Key Points
- Newham Council and partners have approved and delivered hundreds of new affordable homes across the borough, with major developments at Silvertown, East River Wharf, and The Didsbury.
- Silvertown regeneration, one of London’s largest, will deliver around 6,500 homes—50% affordable—including 326 just approved and the first 106 due for completion by autumn 2025.
- East River Wharf has completed 207 affordable homes, marking a milestone in the Riverscape development.
- The Didsbury in East Ham has launched 71 new affordable homes for families on Newham’s housing waiting list.
- Noele Gordon House, Newham’s first affordable later living scheme, has opened, offering 75 homes for older residents.
- The Mayor of Newham, Rokhsana Fiaz, has welcomed these projects as part of a wider strategy to address the borough’s acute housing crisis and support vulnerable residents.
- Newham’s affordable housing drive is supported by partnerships with The Guinness Partnership, Ballymore, Oxley, Homes England, and Populo Living.
- The borough has delivered more than 1,000 genuinely affordable homes in the past two years and aims for 7,400 by 2040, with 70% at affordable rent levels.
- The government’s new Planning and Infrastructure Bill and Renters’ Rights Bill are expected to further boost affordable housing and protect tenants’ rights.
- Newham faces ongoing challenges with homelessness, with households in temporary accommodation rising from 2,877 in 2013/14 to 6,685 in 2024.
Newham’s Mayor Welcomes Landmark Affordable Housing Developments Amid Borough’s Regeneration Surge
What Are the Latest Affordable Housing Projects Announced in Newham?
Newham’s Mayor, Rokhsana Fiaz OBE, has welcomed a series of significant affordable housing milestones as the borough undergoes rapid regeneration. The latest wave includes the approval and completion of hundreds of affordable homes across key sites, including Silvertown, East River Wharf, and The Didsbury, as well as the opening of Noele Gordon House, a dedicated later living scheme for older residents.
How Many Affordable Homes Are Being Delivered at Silvertown and Who Is Involved?
As reported by Lendlease, plans for an additional 326 affordable homes at Silvertown, located in the heart of the Royal Docks, were approved by Newham Council’s Planning Committee in January 2025. These homes will be delivered in partnership with The Guinness Partnership, with construction set to begin in autumn.
Jess Wallis, Development Director for Lendlease, told Lendlease Insights:
“These new affordable homes are urgently needed in Newham, and their early delivery highlights the strength of the partnerships and commitment to collaboration that are driving the Silvertown regeneration forward. Progress on leasing the first retail units and improved access to Victoria Dock are exciting examples of how this scheme will have a positive impact on the lives of people already living in the area as well as establishing Silvertown as a unique destination within London.”
Kevin Williams, Group Director of Development and Commercial Services at The Guinness Partnership, added:
“We are proud to be bringing the next 326 affordable homes to this ambitious new neighbourhood in Newham. These are part of the next phase of the new Silvertown development, where we will be delivering over 700 new affordable homes. We are really pleased to be part of Silvertown’s exciting future.”
The Silvertown project is one of London’s largest regeneration schemes, transforming a 60-acre site that has been largely vacant for four decades. The project will ultimately deliver around 6,500 new homes, with about half designated as affordable, alongside new retail units, jobs, and community infrastructure.
What Is the Progress at East River Wharf and Who Are the Key Partners?
According to Legal & General Affordable Homes, the completion of 207 new affordable homes at East River Wharf marks a pivotal milestone for the Riverscape development in the Royal Docks. The project, a collaboration between Ballymore, Oxley, Homes England, and Legal & General Affordable Homes, was celebrated with a handover ceremony attended by local councillors and the Deputy Mayor of Newham.
The new homes include a mix of shared ownership, affordable rent, and social rent properties, providing much-needed options for local residents. Nigel Barclay, Director of Loans at Homes England, commented:
“It is exciting to see the new community at Riverscape taking shape with the completion of these new, quality affordable homes. With support from the Government’s Levelling Up Home Building Fund, Riverscape will rightly form an integral part of the wider Royal Docks site and go some way to address the housing need in Newham.”
What Has Been Delivered at The Didsbury and What Are Residents Saying?
On 21 February 2022, The Mayor of Newham, Rokhsana Fiaz OBE, launched The Didsbury development in East Ham, which includes 71 new genuinely affordable homes for families on the council’s waiting list. The development, built by Populo Living, Newham Council’s wholly owned housing company, features 148 homes in total, with the remainder available for private rent to help ease local housing pressures.
Mayor Fiaz told Populo Living:
“I was delighted today to welcome two new residents to their new homes at The Didsbury, whose 71 new genuinely affordable homes help meet my promise to start building 1,000 new council-owned homes by May 2022. As Mayor, it is people like these I am elected to champion and that’s why I am committed to making sure Newham Council does all that it can to provide local people with the homes they deserve and can afford.”
Resident Shamim Akhtar, who received keys to her new flat from the Mayor, shared her experience:
“I am over the moon to be moving into my beautiful new home. It is perfect for my needs unlike my previous private rented flat. My new home is spacious and will allow me to live a better quality of life. The whole experience of finding my flat has been made wonderful, everyone has been really helpful, and I really needed that. I now have someone I can turn to if there is a problem.”
What Support Is There for Older and Vulnerable Residents?
In April 2025, Mayor Rokhsana Fiaz OBE officially opened Noele Gordon House in East Ham, Newham’s first affordable later living scheme. Delivered by Populo Living, the development provides 75 modern, energy-efficient homes designed for older or more vulnerable adults. This initiative aims to support independent living and free up larger family homes elsewhere in the borough, aligning with the council’s broader housing strategy.
How Are These Developments Addressing Newham’s Housing Crisis?
Mayor Fiaz, speaking to Newham Council News, highlighted the scale of the challenge:
“Newham is one of the fastest growing, youngest, and most diverse boroughs in the country. We have more than 351,000 people living in Newham. We are the third fastest growing borough in London and our people need and deserve high quality, genuinely affordable housing, in attractive and vibrant neighbourhoods.”
She added that Newham has delivered over 1,000 genuinely affordable homes in the past two years as part of the Building a Fairer Newham programme, with more than 1,056 affordable homes and an additional 25 low-cost shared ownership homes set to be delivered soon.
However, Mayor Fiaz also acknowledged that building new homes alone will not solve the housing crisis, noting a 16% increase in homelessness in Newham over the past year and a rise in households in temporary accommodation from 2,877 in 2013/14 to 6,685 in 2024. She welcomed the government’s Renters’ Rights Bill, which aims to end “no fault” evictions, as a crucial step in preventing homelessness.
What Are the Wider Regeneration Plans and Future Outlook for Newham?
According to Newham Citizen, the borough is set for major changes in 2025, including the opening of the Silvertown Tunnel, a new community centre, and the borough’s first hyper-scale data centre. The Silvertown housing development will eventually deliver around 6,500 homes, with the first 106 affordable units expected to be completed by autumn 2025.
The regeneration is a joint effort involving Berkeley Homes, the council, the Greater London Authority, Homes England, and Peabody, with a target of 40–50% affordable homes, new schools, and improved transport links.
Mayor Fiaz previously stated:
“The start of this first phase of the Silvertown regeneration scheme is another major milestone in the transformation of the historic Royal Docks in Newham. Bringing to life a brand new neighbourhood, there’ll be around 6,500 homes, vibrant community spaces, improved infrastructure and loads of job and training opportunities for local people.”
How Is Newham Ensuring Long-Term Affordable Housing Delivery?
Populo Living, Newham Council’s housing company, is central to the borough’s long-term housing strategy. The company aims to deliver 7,400 homes by 2040, with 70% at affordable rent levels. The council plans to invest up to £1.2 billion in Populo’s housing projects over the next 15 years, underlining its commitment to tackling the housing crisis.
In summary, Newham’s affordable housing drive is gathering pace, with hundreds of new homes completed or approved in landmark regeneration projects. While challenges remain, particularly around homelessness and temporary accommodation, the borough’s leadership and partnerships are delivering tangible progress towards a fairer, more inclusive future for its residents.
