Bean Tree Court and Otto Close

: Sydenham Hill, London Borough of Lewisham

Bean Tree Court and Otto Close delivers 110 new social rent homes, offering a mix of dwelling types ranging from apartments to terraced houses.

The project replaces the former Mais House, a 1973 residential block that had reached the end of its design life. Its redevelopment increases provision from 63 to 99 homes, helping to meet the housing needs of both Lewisham and the City of London Corporation. The design responds to a challenging, steeply sloping site within a sensitive context that includes a conservation area, listed buildings, and a historic arboretum. Although the original Victorian mansion has long been lost, remnants such as the terraced lawns and ha-ha remain alongside a significant collection of mature trees. The design carefully balances increased housing density with the retention of these landscape features, preserving the site’s ecological value and suburban character. Sustainability is integral to the proposal. A biodiverse rain garden manages surface water as part of a sustainable urban drainage system (SuDS), while new tree planting – resulting in a net gain of 21 trees – enhances biodiversity. Durable, high-quality materials ensure longevity and reduce maintenance, while improved pedestrian routes support accessibility and sustainable movement. The scheme is positioned to frame the estate’s historic entrance, creating a clear gateway and a double-height communal space that brings residents together, while defining shared gardens. A robust material palette of brickwork, tiled roofs, and metal balconies references the local context, while a carefully considered colour strategy provides a contemporary interpretation of the area’s heritage.