From Public to Personal: Becontree Estate at 100
Once the largest council estate in Europe, the Becontree Estate in East London is still the UK's largest. On the centenary of its construction, RIBA explores its past and present.
By Royal Institute of British Architects
This story references Kalpesh Lathigra’s commission which was displayed at RIBA in 2021.
Becontree Estate, Dagenham, London; garage (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
As part of the centenary celebrations and to enhance its photographic collection of Becontree, RIBA commissioned Kalpesh Lathigra to document the Estate as it is today. Completed over a series of walks during the spring and summer of 2021, this story draws on this new body of work alongside archival images from RIBA’s Collection. RIBA also commissioned visual artist Verity-Jane Keefe to present new work at 66 Portland Place, and a public installation in Regent’s Park by POoR Collective.
Becontree housing estate, Dagenham, London (1970) by Architect: London County Council, Architects Department and Photographer: Tony Ray-JonesRoyal Institute of British Architects
Building work for the Becontree Estate took place between 1921 and 1932. This extensive interwar housing project saw the creation of 27,000 homes on 3,000 acres of compulsory purchased land, stretching across Barking, Dagenham and Ilford in Essex.
The Housing Act of 1919 allowed the London County Council (LCC) to build outside of the County of London for the first time. The Estate, as with much interwar housing construction, served both as ‘Homes for Heroes’ after the First World War and as homes to rehouse residents of the East End slums. Each home had running water, indoor toilets and private gardens, all of which revolutionised the quality of living in London’s East End.
Slum conditions: 'Pleasant accommodation: examples of conditions not so difficult [to find] in many towns today.' (1930)Royal Institute of British Architects
The unhygienic and cramped conditions of the Victorian tenement blocks of inner-city London earned this housing type the term 'slum'. By contrast, estates such as Becontree presented architectural salvation. Gardens and private, indoor toilets vastly improved daily life, making the estate a spacious and sanitary dream for residents, although many early Estate dwellers found the move from their old localities hard to adjust to.
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The first houses were completed on Chitty's Lane in 1921 and by the time of completion, the Estate was home to 120,000 people. As a public housing project, Becontree offered homes, which were more affordable to rent than the regular market price.
Right to Buy
In 1980, the Housing Act was passed, which spelled a big change for Becontree. As part of this legislation, Prime Minister Margaret Thatcher’s Right to Buy scheme allowed council tenants to purchase their property at below market value, bringing home ownership within reach of many more people. Nevertheless the scheme was hugely controversial as it reduced the responsibilities of local authorities, as well as the council housing stock for those in need.
Becontree Estate, Dagenham, London; semi-detached houses (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
The majority of dwellings across the Estate were two-storey cottages, built in short terraces. Despite the perception of uniformity, Becontree features 91 different housing types, each with differing internal layouts and external features.
Sheppey Road, Becontree, Dagenham, London (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
The Estate's plan included 'banjos' which are similar to cul-de-sacs. These smaller pockets of community space create areas for play and neighbourly small talk, the foundations of estate living. From above, these cul-de-sacs look similar to the shape of the musical instrument.
'Make your house a home'
The desire to personalise your immediate surroundings is not a new concept. Changing tastes and trends ensure that domestic architecture is never truly complete, and Becontree is no exception. A walk through the roads of the Estate today, reveals an architecturally diverse Becontree, with estate-wide variations in surface finishes, structural modifications and garden landscaping.
Take a walk-through modern-day Becontree and you will be greeted by not only a spectrum of warm-toned roughcast, but also more elaborate surface finishes such as pargeting as well as the more traditional brickwork and woodwork.
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Surface textures differ across Becontree. Detailed flowers and natural forms can be seen decorating this end of terrace house. This is an example of pargeting. It is a practice common across the south-east regions of England, where high relief scenes add detail and depth to otherwise flat façades.
Becontree Estate, Dagenham, London (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
Another example of home personalisation is the addition of porches. This kind of architectural modification creates additional space for residents before entering the core of the house. They are a place for sheltering from the rain before dashing to your car and a space for children's muddy footwear after an afternoon at the nearby Parsloes Park.
Accepting an architectural honesty, the red brick of this 'lean-to' style porch unapologetically contrasts with the existing white plaster it connects to. Across the Estate there is a series of architectural layers, each diversifying the original style and developing the architectural language of Becontree.
Green credentials
Becontree Estate was built to the same planning principles as the Garden Cities, with green spaces just as important as housing. As a public project, however, the budget was significantly lower than those of traditional Garden Cities, which enjoyed funding from private investors.
Becontree Estate, Dagenham, London; Collard Green (2021) by Photographer: Kalpesh LathigraRoyal Institute of British Architects
As well as communal green spaces throughout the Estate, private gardens were attached to each housing plot. This allowed Becontree residents both public and private spaces to relax in and provided them with a healthier, enhanced quality of living.
Becontree Estate, Dagenham, London; green and yellow pebbledash with privet hedge (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
Residents were keen to maintain their private gardens, not only due to home-pride, but also as it was expected of tenants. Every resident, upon moving onto the estate, received a Tenant Handbook. This outlined certain rules and expectations, including the stipulation that individual gardens must be maintained. There were even prizes awarded for the best kept gardens.
Becontree Estate, Dagenham, London; terrace (2021) by Architect: London County Council and Photographer: Kalpesh LathigraRoyal Institute of British Architects
Becontree Estate stands as a customised and diverse tapestry of architectural moments; each dwelling has its own distinct identity. Extensions, different surface finishes, re-landscaped gardens and alternative paintjobs; the Becontree Estate has evolved over time, a testament to the changing tastes of its diverse residents. This is Becontree today, in 2021, captured in a state of flux, as residents live in and adapt their domestic spaces. Where then will Becontree be in another 100 years?
Installation View of First Floor Gallery, RIBA, London (2021) by Photographer: Andy MatthewsRoyal Institute of British Architects
To mark the centenary of the estate RIBA are displaying new work, including two commissions and a public realm installation. From October 2021 through to February 2022 you can visit RIBA (66 Portland Place) and view an exhibition which explores the architectural details of the Becontree Estate in more detail by the artist Verity-Jane Keefe, alongside the photography commission by Kalpesh Lathigra. For more information regarding the projects please visit our website here.
The commissioning of Kalpesh Lathigra’s work was made possible through the support of the Art Fund and Arts Council England with additional support from the Span Trust.
Explore more from RIBA Collections here.
All images are from RIBA Collections unless listed.
Becontree housing Estate, Dagenham, London. Rights: Tony Ray-Jones / RIBA Collections
Installation View of First Floor Gallery, RIBA, London. Rights: Andy Matthews
All colour images of the Becontree Estate are photographs by Kalpesh Lathigra, commissioned by RIBA.
