New London Architecture

Gascoigne East Plot J


Providing 124 new affordable homes around a communal courtyard, Plot J will be the first net zero carbon building to be delivered by Be First, Barking and Dagenham’s development company.
Zero Carbon London

Zero Carbon London

→ 132 Tonnes CO2 per annum (100%) cumulative on site savings
→ High performing building fabric: minimising both heat loss and heat gain
→ Green roofs and rain gardens as part of the Sustainable Urban Drainage Strategy
→ Connection to existing local heat network
→ Photovoltaics onto roofs arranged to maximise the output

Plot J of the Gascoigne East Estate Masterplan provides 124 new affordable homes and will be the first net zero carbon building to be delivered by Be First, Barking and Dagenham’s development company.

Having set an ambitious target to provide 50,000 high quality homes and 20,000 new jobs within the next 20 years, the regeneration of the Gascoigne East Estate forms a major part of Be First’s development programme. Plot J is one of two sites being developed within Phase 3A of the masterplan, following schemes by Levitt Bernstein who completed 381 new homes as part of Phase 1, and White Arkitekter, whose proposals for 526 new homes started on site in 2020.

Plot J takes the form of a perimeter block arranged around a central courtyard garden brought to life by the gallery access walkways that animate the inward facing elevations and encourage neighbourly interactions. The building steps between four-, five- and six-storeys to provide 124 homes, responding to the massing of the adjacent terrace of houses and solar orientation. Providing predominantly family accommodation, Plot J will be 100 per cent affordable, with all homes offered at either Affordable Rent or London Affordable Rent.

Through the incorporation of passive design solutions, including 100 per cent dual aspect flats to maximise cross ventilation and mitigate overheating, high performing building fabric to reduce heating requirements, and the integration of photovoltaics onto all roof spaces, the carbon impact of the building is minimised and running costs kept low. Landscape proposals, developed with Turkington Martin, incorporate green roofs, swales, rain gardens and permeable paving as part of the sustainable urban drainage strategy.

Energy modelling for all dwellings was carried out using FSAP and assessed against SAP2012, in line with the agreed guidance and planning policies. This showed results of a greater than 10 per cent reduction in carbon emissions being achieved at the Be Lean phase while a greater than 35 per cent reduction was achieved during the Be Clean phase. The inclusion of over 800 sqm of PV’s for the Be Green phase resulted in a further 61 per cent savings giving a net zero carbon result for plot J.

Project information






10370 sq m




133 Wheelers Cross, Barking IG11 7EH, UK

Team Credits


Be First


Pitman Tozer Architects Ltd

M&E / Sustainability Engineer

Max Fordham

Landscape Architect

Turkington Martin

Structural / Civil Engineer

Elliott Wood

Modular Architect

McGregor White Architects

Daylight Sunlight Consultant


Ecology Consultant

The Ecology Consultancy

Air Quality

Hawkins Environmental

Fire Consultant

Trigon Fire Safety

Quantity Surveyor

Calford Seadon



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