PCKO’s competition winning design creates a simple and legible masterplan with clear street patterns and functional residential courts.

Streets: High quality landscape design was a key priority of the project, through maintaining the verdant quality of streets and introducing incidental play and growing spaces to support family life, and enhancing the social quality of the streets.

Residential Courts: Every dwelling has generous private outdoor space provided through ground floor gardens, private courtyards, balconies and large roof terraces. All balconies are recessed to provide a greater quality of space for residents.

Planning History

To celebrate its 150th anniversary Peabody held a design competition in 2012 that invited architects to submit their ideas for the redevelopment of the former Plaistow Hospital site. The winning design by PCKO Architects includes the sensitive refurbishment of five Victorian hospital buildings as well as 168 new-build flats and houses, including almost 40% family housing. The development showcases the very best in sustainable new build, alongside a variety of retained, historic buildings which were part of the former Plaistow Hospital.

The scheme presented a number of challenges including the retention and refurbishment of several historic buildings, whilst ensuring that the affordable homes were still able to meet with the requisite Code for Sustainable Homes Level 4 certification. Red stock bricks and terracotta lintels were salvaged from the derelict hospital to maintain the historic and distinctive character. This material palette was reflected throughout the development, creating uniformity amongst the retained and new-build buildings. This project has successfully regenerated, rejuvenated and re-purposed a derelict hospital site to create a new community. The restoration of five original buildings and repaired damage incurred during WWII throughout the site has led to a distinctive new development that has retained its Victorian heritage.

Project Team

Architect: PCKO an AHR company
Developer: Peabody
Planning Authority: London Borough of Newham

Development Data

Site size (ha): 1.58
Date of completion: 05/02/2016
Schedule of accommodation: 46 x 1 beds, 55 x 2 beds, 67 x 3 beds
Tenure mix: 50% market sale, 35% affordable rent, 15% show
Size of typical home: 105.6
Parking spaces: 61

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