Pulse Consult supports Phase 1 completion at Tustin Estate

Phase 1 has delivered 167 high-quality new homes for existing residents, marking a transformative step in the community-led redevelopment of the 1960s housing estate near Old Kent Road. Comprising 100% replacement affordable homes, this phase, which saw Pulse Consult lead the project management and cost management services, forms part of a wider £303 million regeneration project that will ultimately deliver 690 homes across the estate by 2030, reflecting a shared commitment to resident-focused development and sustainable urban regeneration. 

The Tustin Estate redevelopment was mandated through a democratic resident ballot in February 2021, where residents voted in favour of comprehensive estate renewal. This resident-first approach has been central to the project’s success, with the community actively shaping every aspect of the design and delivery through the Tustin Resident Project Group and extensive consultation sessions. 

David Banfield, senior project manager at Pulse Consult, said: “From the outset, this project has been built on collaboration with the community and a real understanding of their needs. We’ve put clear workflows and processes in place to keep work moving efficiently, while remaining flexible to adapt as needed, always with the end users in mind. Consistent communication has been key – within project teams, the council and, most importantly, the local community – ensuring everyone stays informed and engaged. This reflects a standard approach at Pulse: combining strong planning with proactive collaboration to deliver outcomes that truly meet the needs of those who will use them.” 

Philippe Bernard, CEO and chair at Bouygues UK, said: “The completion of Phase 1 represents more than just new buildings, it’s the realisation of the residents’ vision for their community. This repeats the above?? Working as both developer and contractor has allowed us to maintain our commitment to quality, sustainability and community engagement throughout every stage of this project. We’re incredibly proud to have delivered these homes in partnership with Southwark Council and, most importantly, the Tustin Estate community.” 

The completed Phase 1 homes are spread across three sites on the estate and have been designed by award-winning architects dRMM, in collaboration with Adam Khan Architects and JA Projects. The development prioritises sustainability and quality of life, featuring high-insulation building fabric for energy efficiency, connection to the local energy-from-waste district heating network, enhanced green spaces and landscaping, modern homes designed to meet the needs of existing residents and the refurbishment of existing council-owned terrace housing at Manor Grove. 

The wider masterplan targets a 94% reduction in carbon emissions in use, reflecting a strong commitment to environmental sustainability across the project team. 

Cllr Helen Dennis, cabinet member for new homes and sustainable development, London Borough of Southwark, said: “This is a proud moment for the Tustin community and for Southwark. These first new homes are more than bricks and mortar – they represent security, opportunity and a fresh start for the families who are moving in. We worked closely with residents every step of the way, and their ideas have helped shape a neighbourhood that is greener, safer and built to last. Delivering 167 new council homes in this first phase shows the scale of our ambition.” 

The success of Phase 1 has been built on genuine partnership with the Tustin Estate community. Residents have participated in weekly drop-in sessions, design workshops and monthly project updates throughout the development process, ensuring their voices shaped the final outcome of their new homes. 

Andrew Eke, chair of the Tustin Community Association, said: “The completion of Phase 1 reflects the strength of residents, the council and the developer working together with trust, respect and a shared purpose. This milestone has delivered the high-quality homes our community deserves and reinforces our collective commitment to transforming the Tustin Estate into the vibrant, welcoming estate we all envision.” 

The project team worked with community engagement specialists Urban Symbiotics to ensure inclusive consultation, reaching younger and older residents and all demographics across the estate. This approach resulted in the Tustin Estate Residents’ Manifesto, which has guided decision-making throughout the project. 

Lee, Tustin estate resident, said: “This new home will be life-changing for me and my wife. She is a wheelchair user and can now finally have some independence and start cooking again.” 

Community days held throughout the programme have also brought together residents and project partners, reinforcing a strong sense of place and shared ownership. 

With Phase 1 now complete, work continues on subsequent phases of the Tustin Estate regeneration. Phase 2, with Bouygues UK as developer and contractor and Pulse Consult continuing in a consultancy role, will deliver 284 homes and isdue to commence on site in June 2026. 

The completed estate will include 355 council homes for social rent, 98 key worker homes, 17 homes for returning leaseholders, 220 homes for market rent, a new building for Pilgrim’s Way Primary School positioned within a central garden, at least 1,800 sqm of commercial floorspace, an enlarged and enhanced Tustin Common at the heart of the estate and extensive landscaping with pedestrian-friendly streets. 

The Tustin Estate project established a precedent for efficient, community-focused estate generation, setting that benchmark as the first large-scale development procured through the Developer-Led Framework managed by Pagabo on behalf of host Cumbria, Northumberland, Tyne & Wear NHS Foundation Trust. 

Jonathan Parker, development director at Pagabo, said: “It would be difficult to find a better large-scale scheme than that of Tustin Estate to be the first procured through our Developer Led Framework. Connecting Bouygues UK with the London Borough of Southwark is set to create social and economic value for the local community following a fair and competitive tender process, ensuring the best outcomes for all involved.” 

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