Lisson Grove Regeneration Programme

The story so far

The team began detailed consultation earlier this year and this newsletter aims to set out what we have heard and how the project team is responding. We want to hear from as many residents and community groups as possible about the emerging designs.

December update

Westminster City Council is working with the Lisson Green and Church Street community on proposals for new homes, green spaces and a Health and Wellbeing Hub on Lilestone and Orchardson Street. The Health and Wellbeing Hub will be made up of two GPs, a new purpose-built home for Westminster Adult Education Service, Westminster Employment Services, Community Access Westminster, and a Community Hub.

Site

The council made the delivery of new affordable housing a top priority. This is in response to the growing waiting list of 7,000 households in Westminster and 600 in Church Street.

Your feedback

Over the past three months, we have spoken with more than 300 people about the initial designs. Your feedback has shaped three new options that reflect the ideas and concerns you raised. We are grateful to Newpin Nursery, St Paul’s Marylebone, TARA and London Tigers for helping us reach the community, as well as to those we met through door-knocking, drop-ins and exhibitions. Thank you also to those who emailed us, visited the Regeneration Space, attended workshops, or completed our survey.

Engagement

There is strong support (79% of respondents) for providing more homes, due in part to the number of people currently living in unsuitable housing. There is also support for improved outdoor and play spaces, particularly for children and young people, although some concerns remain about how these areas will be managed in the future. The height of the taller building at Orchardson Street was felt to be appropriate in this location, next to the canal, as there is less overshadowing of existing homes.

Your said, we listened

There were areas where you told us you would like to see changes. We’ve set out below what you told us and what we’re doing in response.

Health and wellbeing hub

You said:

“We don’t want the Hub to become a ‘mini-town hall’ that is dominated by council services.”

We have:

Changed the layout of the Health and Wellbeing Hub with:

GP Services moved to a lower floor.
The ground floor will be a vibrant ‘community-centred’ environment.
A small amount of ‘back-office’ council staff focused on supporting residents will be located in the upper floors.
How the Community Hub on the ground floor is laid out and is managed will be co-designed with the community

New buildings and homes

You said:

“We’re concerned about the impact of the tallest building on the neighbourhood and its surroundings.”

We have:

Tasked our design team to produce new options that responded to resident concerns and kept around the same number of much-needed affordable homes.
The scheme will still provide around 300 new homes.
The tallest building and the hub have been reduced in height and homes distributed across the neighbourhood - see A on the image.
‘Shoulders’ have been introduced that will reduce the impact on taller buildings when viewed from street level - see B on the image.
Buildings have been adjusted to reduce impact on existing residents, with eight storeys in the centre of the site and six storeys facing existing homes - see C on the image.

Lilestone Steet

Usable open spaces

You said:

“We really value the green spaces at Lilestone Street and they are very well used by the community. Please protect this space.”

We have:

Ensured that the new neighbourhood will be formed around larger and more usable green spaces and play areas.
The Health and Wellbeing Hub will have doors that open out onto this new outdoor community space.
The majority of mature trees will be retained through the emerging proposals.

Orchardson Street site

You said:

“We have lots of coffee shops and cafes and don’t need any more at Orchardson Street.”

We have:

We’re committed to working with the community on shaping what shops and facilities are provided at Orchardson Street.
We will continue to consult with residents on the types of shops they would like to see in the area.

Numbers in the white circles show the number of floors for each building

Orchardson Street

The number of new homes and local impact

You said:

“The masterplan only said 50 homes would be delivered at Lilestone Street. Does the area have the infrastructure to support more people?”

We have:

We have carried out a mapping exercise to ensure there are enough local services such as GP surgeries and school places in the area.
Lisson Grove has the highest public transport rating in London, this means that the area is very well connected to bus, rail and underground links.
There are currently 85 homes on Lilestone Street. If we stuck to the master plan and delivered only 50 homes at Lilestone Street we would be reducing the number of homes by 35. We need to build more homes to meet local needs

Construction disruption

You said:
“We are going to live through years of construction and this will impact our lives.”

We have:

The City Council has lots of experience of delivering projects in tight and constrained areas. We do this by:

We require any contractors to provide us with a detailed methodology of how they will deliver the new buildings and facilities.
We monitor noise, dust and vibration at any project being carried out.
We expect our contractors to be considerate, transparent, and responsive to our residents, doing everything possible to minimise any disruption, including adhering to permitted working hours. They will be responsible for promptly addressing any issues that arise.

What happens next

We aim to present the final proposals that we intend to take forward in the new year. This will encompass all the feedback we’ve received, and if we’ve been unable to make changes, we will explain why. Below is the timeline for the rest of the programme:

forward plan

What about the impact of new developments on local services and infrastructure?

During the planning process a detailed assessment will be done on local facilities to ensure that the additional residents can be supported locally – these assessments are called an Environmental Impact Assessment (EIA) and Equalities Impact Assessment. Residents will be involved in putting this together.

4 Lilestone Street hub launch

We have launched the Lilestone Street Community Hub, a bright, inclusive space built to improve health, wellbeing and community connection in the heart of Church Street. Designed with residents and run in partnership with local organisations, the hub will serve as a vital community anchor for the next three years while plans progress for a permanent Health and Wellbeing Hub on the same site.

Residents can access a broad mix of free and low-cost activities. A pop-up community café opens every Tuesday, offering a warm space to chat and build friendships. Employment support sessions, Citizens Advice drop-ins, and skills workshops help residents navigate work, benefits and training. The hub also offers free creative workshops – including music, arts, crafts and STEM activities – and a growing programme of health and wellbeing sessions, from exercise classes to early-intervention advice. You can find the full programme by clicking here.

Have your say

We want to hear whether our new proposals are on track before we move on to the next stage of the process.

Come and see us at Regeneration Space at 56 Church Street – 9 am to 5 pm Monday to Friday.
Come and see us at The Community Hub at 4 Lilestone Street.
Take part in our brief survey by clicking here.

For every 50 participants who fully complete the survey, there will be one entry into a prize draw for an eligible winner, with a £50 Love2Shop voucher. Terms and conditions for the prize draw can be found at the Regeneration Space, 56 Church Street, London NW8 8EP. Please send us your feedback by 31 January.