Harold Hill New Homes: Havering & Wates Regen 2026

Key Points

• Havering Council and Wates Residential are collaborating on the Chippenham Road regeneration in Harold Hill, part of the £1.5 billion 12 Estates Regeneration Programme to deliver 3,500 new affordable homes across the borough.
• Phase two involves demolishing empty buildings on Chippenham Road to build 138 new one- to four-bedroom affordable homes on land off Chippenham Road and Kings Lynn Drive.
• The project is shaped by direct input from local Havering residents and Wates staff who live in the area, ensuring community-led design.​
• Planning permission was granted by Havering Council’s Strategic Planning Committee on 27 February 2025.
• Phase two launched on 12 August 2025, marked by a site visit from councillors including Cllr Ray Morgon, Leader of Havering Council.
• Demolition works at the site were completed by late October 2025, paving the way for construction.​
• The development includes shared green spaces, community gardens, play areas, and allotments to promote wellbeing and community engagement.
• This initiative doubles the number of council-rented properties and affordable housing in the borough, one of London’s biggest social housing regenerations.
• Sustainability is central, with safe, green, accessible spaces; Havering secured £66m in funding and has a strong track record via the Greater London Authority’s Council Homes Acquisition Programme (CHAP).
• It forms part of the Harold Hill Town Centre vision, revitalising the area with high-quality shops, services, sustainable housing, and enhanced public spaces.​
• Additional related developments include Farnham and Hilldene (481 homes, over half affordable), Blocks 9 and 10 at Waterloo and Queen Street, and 18 modular homes for temporary accommodation families.​
• Quotes from key figures: Cllr Ray Morgon; Hugh Jeffery, Regional Development Director at Wates Residential; Katrina Singcuenco, Design Manager at Wates; local residents via community input.

Harold Hill (East London Times) March 24, 2026 – Havering Council and Wates Residential are advancing a landmark housing regeneration on Chippenham Road, directly shaped by input from local residents and staff who live in the area, as phase two progresses following demolition completion.

What Is the Chippenham Road Regeneration Project?

The Chippenham Road regeneration forms phase two of the Harold Hill Town Centre vision and the broader 12 Estates Regeneration Programme, a £1.5 billion joint venture between Havering Council and Wates Residential. This ambitious scheme aims to deliver 3,500 new local homes across 12 council estates, doubling the borough’s council-rented and affordable housing stock. Specifically, the Chippenham Road site will see 138 much-needed one- to four-bedroom affordable homes built on disused land off Chippenham Road and Kings Lynn Drive, replacing empty buildings.

As reported on the Havering Council website, the project launched phase two with a demolition to clear the site for these new homes. Thehaveringdaily.co.uk noted in April 2024 that the land was earmarked for four apartment blocks offering a mix of property sizes. By February 2025, Havering Council’s Strategic Planning Committee granted full planning permission on 27 February, as detailed in the council’s official announcement.

Who Is Leading the Harold Hill New Homes Scheme?

Havering Council and Wates Residential spearhead the effort, with councillors like Cllr Ray Morgon, Leader of Havering Council, actively involved. A site visit on 12 August 2025 marked the phase two launch, attended by councillors to oversee progress. Wates Residential’s team includes local residents contributing to design, as highlighted in a March 2026 Wates update.

Hugh Jeffery, Regional Development Director at Wates Residential, stated in the Havering Council article from 27 February 2025:

“We are proud to be working with Havering Council on this landmark regeneration project. As well as providing much-needed new homes, the scheme has been an opportunity to put sustainability at the heart of design, creating safe, green, accessible spaces that represent a new chapter for Harold Hill.”​

How Are Local Residents Shaping the Development?

Uniquely, the scheme is led by input from Havering residents and Wates staff living locally, ensuring designs reflect community needs. This people-powered approach fosters ownership, with features like community gardens and play areas emerging from such collaboration.​

Katrina Singcuenco, Design Manager at Wates, shared in a Wates Residential update from 18 March 2026:

“I’d love to see it filled with thriving plants and people enjoying the space together. My hope is that it becomes a welcoming, vibrant part of the neighbourhood that everyone feels proud of.”

Havering councillors visited the site in March 2026 to meet these local Wates representatives delivering the regeneration.​

The This Is Local London article emphasised:

“The new housing development shaped by people who actually live in the area,”

underscoring resident-led elements in the Chippenham Road plans.

When Did Key Milestones Occur in the Project Timeline?

Planning permission came on 27 February 2025, as approved by the Strategic Planning Committee. Phase two officially launched on Tuesday, 12 August 2025, with the councillors’ site visit at Chippenham Road. Demolition of empty buildings completed by 28 October 2025, as reported by The Havering Daily:

“Havering Council and Wates Residential have hit a major milestone in the borough’s 12 Estates Regeneration Programme with the completion of demolition works at Chippenham Road in Harold Hill.”

Councillor Ray Morgon, Leader of Havering Council, said during the August 2025 launch, as per the council’s site:​

What Features Will the New Homes and Spaces Include?

The 138 homes will offer one- to four-bedroom options in four apartment blocks. Developments incorporate shared green spaces such as community gardens, play areas, and allotments to encourage engagement and wellbeing. These elements prioritise sustainability, accessibility, and community vibrancy.

Wates’ 14 August 2025 announcement detailed:

“The development will incorporate shared green spaces such as community gardens, play areas, and allotments, all designed to encourage community engagement and promote wellbeing.”​

Why Is This Regeneration Vital for Havering?

London faces an urgent need for social housing, prompting the Greater London Authority’s CHAP to enable councils to buy 10,000 new homes. Havering secured £66m in funding, boasting a strong track record in affordable housing delivery. This project revitalises Harold Hill with high-quality shops, services, sustainable housing, and enhanced green spaces.

As one of London’s largest social housing regenerations, it addresses shortages by doubling affordable options for locals.

How Does Chippenham Road Fit into Wider Havering Plans?

Chippenham Road is integral to the 12 Estates Programme, alongside Farnham and Hilldene (481 homes, more than half affordable), recently approved Blocks 9 and 10 at Waterloo and Queen Street, and 18 modular homes for families in temporary accommodation. The programme spans multiple sites to transform council estates borough-wide.

LDD News reported on 28 February 2025:

“Havering Council has approved plans for 138 new affordable homes in Harold Hill, marking a key step in the area’s £1.5 billion regeneration.”

What Challenges and Next Steps Lie Ahead?

With demolition complete, construction of the 138 homes is the immediate focus, building on resident-shaped designs. The joint venture continues across 12 estates, with ongoing community input to sustain momentum. No specific challenges were detailed in reports, but the scale underscores coordination needs between council, Wates, and residents.