Aberfeldy Village, soon to be rebranded Oxbow, is a landmark redevelopment in East London, ten years into a 20-year timeline. In 2012 housing and community association Poplar HARCA and EcoWorld London, at the time known as Willmott Dixon Regen, formed the Aberfeldy New Village LLP joint-venture partnership (The Partnership) and gained planning permission for a widescale redevelopment.

To date, the project has delivered 678 homes of all tenures, a residents’ gym and lounge, a new public park called East India Green and public art created in collaboration with the local community. A further 223 homes, a GP surgery, a community centre, café and retail units are under construction. The Partnership has ambitions to create a further 1,500- 2,000 homes alongside amenities, workspace, retail, and infrastructure improvements over the next decade. Homes are a combination of build to rent, shared ownership, private ownership and social housing, all brought together with shared amenities and public realm. An example of The Partnership’s dedication to reflect the area’s history is the meanwhile use in place on Aberfeldy Street. Prior to redevelopment, a refurbishment of the retail units includes the addition of vibrant street art reflecting the local community. As with the whole development, the personality and needs of the diverse community are given the highest priorities.

Describe this place and the point it has reached in its development, as well as when it is expected to complete.

Aberfeldy Village, soon to be rebranded Oxbow, is a landmark redevelopment in East London. Ten years into a 20- year timeline, it has reached a pivotal moment; the implementation of a completely reimagined masterplan that reflects the changing nature of both the area and the UK population’s attitudes towards the environment and neighbourhood living. The original Aberfeldy Estate was developed post-war following destruction during the second world war, and in 2009 the decision was made to regenerate the estate.

In 2012 housing and community association Poplar HARCA and EcoWorld London, at the time known as Willmott Dixon Regen, formed the Aberfeldy New Village LLP joint[1]venture partnership (The Partnership) and gained planning permission for a widescale redevelopment. To date, the project has delivered 678 homes of all tenures, a residents’ gym and lounge, a new public park called East India Green and public art created in collaboration with the local community. A further 223 homes, a GP surgery, a community centre, café and retail units are under construction.

The Partnership has ambitions to create a further 1,500-2,000 homes alongside amenities, workspace, retail, and infrastructure improvements over the next decade. The Partnership’s vision is clear: to create a place and foster a community that welcomes and enriches those who visit, stay and play. This vision is founded on four pillars: proudly made of East London, creatively made, live well and celebrating community. By publishing a placebook detailing these pillars, The Partnership has ensured it will maintain these commitments as the long project progresses.

Why should this place be recognised with a Pineapple Award? How has it made a promising start on the journey to completion?

The regeneration of Aberfeldy Village deserves to win the Place in Progress Award due to the outstanding homes and community improvements already delivered, as well as the project’s bold ambitions. Plans have been derived through community engagement such as workshops and events to ensure people’s needs are being fully met. Now halfway through redevelopment, Aberfeldy Village is a true reflection of London’s communities. Homes are a combination of build to rent, shared ownership, private ownership and social housing, all brought together with shared amenities and public realm.

The Partnership has created truly mixed-tenure living, delivering the infrastructure needed for everyone to thrive. An example of The Partnership’s dedication to reflect the area’s history is the meanwhile use in place on Aberfeldy Street. Prior to redevelopment, a refurbishment of the retail units includes the addition of vibrant street art reflecting the local community. As with the whole development, the personality and needs of the diverse community are given the highest priorities. The aim is to create a safer, more active high street that provides opportunities for local people and businesses.

In May, Aberfeldy Village will be rebranded as Oxbow, a name inspired by the bow- shaped bend in the Lea river. This links the development to the river and the vibrant history the area has witnessed, from the 18th century spice trade to the modern-day digital arts. Overall, Aberfeldy Village is an outstanding example of what can be achieved through real community engagement and respect for a place’s history.

How are you responding to changes in changing demographics, shifting policy, transport habits and the climate crisis since winning planning and as the project unfolds?

East London has transformed hugely in the decade since the Aberfeldy Village redevelopment began. Regeneration was sparked by the 2012 Olympic Games and a wave creative and digital businesses and residents flocked to the area. More locally, neighbouring developments have emerged that weren’t considered a decade ago, such as the redevelopment of the Leven Road Gasworks with 2,800 homes and a new secondary school. Reaching a midway point, The Partnership took the opportunity to pause and reimagine the scheme.

The result is a new, much bolder masterplan that reflects today’s environment. Derived from engagement with the local community, the plan will enhance local connections, create a 24/7 destination and support local businesses. An art strategy has engaged many of those who live and work in the area, alongside community spaces. Crucially the new masterplan provides an opportunity to reflect the changing priorities of London’s residents as well as the UK’s policies. Climate change and air pollution have kickstarted discussions about how to improve the environment.

Today’s appetite for change is allowing The Partnership to move towards building infrastructure that promotes cycling, walking and public transport rather than car travel. Ten years ago, the development mainly housed people who worked in Canary Wharf and travelled to other areas of London for evening and weekend entertainment and retail. Today, people are far more interested in what is on their doorstep – restaurants, bars, retail and workspaces. The new masterplan responds with increased provision for the amenities that residents want.

Please share any figures that support your entry – for example, attendance figures, support for planning, community feedback, Article references or quotes from supporters or reviews in the media may also be included.

Between December 2018 and March 2019, the development team spoke to local residents to understand their priorities for the forthcoming development and how they feel about development so far. As well as valuable feedback on how the area could be improved, residents said the following about what has been achieved so far:

 “I love the convenience of things here and the landscape is beautiful.”

“Because it’s closed off it’s quiet, that can feel a bit isolated, but strangely has made a better community. I know more people here after 3 years than I knew in the 10 years I lived in Bow!”

Press coverage of the development has been extremely positive. From the Evening Standard, 28th September 2019: “Olga Derevianchenko bought a studio apartment in Aberfeldy Village, Poplar, modelled on the old East India Dock warehouses. Olga says she fell in love with the floor-to- ceiling windows and the view from her balcony of Canary Wharf at night.”