High Lane estate

About the estate

The estate is located in Hanwell and comprises of 264 homes in a mixture of two bed maisonettes and three bed flats. The estate was constructed in the 1970s using a BISON large panel system.

The estate had Decent Homes works to kitchens and bathrooms completed in 2007 and externally it was assessed for Decent Homes in 2010 although the only works necessary were to communal areas and security systems. However, the windows are now in poor condition and the external environment would benefit from improvement. In addition, there are significant issues of damp and mould growth exacerbated by condensation across the estate.

A specialist architectural consultant HTA was appointed to run a series of consultation events with estate residents to establish the main issues affecting the estate and develop options for improvement. Over a five month period there was a drop-in event, an estate walkabout and two workshops. The main issues identified by residents were lack of private outdoor space, not enough parking, poor refuse stores, poorly arranged block entrance towers, poor signage, drainage problems, old windows and poor insulation and some severe instances of condensation and mould growth. The workshops then looked at what could be done to the estate to make the improvements necessary to produce a sustainably good place to live. The cost of carrying out these works is estimated at £20 million or £75,000 per unit.

Total number of homes: 264
Properties rented by council tenants: 213
Leasehold properties: 51


The developer, Rydon, in consultation with estate residents and the council will submit an outline planning application for the redevelopment of the whole estate as well as a detailed application for phase one.

Tenants in phase one (Humber, Colne and Dee Courts) will move to alternative accommodation and leaseholder properties will be bought back by the council. Phase one is due to vacant by summer 2021 after which time buildings will be demolished and new properties built. The redevelopment will take two years to build each of three phases, with the whole scheme competing in 2027. The scheme will provide approx 450 new homes, a new community facility and a local shop.

Related council cabinet report: High Lane estate regeneration - selection of a preferred partner