Our latest Social Life research captures the feelings and experiences of residents.
Between August and October 2024, with additional interviews in early 2025, we conducted our third round of Social Life research on the Aylesbury Estate. This report captures the lived experience of a community in transition, where new homes have welcomed residents yet delays to other phases have left others in limbo.
This research is more than data. It’s a reflection of voices, concerns, hopes, and the everyday realities of those who call Aylesbury home.
Uncertainty and crime in vacant areas
Residents expressed frustration over the lack of clarity around regeneration timelines, while vacant blocks have contributed to a rise in crime and anti-social behaviour.
Our response:
We’ve partnered with Southwark Council and the Metropolitan Police to carry out a major operation across five blocks, resulting in:
- Closure orders
- Securing four blocks and decommissioning utilities
- Over 25 external partners getting involved in outreach and patrols
- Weekly safeguarding meetings and support for vulnerable individuals
- Shutting down 100 illegal squats between April and October 2025
On top of this anti-skating measures are being introduced to address local concerns.
Hoarding was also put up on Phase 2b, ahead of planning approval, alongside additional security measures to stop crime in the area while it remains vacant.
Concern over delays, housing and safety
Overall dissatisfaction with housing has slightly decreased since 2020, but nearly half of residents remain unhappy - particularly those in temporary accommodation and on Phase 4. Safety concerns are also rife, especially among young people and women.
Our response:
We’re working closely with local services to improve safety and wellbeing and are committed to making future phases more secure and inclusive. While delays have made it difficult to provide fixed timelines, we continue to share updates through the Aylesbury Now newsletter, covering progress on Phase 2b, FDS C, and Plot 18.
Voice and influence
Residents told us they feel disconnected from the regeneration process - uncertain about consultations, planning, and whether their feedback is truly heard.
Our response:
We’re reviewing how we engage and communicate, aiming to make consultations more transparent and inclusive. Their voice matters, and we’re working to ensure they shape the future of Aylesbury.
Community strengths
Despite challenges, neighbourliness and belonging remain strong - significantly higher than in comparable areas. Social cohesion has risen from 69% to 84%. Burgess Park and local voluntary organisations are seen as vital assets.
Our response:
Since we took over the regeneration of the Aylesbury in 2014, we have used various initiatives to involve residents in shaping the future of the neighbourhood. Part of this was working with schools to bring parts of the old estate into the new. We’ve run workshops over the years and collaborated with local artist Harriet Mena Hill to get young people to work on designs drawn from their favourite parts of the existing estate to then be incorporated into the new buildings.
Alongside this we’re proud to support and collaborate with many local organisations including Community Cycleworks, Mentivity, Burgess Sports, St Peter’s Church and Work Works Training Solution for employment and training. We also offer Tai Chi classes to promote wellbeing.
Services under pressure
While service provision is a strength, many valued organisations such as Creation CIC and Giraffe House have closed or relocated. Remaining services are seen as fragile, adding to the uncertainty residents already feel about the future of the area.
Our response:
We’re helping promote and support existing organisations through funding, partnerships, and visibility in our Aylesbury Now newsletter. We’re committed to supporting these vital services.
Cost of living and financial distress
17 percent of residents reported financial distress, with ongoing impacts from the pandemic and rising living costs.
Our response:
We have commissioned 10 Hygiene Bank sessions offering hygiene products, benefit checks, and signposting to other helpful services.
- Burgess Sports’ family support programme provides foodbank vouchers and runs ‘Kids in the Kitchen’ for family cooking.
- Employment support continues via Work Works Training Solution.
- We’re exploring additional financial wellbeing resources to share in future newsletters.
Regeneration sentiment
Positivity about regeneration has grown - from 33% in 2021 to 55% in 2024. Residents are encouraged by the new buildings, though concerns remain around affordability and crime in undeveloped areas. Young people are hopeful but wary of losing community ties.
We are pleased with the progress of FDS C, which reached its highest point in April this year, while over on Plot 18 the medical centre and library have opened, along with the public square.
Most recently, planning permission has been approved for phase 2b. This means we should shortly be working with Southwark on demolition. While delays are out of our control, we hope residents can see things are moving forward.
