The homes were brought to life by the Rural Urban Synthesis Society (RUSS), a Community Land Trust based in South London. This project has shown what can be achieved when people come together with a shared vision.
Founded in 2009, RUSS won a bid with Lewisham Council to transform a disused site by the Ravensbourne River. By 2021, the vision took physical form as construction began on a 36-unit apartment block, making it the largest self-build community housing project London has ever seen.
The residents of Church Grove are all local to Lewisham, meeting the project’s affordability criteria.
The housing mix is diverse – there's flats at 'London affordable rent' for those on the council's waiting list and for sharers, as well as flats for sale and shared ownership at no more than 80% of market value. This blend ensures that housing remains accessible, reflecting the varied needs of the community.
Credit: Graziano Milano
Credit: Andrea Vladova
Credit: Andrea Vladova
Adding personal touches
The homes were created with the environment in mind. Air source heat pumps provide hot water and power comes from photovoltaic solar panels, cutting residents’ costs by around 30%.
While a contractor built the main shell of the building, some residents have opted to self-build their apartments during the fit-out stage and everyone had their own decoration and flooring to organise, earning a discount for their labour.
This hands-on approach has not only fostered a sense of ownership but also strengthened community bonds. Now, each home has its own character with unique cladding and flourishing climbing plants.
A community beyond walls
Church Grove isn’t just about housing; it’s about creating a community space.
Since 2019, its eco-friendly hub has been a venue for work and events, supporting local projects. RUSS’s School of Community Housing exemplifies its commitment to knowledge-sharing and collaboration. The future holds even more promise with plans for a publicly accessible playground, riverside garden, and communal food-growing areas.
Triodos Bank has been a partner in this journey since 2012, offering advisory work and financial modelling. For Triodos, supporting projects like Church Grove aligns with our mission to finance positive change. By backing community-led, sustainable housing, Triodos helps create more affordable homes and fosters communities that care for people and the planet.
Ensuring lasting affordability
To safeguard the community’s affordability, a resale covenant ensures that homes will rise in value in line with the retail price index, bound to the original building costs. This prevents it suffering the fate of Walter’s Way, where homes entered the market and became unaffordable. Church Grove’s model promises a lasting, affordable community for Lewisham residents.
Church Grove is a testament to the power of community, a celebration of sustainable living, and hope for affordable housing in London.
It’s proof that when people come together, they can build not just homes, but dreams.
What an inspiring project - congratulations to all concerned. Particularly the resale covenant that was a brilliant idea! Hopefully this will be replicated elsewhere.