Regeneration schemes are still driving gentrification across London, new report finds

Displacement and a lack of meaningful democratic control under estate ‘regeneration’ schemes continues to be a major issue for Londoners, despite policy reforms introduced in recent years.

Gentrification still causing displacement

A new report launched by Green Party London Assembly member Zoë Garbett reveals that residents across the capital continue to endure worsening living conditions. It draws on testimony from affected communities who live on estates undergoing regeneration across the city.

Despite the introduction of resident ballots and new policies under the current Mayor of London, the report finds that residents’ experiences remain largely unchanged, with communities continuing to face years of deteriorating housing.

The report also points to a wider democratic deficit, with residents often lacking the time, resources and accessible information needed to engage in the estate regeneration process.

Commenting on her new report, Garbett said:

Regeneration is often presented as the solution by councils, but we know it comes at a cost – land is sold to private developers, luxury flats replace social housing, culturally significant spaces like markets are destroyed and communities are uprooted.

Residents across London are still living through the same failed model of estate regeneration, years of neglect, uncertainty and the very real risk of displacement.

Despite new policies, the system continues to sideline residents and prioritise high-end market housing over meeting local needs.

Key recommendations

The recommendations include the full implementation of previous recommendations put forward by fellow Green Party London Assembly member Siân Berry in 2022. Berry’s report on estate ballots set out how landlords must be held accountable for their promises to residents.

Garbett’s report also requests the Mayor of London publishes a full response to Just Space’s Alternative Good Practice Guide ahead of the next London Plan. Garbett said:

The recommendations in this report build on what residents have been saying for years. They form a roadmap for real change, guiding the Mayor toward planning policies that are fairer and provide a proper counterbalance to the influence of big developers, ahead of the publication of the draft London Plan in May 2026.

Further recommendations include introducing a presumption against demolition of social housing, prioritising retrofitting instead. It calls on the government to fund any necessary retrofitting and also for a net increase in social housing overall.

Safeguards for residents are also key. The report recommends the creation of a Community Plan Fund to support resident-led alternatives, adding new conditions to Greater London Authority funding to improve transparency and prevent displacement.

Featured image via the Canary