Affordable homes at the heart of placemaking in London

When the Greater London Authority (GLA) announced its new measures to accelerate housing delivery, it was a pragmatic response to a real challenge: viability.

Rising construction costs, inflation, and funding pressures have stalled many developments across the capital. By reducing the affordable housing threshold to 20% and introducing a fast-track planning route, the GLA is helping to unlock delivery on challenging sites.

The GLA strategy also reinforces principles we’ve long championed at Muse, such as making better use of land through a brownfield-first approach and increasing densities to create vibrant, connected communities. Alongside all these opportunities there remain challenges, but ones that we’ve consistently overcome while delivering high-quality homes and the social infrastructure that makes places thrive.

Over the last couple of years, we’ve delivered three major projects in London where half of all homes are affordable. These schemes show that with the right partnerships, vision, and long-term thinking, it’s possible to deliver ambitious affordable housing at scale, without compromising on design quality or community infrastructure.

Stroudley Walk, Bromley-by-Bow

Stroudley Walk was once a forgotten corner of East London. A cluster of derelict buildings and underused land. Today, it’s a vibrant new neighbourhood with 274 homes, 52% of which are affordable, including affordable rent and shared ownership.

What makes this project special is the community-led design which reflects the character of Bromley-by-Bow. We worked closely with Poplar HARCA and Tower Hamlets Council to design homes that meet diverse needs, including sensory-friendly layouts for neurodiverse residents. We also collaborated with local businesses and schools to design and secure early delivery of public spaces and green areas that invite people to connect, stitching back into the local street network and creating a sense of belonging.

Hale Wharf, Tottenham

Hale Wharf sits on a narrow strip of land between the River Lea and Lee Navigation, in an area designated by the Mayor of London as a Housing Zone. The site was once quite disconnected, but through Waterside Places – our partnership with the Canal & River Trust – we’ve delivered over 500 homes, 50% of them affordable, alongside new pedestrian bridges, green walkways, and biodiversity improvements.

It’s now a waterside community that embraces its setting, connecting local people to nature and promoting a healthier mental wellbeing. Hale Wharf is a great example of how regeneration can address local needs whilst respecting its natural surroundings.

Manor Road Quarter, Canning Town

ECF, a collaboration between Muse, L&G, and Homes England, is currently delivering the Manor Road Quarter in Canning Town, in partnership with the GLA. Once dominated by industrial uses, the site is now evolving into a mixed-use neighbourhood with 804 homes, 50% of them affordable, and redefining what urban living can look like.

But this isn’t just about numbers, it’s about creating a place where people want to live, work, and spend time. The scheme includes a new 2.9-acre linear park – a green haven in the heart of the area – alongside landscaped public spaces, retail, and strong transport connections. By listening to local priorities and working closely with partners such as the GLA and London Borough of Newham, we’re shaping a development that feels authentic and inclusive.

The GLA’s announcement is a positive step, and we support its ambition to accelerate delivery. But while lowering the bar is necessary right now, it shouldn’t define our ambition for the future. At Muse we believe affordable housing isn’t a box to tick but a foundation for thriving mixed communities. Our experience working with partners at Stroudley Walk, Hale Wharf, and Manor Road Quarter shows that, when collaboration comes first and communities are at the heart of decision-making, affordable housing at scale is achievable without compromising design quality or social value.