, with legal challenges, resident displacement, and delays leaving much of the original estate as it is today.

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