Go slow: Yet another Thamesmead development target missed by Peabody

With 2026 nearing its end its time to look at another year of progress – or otherwise – in Thamesmead from Peabody.

Since they announced they were taking over much the town from Gallions Housing Association more than 13 years ago not a great deal has happened.

After gaining control, they had acres of land which had already been flattened by Gallions at the former Tavy Bridge area in advance of redevelopment. Despite no need to vacate residents or demolish buildings not much happened for some time. Stage one didn’t commence until 2019; a full six years on.

Factor in that Elizabeth line construction was well underway during this time with a then expected opening of 2017-18. That did nothing to speed them up. Abbey Wood station is less than 10 minutes walk from stage one.

So finally they completed that phase almost a decade after taking it on (with design cut backs to boot) and then true to form phase two started late. By now the new transport links were fully running.

Yet construction at the former Binsey Walk commenced around 18 months behind an already revised and delayed schedule.

Fine, the pandemic hit so that perhaps was understandable. Phase two is on track to finish three years late.

Six years on from the pandemic and what’s happening with phase three? You guessed it – it’s later than expected in the already delayed-multiple-times phasing plan.

The Elizabeth line is now running for four and a half years down the road. If you havn’t heard it’s quite a big success but done nothing to speed Peabody up.

Phase 3 delays

Just over a year ago Peabody conducted a consultation into outline plans for the area along Harrow Manorway which is a five minute stroll from Abbey Wood station.

At the time they stated detailed designs would be submitted in spring 2026. I think you can guess how that’s gone.

Not a peep. No detailed plans have emerged let alone been submitted to Bexley Council.

Delays at phase three also hinder footfall at commercial units which have opened in phase two.

The ever-delayed timescale gets pushed back ever further. Land for this phase was cleared eight years ago and its sat vacant ever since.

It was hardly a spectacularly ambitious timescale when they drew it up many moons ago. Multiple delays later and it’s looking ever worse.

The last phase is seconds from Abbey Wood station. They kicked out residents and shopkeepers, knocked down buildings then put up a cabin / sales centre and announced no building until 2037. And that was before the many other delays since seen. 2040 is now looking possible.

Evictions

There has been a lot of controversy over resident evictions at land which would comprise phases 4-6.

Yet that shouldn’t impact on the incredibly slow progress and phase 3 which is completely vacant and flattened.

Hundreds of residents were evicted eight years ago and for what? Peabody to do nothing in the intervening period and miss deadline after deadline.

This is the organisation that is now pushing for a DLR extension to north Thamesmead yet does little around the far more connected Abbey Wood station with Elizabeth line, Southeastern Metro and Thameslink services all over the capital and beyond.

Talk to many in the town and you won’t hear much good said. Their PR says otherwise but those evicted from land then left vacant, or those who lost jobs when businesses forced to close, or those living with vast tracts of waste grounds aren’t exactly happy.

Oh, and this isn’t even mentioning another plot that’s over the road from phase 7 and not even in that project. Peabody havn’t even bothered to draw up any outline plan more than 13 years in. That’s very close to the station.

Such failure might be expected to see local councils raise questions but its silence from Bexley and Greenwich – save for when both are complimenting them in other areas.

Still, at least after sitting on one plot for years on end doing nothing they finally sold it.

One wonders if the best thing that could happen now for Thamesmead and Abbey Wood is Peabody told build it or lose it. Some actual political pressure. Giving much of south Thamesmead to one organisation has been a resounding failure in housing provision.

Now though we are expected to believe it’ll be different in north Thamesmead after billions spent on a DLR extension. Don’t count on it without radical changes in the organisation.

While writing up this post and looking through photos of Thamesmead during the 2010s I was reminded of Brian Barnett who used to be a great help with information and photos in the area.

He sadly died in 2018 while cycling after being hit by a lorry. He was a wonderful source of information and much missed.