Rainham Housing Zone

Masterplan viability and infrastructure delivery model


The London Borough Havering has appointed BBP Regeneration to support the delivery of the Rainham and Beam Park Housing Zone. The Housing Zone is one of 20 announced across the capital, and is part of the Mayor’s London Riverside Opportunity Area. The Council plans on creating a new “garden suburb” from former industrial land with 3,500 homes, developed around a new railway station and a local amenities centre.


BBP was undertaking viability testing to support the preparation of this masterplan. Initially, we compiled a residential market review of the local demand and supply dynamics to inform the preferred type, size and characteristics for new dwellings in the area. We also undertook an assessment of the demand for local amenities and shops required to serve the new community, specifically focussing on the size and usage mix of a new local centre adjacent to the new railway station, located at the heart of the housing development.


We used this analysis to critically assess the initial draft masterplan from a viability and market perspective, and suggested improvements including different unit and parking configurations, storey heights, and various cost saving measures for individual housing zone phases.  Our analysis led to some significant changes to the form of development being proposed, particularly on those areas with the highest abnormal costs to help reduce the viability gap.  This will promote market led delivery, supported by public sector intervention focussed on strategic infrastructure delivery and land assembly.

BBP has also been commissioned to prepare an Infrastructure Delivery Plan for the Housing Zone, to interpret and consolidate infrastructure requirements and design a ‘phased’ delivery model.  This will set out the necessary phasing of strategic infrastructure to facilitate the delivery of individual development parcels, alongside trigger points for external funding sources including draw down of GLA Housing Zone money, and CIL receipts from developers.