Public-Private Deal Brings Affordable Homes and Bridges to West Ham
In a significant milestone for one of London’s most ambitious regeneration projects, the Berkeley Group—working closely with the Greater London Authority (GLA), the London Borough of Newham, Homes England, and Peabody—has successfully delivered the first 110 affordable homes at TwelveTrees Park in West Ham. Alongside the new homes, two new pedestrian bridges have been completed, reconnecting the formerly isolated site to the surrounding community and infrastructure after decades of separation.
TwelveTrees Park, a 26-acre regeneration site once occupied by a Parcelforce depot, is being completely transformed into a sustainable, well-connected, and inclusive urban neighborhood. Formerly cut off by extensive railway and underground lines, the site was largely inaccessible and underutilized. Today, this transformation marks the start of a new chapter in East London’s development—one centered on accessibility, community integration, and long-term social value.
Delivering Affordable Housing and Reconnection
The first phase of the development includes 110 affordable homes: 45 for social rent and 65 available under shared ownership schemes. These homes are designed to address the acute housing needs in the borough, with a focus on supporting local families and residents who have been disproportionately affected by London’s housing shortage.
The completion of the two pedestrian bridges is another transformative step. The bridges physically reconnect TwelveTrees Park to West Ham Station, slashing journey times from 20 minutes to just two. This is more than a matter of convenience—it’s about equitable access to employment, education, and citywide transport. It also symbolizes a reconnection between a previously isolated space and the wider community, with knock-on benefits for local businesses and public services.
When fully built out, TwelveTrees Park will include more than 4,700 homes in total, of which 1,650 will be affordable, representing a major investment in the borough’s future. The mix of tenures is carefully planned to encourage socioeconomic diversity and long-term community resilience. Notably, many of the affordable homes will be allocated for social rent, specifically addressing the demand for family-sized units in Newham.
A Vision for Community and Infrastructure
But the vision for TwelveTrees Park extends well beyond housing. As part of this multi-phase development, the masterplan includes a 1,000-student secondary school, a 12-acre Wi-Fi-enabled public park, commercial and retail spaces, and community facilities. The new park will serve as a green lung in a dense urban area, offering recreation space and opportunities for leisure and wellbeing for new residents and existing local communities.
Moreover, a new station entrance will be integrated into West Ham Station, enhancing accessibility and reinforcing the site’s role as a transit-oriented development. By providing easy access to five different rail and tube lines, the site is poised to become a commuter-friendly hub that reduces dependency on cars and supports environmentally sustainable travel choices.
The project will create over 8,000 construction jobs during its build-out and more than 500 permanent jobs once the new commercial and community spaces are occupied. As a result, TwelveTrees Park is not just building homes; it is cultivating a robust local economy, creating training opportunities, and fostering inclusive economic growth.
Public-Private Partnership Driving Transformation
The success of TwelveTrees Park to date is a testament to the power of collaboration. The regeneration is being delivered through a strong public-private partnership, uniting the expertise, funding, and vision of public bodies with the delivery capabilities of private sector developers.
Harry Lewis, Divisional Land and Development Director at Berkeley Group, emphasized this point in his remarks at the opening celebration: “We are delighted to welcome our first residents to their new affordable homes at TwelveTrees Park. London’s housing crisis is causing deep and lasting damage, and we need to combine our strengths to deliver long-term solutions. Thanks to a strong public-private partnership, we’ve delivered our first 110 affordable homes at TwelveTrees Park and aim to complete several hundred more between now and 2030.”
The site is also contributing £67 million to local services and infrastructure enhancements through a combination of Section 106 planning obligations and Community Infrastructure Levy (CIL) payments. This funding will help improve roads, schools, healthcare services, and other essential local infrastructure, ensuring the development brings benefits not just to new residents but to the wider West Ham and Newham community.
Leaders Celebrate a Milestone for Newham
A launch event held on July 15 brought together key stakeholders, including apprentices from Berkeley Homes, officials from Transport for London (TfL), and representatives from GLA, Peabody, Newham Council, and Homes England.
Tom Copley, Deputy Mayor for Housing and Residential Development, applauded the project, saying:
“TwelveTrees Park is going to transform the local area, providing thousands of much-needed new homes alongside a new school, parkland, and retail space. It’s fantastic to see the first 110 affordable homes delivered, alongside the two pedestrian bridges that will connect the site to the wider West Ham community for the first time. As the development continues, creating thousands of jobs, I look forward to seeing the regeneration of the site and all the new benefits it will bring to local residents as we continue to build a better, fairer London for all.”
Mayor of Newham, Rokhsana Fiaz OBE, also emphasized the importance of this regeneration for her borough, stating:
“Today’s a major milestone in delivering more homes people can afford with the completion of a vital phase of the remarkable TwelveTrees development. Driven by valued partners Berkeley, who are committed to our inclusive growth mission in our borough across a number of schemes, TwelveTrees is another example of how Newham is growing London. With a new neighbourhood born from inspiration and hard work, it shows Berkeley’s enduring commitment to Newham as they transform one of London’s most complex regeneration sites. It’s a great example of modern urban living and these completed new homes and bridges are the foundation of exciting things to come.”
Angela Wood, Deputy Executive Director of Development at Peabody, highlighted the impact already being felt by new residents:
“It’s great to see families already enjoying living at TwelveTrees Park. The completion of these new high-quality, affordable homes is a welcome milestone and demonstrates the importance of partnership working and a shared commitment to building communities, not just homes. Completing the first affordable homes – including much-needed social rent – along with new pedestrian bridges, is a big step in reconnecting this part of West Ham with the wider community. It’s a real boost for the area, opening up new opportunities, stronger links, and the foundations for a vibrant, inclusive neighbourhood.”
A Blueprint for Future Regeneration
TwelveTrees Park is a long-term project, with phased completions expected through to 2030. The lessons learned from its development could serve as a model for other major regeneration sites across the UK—particularly those located in challenging brownfield environments requiring complex infrastructure solutions.
By integrating transport connectivity, affordable housing, education, job creation, and environmental sustainability, TwelveTrees Park stands as a powerful example of what can be achieved through thoughtful urban planning and committed collaboration between sectors.
As new families settle into their homes, and as the next phases of development move forward, this ambitious project will continue to shape not just the physical landscape of West Ham, but the social and economic fabric of the entire community. Through investment, innovation, and a shared vision, TwelveTrees Park is setting the standard for the future of inclusive and resilient urban living in London.
