Density Without Drama: Colville Phase II

Density Done Right?

In London’s ongoing housing crunch, the question isn’t just how many homes we add, but how we add them. Colville Phase II, designed by Karakusevic Carson Architects and completed in 2019, offers an inspiring answer: densify thoughtfully, retrofit smartly, and protect communities along the way.

Photo Credit: Karakusevic Carson Architects, Peter Landers

A New Chapter for Colville Estate

The original Colville Estate was a post-war low-rise development typical of London’s social housing legacy. By the 2010s, like many estates, it faced ageing infrastructure and intense pressure to deliver more homes. Instead of wiping the slate clean with demolition, Colville Phase II chose to build within, adding 88 new mixed-tenure homes via sensitive infill and retrofit.

This project preserves the social fabric and green spaces that give the estate its character while responding to urgent housing needs—a balance too often lost in large-scale redevelopment.

Photo Credit: Karakusevic Carson Architects, Peter Landers

Why Colville Phase II Matters

Smart Densification Without Displacement 

One of London’s most pressing challenges is how to increase housing supply without displacing existing residents or fracturing communities. Colville Phase II demonstrates that densification can be a collaborative, inclusive process. By weaving new homes into the existing estate and paying close attention to daylight, privacy, and circulation, the neighbourhood’s fabric is enhanced rather than eroded.

Design That Prioritises Liveability 

Pressure to meet housing targets can lead to cramped, dark, and poorly functioning homes. But here, quality comes first. Generous windows, thoughtfully oriented layouts, and retained open space create welcoming, healthy environments. The design nurtures neighbourly interaction without sacrificing personal privacy—a fine architectural balancing act.

Retrofitting as a Sustainability Strategy 

Often overlooked in debates about green building, retrofitting existing housing is one of the most effective ways to reduce embodied carbon. Colville Phase II keeps large parts of the original estate intact, drastically cutting waste and the need for new materials. Modern energy-efficient systems further reduce operational carbon. This approach proves that retrofit and infill aren’t just practical but essential tools for a sustainable urban future.

Photo Credit: Karakusevic Carson Architects, Peter Landers

What Can London Learn from Colville?

As London continues to grapple with the housing crisis, the pressure to deliver more homes, particularly affordable ones, has never been greater. However, the approach taken at the Colville Estate in Hackney offers critical lessons for how densification and regeneration can be carried out in a way that preserves community, enhances quality of life, and delivers lasting social value.

Densification Doesn’t Have to Mean Displacement

Too often, estate regeneration is synonymous with resident displacement and the breakdown of established social networks. Colville challenges this narrative. Through early, sustained, and transparent engagement with residents, the scheme ensured that the community was not only retained but actively involved in shaping the future of their neighbourhood. The result is a development that feels owned by those who live there, with tenure-blind design and inclusive public spaces that promote a sense of belonging. This model proves that densification—done well—can reinforce, rather than erode, social fabric.

Quality Over Quantity

While delivering homes at scale is important, Colville demonstrates that the true measure of success lies in the quality of those homes and the spaces around them. The design prioritised generous layouts, dual-aspect units, access to daylight, and green infrastructure—all contributing to long-term wellbeing. Public realm improvements and mixed-use elements ensure that the estate feels like a neighbourhood, not just a housing site. For emerging schemes, especially those being delivered with public funding or under local authority stewardship, Colville offers a powerful reminder: value isn’t just about numbers—it's about what those numbers deliver for people’s lives.

Photo Credit: Karakusevic Carson Architects, Peter Landers

Retrofitting Matters

Incorporating elements of retrofit and adaptive reuse where possible helped Colville reduce waste and retain embodied carbon—key components of sustainable development. In a climate emergency, the value of preserving what already exists is increasingly recognised. Beyond environmental performance, retrofit can also retain familiar landmarks and a sense of place that supports social continuity. As London moves toward net-zero goals, future schemes must balance new build with intelligent reuse. Sustainability and social value are interlinked, not separate agendas.

A Blueprint for Social Value in Housing Delivery

What makes Colville particularly relevant today is its alignment with a broader shift toward embedding social value in the planning and delivery of housing. Government and local authorities now place increasing emphasis on outcomes such as long-term affordability, inclusive design, community participation, and access to employment and services. These are not secondary benefits—they are central measures of a scheme’s success.

In this context, Colville stands as a strong precedent. It shows that regeneration doesn’t have to come at the cost of community, and that delivering for people and place is not only possible, but essential. As London faces the dual challenges of housing delivery and social inequality, schemes that prioritise social value—like Colville—offer a model for how we build better, not just more.

Photo Credit: Karakusevic Carson Architects, Peter Landers

Your Turn: Keep It or Scrap It?

Colville Phase II challenges architects and planners to rethink redevelopment as an opportunity to build with empathy, sustainability, and context in mind. Does this model resonate with your vision for London’s housing future? Would you champion retrofit and sensitive infill over demolition and rebuild? Share your thoughts below or join the debate in our Instagram stories.