London’s ‘small cities’ that are shaping the capital
Discover the regeneration projects reinvigorating neighbourhoods that bring together community, sustainability and the best of modern living
Throughout the centuries London’s diverse architecture and communities have constantly been shaped by new ways of living. And it's an evolution that is far from its conclusion, as today the capital sees a wave of regeneration projects that are transforming pockets of the city.
As Knight Frank’s The London New Homes Report highlights, there are currently over 300 residential schemes of 20 plus homes under construction across the capital. This amounts to just over 41,000 units actively under construction, according to Molior. Such developments have an ambition that goes beyond just addressing the city’s housing needs, with a vision to build vibrant and sustainable neighbourhoods that place community at their heart.
“The shift in perspective from viewing London as a collection of villages to a series of towns and small cities highlights the capital's ability to adapt and grow,” describes Raul Cimesa, Partner at Knight Frank, and Head of London New Homes. “Each of these new developments is creating its own unique character and appeal, contributing to London's dynamic urban fabric."
North London: King’s Cross, Holloway and Barnsbury
The metamorphosis of King’s Cross has been nothing short of extraordinary - so much so that the site bears its postcode district, N1C. Its neighbours such as Holloway and Barnsbury, too, are now seeing the benefits of the wave of change that has swept through this area of north London. “King’s Cross is one of the largest and most successful redevelopments in London, if not in Europe,” explains Sophie Davies, a Partner at Knight Frank. “This once derelict part of London has undergone a huge renaissance over two decades, transforming into a vibrant, mixed use district, a global gateway for London,”
Holloway Park, a new destination spanning 10 acres, will deliver 985 new homes in total. Alongside a new 1.4 acre park there will be approximately 1,800 sq m of commercial space, creating job opportunities and promoting growth in the local area. Meanwhile the regeneration of Barnsbury Estate, a joint venture between Newlon and Mount Anvil, has similarly ambitious plans to enhance the lives of the local community. With incredible transport links, both within London and beyond, and proximity to world-class educational institutions and employers, this pocket of north London continues to appeal to a diverse range of buyers across the world.
Canary Wharf and the City of London
The capital’s financial districts are no longer places that empty out at the weekends - hubs such as Canary Wharf are now thriving districts in their own right offering art, culture, leisure and family-friendly living. Its transport links (including the arrival of the Elizabeth Line), waterside location and abundance of green spaces are a key part of its draw, with the Canary Wharf Group having recently partnered with the Eden Project to enhance biodiversity and help people connect with nature in the area. The arrival of new tech start-ups and the life science industries are adding to the increasingly eclectic mix of businesses in the area. Meanwhile, future plans to reimagine the current HSBC headquarters into a mixed-use building incorporating leisure facilities speaks to the ongoing evolution of the neighbourhood and the desire to place community at its heart.
Developments in both Canary Wharf and the City of London offer a premium lifestyle for discerning buyers balancing work and leisure time. One Park Drive is among the most sought-after developments in Canary Wharf's expansion into its new Wood Wharf district, which also includes the prestigious 10 Park Drive. Meanwhile over in the City, the branded residences at Sky Residences at One Bishopsgate Plaza offers access to the many services of the on-site 5-star Pan Pacific Hotel from the comfort of your own home.
South London: South Bank
From Shakespeare’s Globe to the Southbank Centre, Tate Modern and National Theatre, this neighbourhood south of the river has continued to evolve as a cultural hub across the centuries. In tandem its residential offering has grown to support the desire to live in this vibrant part of the city, with several landmark developments redefining the area’s skyline and creating the ideal base to enjoy the best the city has to offer.
This future will include the remarkable renewal taking place at Bankside Yards, a masterplan by Native Land and partners which is pioneering in more ways than one. "Bankside Yards represents a pivotal moment in London's evolution, not only as the UK's first major fossil fuel-free mixed-use estate but as the final piece in the South Bank's cultural jigsaw,” says Emma Fletcher-Brewer, Partner at Knight Frank and Head of City and East New Homes team.
Eight new buildings, including the groundbreaking residential development Opus by Native Land, will be delivered alongside 14 sensitively restored grand arches, delivering 1.4 million sq ft of brand-new residential, commercial, retail, leisure and hospitality spaces. This will include the opening of a Mandarin Oriental Hotel, providing 171 guestrooms and 70 branded residences. “Set against the backdrop of world-renowned theatres and restaurants, and occupying an iconic position on the River Thames, this new community is already attracting significant attention from both domestic and international buyers,” she adds. “Its pioneering sustainable credentials, combined with its unprecedented scale and prime central London location, firmly establish Bankside Yards as a landmark development on the global stage.”
With the final building due to complete at the end of 2025, the Southbank Place development has introduced a new chapter to the area, creating a community of homes, offices and retail spaces that form part of the ongoing story of regeneration in the district. Meanwhile a further project in the pipeline is 18 Blackfriars Road, which has been granted permission for a trio of towers set around a central plaza that will bring together business, leisure and living, breathing new life into a two-acre brownfield site that has remained undeveloped for around two decades in SE1.
West London: White City
Head west and White City and its surroundings has emerged as one to watch in recent years, with the opening of the Westfield London shopping centre in 2008 accelerating its transformation into a key destination in the capital. This includes pulling in huge investment from companies and educational institutions looking for a new base, including global names such as ITV, Net-a-Porter, L'Oréal and Imperial College London. Nearby major infrastructure projects including HS2 and arrival of the Elizabeth Line continue to drive interest west, with notable developments including The Verdean in Acton and Artisi in Hammersmith.
In White City, its famous landmark the Television Centre has welcomed countless royalty and celebrities through its doors across the decades in its former life as the headquarters of BBC Television. Three studios remain in use for TV production, which sits alongside a community comprising residents, office workers, restaurants and the Soho House private member’s club. The Ariel, part of Phase 2 of the development, is a collection of apartments set within Television Centre’s only tower building, offering the chance to live at the heart of the action.
“This community is what makes the development so special. Having a live TV studio complex on site makes every day interesting,” describes Priya Black, a Partner at Knight Frank. “Recently, whilst in the marketing suite, our team saw Sir David Attenborough filming outside The Helios, 45 years after he first launched his ‘Life’ series at Television Centre.”
