Key Points
- The Greater London Authority (GLA) has approved grant funding to support the construction of 326 social rented homes in Ilford, east London.
- Funding is being provided to real estate investment firm Meadow Partners following its official confirmation as a GLA Investment Partner in early 2026.
- The first of four grant-funding tranches has been released, enabling Meadow Partners’ registered social housing provider, MP Living, to commence work.
- Demolition and initial construction work are now underway at the site of the former Harrison Gibson department store on Ilford High Road, which has remained vacant for nearly ten years.
- The scheme is being delivered in partnership with the London Borough of Redbridge, which unanimously granted planning permission in May 2025 and will retain full nomination rights to assign local families to the properties upon completion.
- MP Living will retain long-term ownership and management of the residential development.
- Meadow Partners has confirmed a broader London pipeline with the capacity to deliver up to 1,500 affordable homes through public-private sector partnerships.
Ilford (East London Times) September 28, 2026 – The Greater London Authority (GLA) has officially released the first tranche of a multi-stage grant-funding package to real estate investment firm Meadow Partners, enabling the immediate commencement of a regeneration project that will deliver 326 social rented homes in Ilford, east London. The release of funds follows the formal confirmation of Meadow Partners as an accredited GLA Investment Partner in early 2026. The capital allocation, structured in four separate tranches, allows Meadow Partners’ dedicated social housing arm, MP Living, to finance the site preparation, demolition, and construction phases on Ilford High Road.
Work has already commenced at the site previously occupied by the former Harrison Gibson department store, a location that has stood vacant and unused for nearly a decade. The upcoming scheme will deliver 326 unit residences designed specifically for social rent, directly addressing local authority waitlists within the town centre. MP Living is managing the development process in direct partnership with both City Hall and the London Borough of Redbridge. Once construction concludes, MP Living will retain long-term freehold ownership and overall operational management of the residential estate, while Redbridge Council will hold nomination rights to ensure all properties are allocated to residents with demonstrated local housing needs.
The progression of the site follows a previous attempt at redevelopment by a different developer that failed to materialise. The current scheme achieved its main statutory milestone when Redbridge Council’s planning committee unanimously approved MP Living’s planning application in May 2025.
Regarding the partnership with City Hall and the local authority, Andrew McDaniel, director of MP Living and co-founder and partner at Meadow Partners, stated:
“London is experiencing huge demand for affordable housing yet faces immense challenges to deliver new supply. As a long-term investor in the affordable housing sector, we are proud of our collaboration with the GLA and Redbridge to bring this project to life – an example of the capabilities made possible by constructive, strategic public and private sector partnerships. With a wider pipeline of sites capable of delivering 1,500 homes across London, we are committed to continuing to grow our relationship with the GLA and bring much-needed affordable housing solutions across the capital.”
Expressing support for the housing development and its alignment with local municipal objectives, Kam Rai, leader of Redbridge Council, stated:
“Delivering high-quality, genuinely affordable homes for local families is one of our top priorities in Redbridge, and this project marks a major step forward.”
Expanding on the wider economic and urban impact of the development, Kam Rai added:
“Ilford is a thriving and growing town centre, and this development will strengthen that momentum, bringing new homes, renewed confidence, and a major boost to the area’s ongoing regeneration. We look forward to seeing this project take shape and to continuing our work to deliver more affordable homes across the borough.”
What Is the Background to the Harrison Gibson Site Redevelopment?
The site at the heart of this funding allocation was historically home to Harrison Gibson, a prominent independent department store that traded on Ilford High Road for over a century. Following the store’s closure, the substantial retail building fell into disuse, remaining completely vacant for nearly ten years. Over the subsequent decade, the unoccupied footprint became a prime focal point for urban regeneration efforts led by the London Borough of Redbridge, which aimed to revitalize Ilford town centre and address escalating housing demands in eastern London.
Prior to the involvement of Meadow Partners and MP Living, previous redevelopment proposals for the location encountered financial and logistical obstacles, failing to progress beyond early planning phases. The site’s stagnant state ended when MP Living submitted revised proposals tailored to social housing requirements, securing unanimous planning consent from Redbridge Council’s planning committee in May 2025. The scheme gained further operational momentum in early 2026, when Meadow Partners secured formal status as an accredited GLA Investment Partner, unlocking access to municipal housing grant frameworks designed to accelerate capital delivery across London.
How Will This Development Affect Local Residents and the Regional Housing Market?
The delivery of 326 social rented units on Ilford High Road directly impacts several primary groups within the local community and the broader housing economy in eastern London.
Impact on Local Waiting Lists and Low-Income Families
For households currently registered on the London Borough of Redbridge housing register, the scheme increases the supply of genuinely affordable, long-term tenure housing within the borough. Because Redbridge Council retains full nomination rights, the allocation process will directly target local families in temporary accommodation or severe housing need, offering stabilized rents pegged to local social rent scales rather than market rates.
Impact on Ilford Town Centre and Local Businesses
The removal of a long-standing vacant structure removes a site of urban decay on Ilford High Road. The introduction of over 300 households into the central town footprint increases local footfall, providing direct daily consumer support for local retailers, public transport links, and town centre services.
Impact on the Institutional Social Housing Sector
For private real estate investors and municipal governance bodies across London, the partnership model between Meadow Partners, MP Living, the GLA, and Redbridge Council serves as an operational template for equity-backed social housing delivery. With Meadow Partners aiming for a broader 1,500-unit pipeline across the capital, the successful deployment of GLA grant tranches on this site indicates a growing role for private investment firms operating as long-term registered providers alongside traditional housing associations.
