Thamesmead Waterfront: 15,000-Home 'New Town' Awaits Government Green Light
Ministers are being urged to grant full approval for the Thamesmead Waterfront project as one of the Government's ambitious 'New Towns', with the potential to deliver up to 15,000 homes on a 100-hectare site in South East London. This development, spearheaded by housing association Peabody, is seen as a critical step in addressing London's severe housing shortage, where over 336,000 people currently languish on social housing waiting lists.
Infrastructure Commitment Key to Success
The project received a significant boost late last year when the Chancellor announced Central Government backing for a DLR extension to Thamesmead, with a new station planned near the site. This marks a stark contrast to the botched 1960s development in the area, which famously failed due to a lack of infrastructure, including abandoned plans for a Jubilee Line extension.
John Lewis, Executive Director at Peabody, emphasised the transformative impact of this commitment: "Whilst the land's always been there and has had the opportunity for development, it's always had to be at a much lower scale because there wasn't the transport infrastructure in place. With the certainty of transport, it means we can start to be very confident in the delivery of the new town itself."
Political Support and Urgency
On a recent site visit, the London Assembly Planning and Regeneration Committee, chaired by Labour Assembly Member James Small-Edwards, voiced strong support. Mr Small-Edwards described the scheme as a "complete no-brainer" and highlighted the urgency: "The main thing [with this project] is speed - this needs to start delivering homes. The ambition for this Government is for it to start doing so by the end of this Parliament."
He noted that the DLR extension announcement "shows how important transport infrastructure is" for new housing in London, drawing parallels with the transformative effect of the Bakerloo Line extension. The project aligns with ambitious housing targets, as London is required to deliver 88,000 homes annually over the next decade to meet the capital's needs.
Context of London's Housing Challenges
The push for Thamesmead Waterfront comes amid a broader crisis in London's housing market. The number of private homes started by developers plummeted by 84 per cent between 2015 and 2025, a decline the Mayor of London has attributed to a "perfect storm" of factors hindering construction. This makes large-scale, infrastructure-backed projects like Thamesmead increasingly vital.
Peabody has stated they are ready to commence work immediately upon receiving Government approval, aiming to transform currently unused land into a sustainable community. Alongside Thamesmead, only one other of the 12 proposed 'New Town' schemes sits within London: an expanded development linking Chase Park and Crews Hill in Enfield.
Next Steps and Decision Timeline
The project remains subject to final Government approval, with a decision expected this spring following a Strategic Environmental Assessment. Mr Small-Edwards expressed optimism: "I hope that we'll get a stamp of approval in the spring. If we can get the approval, get the delivery model in, we can just let them build these houses and Londoners can start living in them."
This renewed focus on Thamesmead represents a second chance for an area with a troubled past, now poised to become a beacon of modern urban development, provided the necessary governmental green light is given.
