100% social rent scheme delivering 110 new homes on Sydenham Hill Estate, creating affordable housing while enhancing facilities, landscape and connections for existing and new residents.

Bean Tree Court and Otto Close form two key plots within the Hawkins\Brown-designed regeneration of the Sydenham Hill Estate in the London Borough of Lewisham. Together, the scheme delivers over 100 new social rent homes, contributing a mix of dwelling types ranging from apartments to terraced houses.

The project replaces the former Mais House, a 1973 residential block that had reached the end of its design life. Its redevelopment increases provision from 63 to 99 homes, helping to meet the housing needs of both Lewisham and the City of London Corporation. The design responds to a challenging, steeply sloping site within a sensitive context that includes a conservation area, listed buildings, and a historic arboretum.

Although the original Victorian mansion has long been lost, remnants such as the terraced lawns and ha-ha remain alongside a significant collection of mature trees. The design carefully balances increased housing density with the retention of these landscape features, preserving the site’s ecological value and suburban character.

Sustainability is integral to the proposal. A biodiverse rain garden manages surface water as part of a sustainable urban drainage system (SuDS), while new tree planting—resulting in a net gain of 21 trees—enhances biodiversity. Durable, high-quality materials ensure longevity and reduce maintenance, while improved pedestrian routes support accessibility and sustainable movement.

Bean Tree Court is positioned to frame the estate’s historic entrance, creating a clear gateway and a double-height communal space that brings residents together, while defining shared gardens.

Overall, the scheme delivers 110 new social rent homes, offering a range of sizes from studios to four-bedroom units. A robust material palette of brickwork, tiled roofs, and metal balconies references the local context, while a carefully considered colour strategy provides a contemporary interpretation of the area’s heritage.

“We are delighted with the delivery of this new affordable housing scheme, set within a highly sensitive and challenging context and achieving exemplary design quality. Designed by Hawkins\Brown, the development forms an integral part of the City of London Corporation’s Sydenham Hill Estate in the London Borough of Lewisham. The scheme comprises a main apartment building providing 99 homes, together with a terrace of 11 houses, and includes a new community facility, a new estate office, and extensive landscaped areas that enhance the wider estate.

"All the new homes are for social rent and have been carefully designed to respond to the character, scale, and landscape setting of the site. The architecture prioritises contextual sensitivity, durable materials, and high quality detailing to create a cohesive and enduring place to live. The scheme meets stringent energy performance standards and achieves a 4 star Home Quality Mark, demonstrating how thoughtful, well crafted design can integrate sustainability, long term
environmental performance, and social value, while reducing energy costs for residents.” - Michael Gwyther-Jones, Head of New Developments & Special Projects, Department of Community & Children’s Services, City of London Corporation