Delivering affordable homes for Newham

The London Borough of Newham (LBN) faces a critical housing shortage, with over 36,000 people on the waiting list for council accommodation and 6,000 homeless households. In response, the council launched the "Affordable Homes for Newham" programme to provide much-needed housing.

We were appointed by Populo Living, London Borough of Newham’s (LBN) wholly owned housing company, to manage the Noele Gordon House project—a key initiative within this programme.

Noele Gordon House is on a previously vacant brownfield site. Our client has transformed the space into two residential blocks of nine and seven storeys, connected by a ground and first floor podium. This development provides 75 new, affordable apartments designed for later living, each featuring a private balcony.

The project includes a health centre delivered to CAT-A standard, aligned with a new NHS initiative to deliver more community-based healthcare. Further amenities such as a communal lounge and a landscaped garden on the second floor enhance the living environment. The project has achieved BREEAM "Excellent" and EPC A ratings, reflecting a strong commitment to sustainability.

Our Role

• Commercial Management: We worked closely with Populo, stakeholders, and the design team to ensure the project was delivered on budget—achieving affordability and best-value for our client without compromising on building quality. We kept project costs within 2% of the initial estimate, giving our client certainty on cost and enabling better resource management.
• Principal Designer: We created a collaborative environment by organising targeted workshops that brought together our client, the principal contractor, and the project team. This ensured early identification of risks and timely adjustments. Through regular updates and open communication, we kept our client well-informed of progress and challenges.
• Employer’s Agent: We managed the tender process, contractor appointments, and contract administration, ensuring team compliance and alignment with Populo and LBN’s goals. We handled scope changes and documented approvals, providing regular progress reports to keep our client informed throughout the project lifecycle.

By showing strong leadership, foresight, and effective communication, we kept all stakeholders aligned and responsive.

Securing Funding for the London Borough of Newham

Projects reliant on public funding from the Greater London Authority must be carefully managed and cost controlled. Managing uncertainties around the main contract deadline was crucial—any delay risked forfeiting a £100k per unit payment and jeopardising the project's viability.

With our expertise in managing residential projects, we recognised early the potential for costly delays in relocating new residents into Noele Gordon House. We placed strong emphasis on engagement with local residents and service users through structured consultations.

Regular stakeholder workshops, focus groups, and public exhibitions ensured the design reflected the diverse needs of the community—including elderly individuals and those with disabilities. This approach helped ease the transition, minimise delays, and gave our client the confidence to make informed decisions.

Noele Gordon House is a major success within the “Affordable Homes for Newham” programme, set to deliver over 1,000 new homes. With support from GLA grants, these homes are offered at London Affordable Rent levels, improving access to quality housing.

Leaving a Positive Impact

Local governments and housing associations face challenges with underused assets and overwhelming demand for affordable rentals. This project serves as a model for transforming underperforming assets into profitable opportunities that deliver social value.

Testimonial from Populo Living

“At Populo we are proud of what we have collectively achieved at Noele Gordon House, delivering well built, well designed and energy efficient homes on behalf of London Borough of Newham. We worked with Currie and Brown, Hill Group and Heath Care Space Newham to drive efficiencies across the project—helped by precise cost management and team collaboration from all parties. This ensured Noele Gordon House was delivered successfully and within budget, providing much-needed affordable housing for families in Newham.”

— Mark Nevshehir, Head of Construction at Populo Living