Brent Council has appointed Ballymore as the sole developer for the remaining phase of the South Kilburn Regeneration Programme, a decision that will allow the delayed scheme to move forward after years of setbacks. The appointment, made by the council's Cabinet and subject to a call-in period, follows a series of delays caused by other developers experiencing "viability challenges and tough economic conditions," according to the Lead Member and Officers' report to Cabinet.
Regeneration Delays and Their Impact
The stalled plans have had tangible consequences for the estate. The report noted that other developers had produced a number of poor-quality homes on completed phases, leading to residents experiencing build-quality issues as well as long-standing problems with noise, dust, traffic, and increased anti-social behaviour near the delayed developments. Vacant blocks, such as Hereford House and Exeter Court, have been left open to fly-tippers, squatters, and anti-social behaviour after residents moved out in 2021, with broken fence panels reportedly allowing trespassers easier access.
The long-term aim of the programme is to replace the 1960s housing stock with around 2,400 homes, of which more than 1,400 will be made available to existing South Kilburn residents. The initial target set by Brent Council was for all homes to be completed by summer 2029, yet some developments have yet to begin construction. According to council documents, the programme has so far delivered (including those under construction) a total of 1,954 homes, of which 1,239 are social rent homes.
Remaining Development Sites
Several key sites are still to be completed. Hereford House and Exeter Court, currently vacant blocks with security fences blocking access, are due to start construction in 2026, with homes expected to be completed in summer 2029. The aim is to deliver 250 new homes, of which 109 will be social rent affordable homes, as well as a new park and retail space.
The Queens Park and Cullen House development, which includes Cullen House, the Falcon Pub, Keniston Press, Premier House, and Salusbury Road car park, is set to deliver 137 new residential homes, with 35% for secure tenants of South Kilburn. Ballymore has been earmarked to deliver this site. The council anticipates demolition of existing buildings, with highways work to be completed by March 2027, after which redevelopment options will be explored.
The NWCC development, comprising Neville House, Winterleys, Carlton House, and Carlton Hall, includes 225 homes and forms the fourth phase of the programme. Construction started in spring 2024 and is set to be completed in summer 2029 by the Countryside Partnership, which operates as part of the Vistry Group. However, this site has faced criticism over traffic issues and road closures that have disrupted local residents, with these problems expected to remain until summer 2029.
Community Facilities and Local Concerns
The North West Quarter development, formerly known as Peel, has been delivered in phases, with promises of 45 affordable homes for existing secure South Kilburn council tenants, 98 shared-ownership units, 184 private-ownership homes, a new health centre, and local amenities. Parts have been completed, including the Kilburn Park Medical Centre and various homes, but phase four is not yet complete, with targets set for the end of 2026.
An ongoing development at Carlton Centre and Granville Centre will allow newer, larger spaces to be transferred to community groups once completed in late 2026. These groups include The Granville (South Kilburn Trust), Granville Plus Nursery School, and Granville Children's Centre, alongside 18 new council homes. The Granville Nursery School moved into its new space in March 2025, with the rest of the Carlton building refurbished in 2025. The new homes are set to be completed by Ballymore.
Despite these plans, a community campaign has been launched by users of the Granville Rec community garden, arguing that locals would lose a biodiverse and much-loved space. The council has maintained its position and is set to redevelop the site, replacing the community garden with the new Granville Urban Park.
Official Reactions and Next Steps
Councillor Matt Kelcher, Cabinet Member for Regeneration and Planning, said: "The South Kilburn Regeneration Programme is one of the most important projects we are delivering in Brent. It is creating modern, energy-efficient homes whilst beginning to build a fantastic new community with a range of facilities for residents. The proposed partnership with Ballymore will allow us to deliver the final phases of regeneration more quickly while continuing to put residents at the centre of our plans." He added, "When I was in South Kilburn last week, residents were clear that they wanted us to create a neighbourhood which is a great place to live, with good-quality homes, welcoming public spaces and opportunities for local people. This is also our vision, and one I look forward to delivering at pace in partnership with Ballymore."
In response to the appointment, local ward councillors Cllr Paul Ryan, Cllr Suzanne Gallagher, and Stephen Malonga of the Green Party said in a statement: "We as local councillors hope that this decision can mark the beginning of a new chapter in South Kilburn regeneration. Local residents have unfortunately had an experience of regeneration that has been defined by limited community engagement and unacceptable build quality. New developments have been marred by water penetration, damp and mould problems, fire safety concerns and a wide host of other issues. This all while living in a permanent construction site with dwindling community spaces. We hope that Ballymore Ltd will not replicate the failings of their predecessors and will prove to be an integral part of the rebuilding of the South Kilburn community. We look forward to engaging with Ballymore to understand how their 10-year social value strategy can benefit local residents."
The appointment of Ballymore marks a critical step toward completing the regeneration, with the council aiming to deliver the remaining homes and community facilities by the summer 2029 target.
