Like many of the social housing estates across the country built following the Second World War (1939-1945), the Gascoyne One estate in south Hackney represented the dreams and social vision of urban planners. This blog explores the role social housing has played in the lives of Hackney’s diverse communities, through the experiences of Gascoyne Estate’s residents past and present. In 2015-16, local filmmaker Derek Smith interviewed 30 past and present neighbours to capture the story of the Gascoyne estate, shared here.
A New Beginning
For the first residents in the late 1940s and early 1950s, the Gascoyne Estate was a paradise. Like many of the social housing estates across the country built in the late 1940s following the Second World War (1939-1945), the design represented the dreams and social vision of urban planners. A whole generation was introduced to good quality affordable homes.
Many had lost their homes in bombing raids during the Second World War. Others were escaping poor living conditions across east London. The superb design and layout of the estate provided space, light and fresh air, a dramatic change from the overcrowded slums they had left behind. For many of the low income families moving to the Gascoyne, this was the first time they had luxuries such as indoor plumbing and toilets.
“The room, the space, the facilities – it was wonderful. From where we’d come from it was paradise. A silly thing to say but it really was. We thought this was Buckingham Palace.”
John, Gascoyne resident
Architectural Foresight
Around 30 Victorian villas with large gardens were demolished to make way for the Gascoyne Estate, creating nearly 300 homes. The Gascoyne Estate was symbolic of the new post-war Britain, where national and local governments strived to protect and promote the economic and social well-being of citizens. Alongside the introduction of the welfare state and the National Health Service in the 1940s, the new social housing estates attempted to provide affordable homes for all in need.
The name ‘Gascoyne Estate’ is generally used to refer to both the Gascoyne One and Gascoyne Two estates. The first estate was designed in the 1930s and made up of four blocks gathered around a central communal yard, similar to a village green. It was built on contemporary ideas of communal and family living, with balconies facing inwards towards your neighbours. The flats were accessed by open balconies that overlooked each other. This encouraged residents to look in towards the community.
“I was on the second floor, it had a double balcony, it had a second bedroom, and the front room the lounge whatever they call it – next to each other – both facing the Common, both facing Well Street Common. And as I went out of me bedroom, there was a bedroom window, and a French door to let you to go out on it.”
Kathleen ‘Kit’ Crowley, Gascoyne resident
People saw and got to know their neighbours coming and going from their homes. The buildings surrounded a central enclosed area overlooked by the flats where children could play safely. Both the layout and the architecture helped a strong community spirit to thrive.
“It was very big and too open to everybody’s eyes. Everyone can see you coming in and going out. Later on I realised it was very good to have a place like this, especially when you have children because people can keep an eye on them. Everyone seems to be caring and looking after each other.”
Nina, Gascoyne resident
Estate, where she lived for 62 years before moving
to a local care home. (C) Emma Davies. Hackney Museum 2013.98.
The blocks in Gascoyne Two were designed in the 1950s and differed from the first blocks in several key ways, reflecting changes in housing policy over the years. These flats look outwards, away from the estate, with external balconies. These blocks are also an example of the trend in the late 20th century towards taller buildings to tackle the long waiting lists for homes, the scarcity of available land to build on, and financial incentives from the then Conservative government for ‘high-rise’ multi-storey towers.
A Self-Made Community
This estate in south Hackney provided quality homes, gave shelter, provided a refuge from poverty, discrimination, and even civil wars, to generations of residents from around the world. Despite facing challenges over the years, the Gascoyne maintained a unique community spirit, with neighbours forming lifelong bonds.
Many of the first residents that moved to the Gascoyne were low income families that had little. But they came together to build and provide for a community. Within only a few months they created a tenants’ association. Among other activities, the group arranged coach trips for children living on the estate – huge events that saw Gascoyne Road filled with up to 20 buses. For many of the children this was the first time they visited the seaside.
The low-cost social housing provided by estates such as the Gascoyne meant Hackney as an area offered affordable homes. This coincided with a period of post-war migration to fill labour shortages. Some Gascoyne residents moved to Britain for the chance to earn a living. When public services faced staff shortages following the Second World War, people were recruited from Ireland, South Asia and the Caribbean. The Gascoyne and other Hackney estates provided homes for these people who helped run Britain’s health and transport services, plus much more. Others arrived to start a new life having been displaced by conflict in their own country. For them, this access to a stable home and welcoming community have provided a sanctuary.
“I was shocked when I’ve been called at times a ‘bloody foreigner.’ I came from unrest in Cyprus in the 1960s. All the bushes around the Gascoyne I planted myself. I’ve put some work into that estate over the years.”
Rasim, Gascoyne resident
Opening in 1952, the community centre Gascoyne Hall was the hub of the community. The residents had initially asked the Greater London Council (GLC) for a community centre, only to be told there was no money. Residents went on to raise the funds themselves, making weekly contributions to have one built on a patch of grass at the end of the estate. Its thriving events programme included film showings every week and regular bingo nights. This strong community spirit continued over the years. The tenants’ association went on to open the Gascoyne Youth Club in 1991. Growing up in a multi-cultural community with friends from different backgrounds, the Gascoyne provided a safe and tolerant space for young people that wasn’t always found outside of the estate.
“I was really grateful when the GLC gave me this flat in 1981. It was really run down but I was determined to make a go of it. And now it’s my castle.”
Amy, Gascoyne resident
Challenges and Regeneration
The housing estate was initially built and managed by the London County Council (LCC). This was alongside other ambitious post-war housing projects by the Metropolitan Boroughs of Hackney, Shoreditch and Stoke Newington. The LCC was replaced by the Greater London Council (GLC), which was then dissolved in 1986. In 1982 the Gascoyne Estate came under the ownership of Hackney Council. This was part of a transfer by the Conservative government of GLC estates to local boroughs. These borough councils argued that they were not provided with enough resources to look after these new estates in their care.
While residents had felt looked after by the GLC, Hackney Council struggled to carry out the repairs needed. Residents campaigning for change were a driving force on the estate and at its core was an active Tenants and Residents Association. Their newsletters tracked the creation of an Estate Management Board, following ongoing grievances with Hackney Council’s running of the estate. By the late 1980s and early 1990s the Gascoyne Estate was visibly run down. Drugs and crime became a feature of this neglected estate. Where residents had previously felt able to leave their doors open, a number of burglaries led to iron-gated flats being a common sight.
“There were fences around flower beds missing. There were some abandoned cars. Mini-cabs wouldn’t come on the estate because of the bad people that were there.”
Yusuf, Gascoyne resident
During the 1980s and 1990s the Conservative government introduced policies aimed at creating ‘a property-owning democracy’. The Right to Buy policy gave council tenants the legal right to buy their home at a discount of up to 70%, depending on the length of their period as a renter. At the same time, Hackney Council could not afford to maintain Gascoyne Estate and this situation worsened because it legally could not use the funds from Right to Buy sales for the maintenance. With the estate falling into decay, it was sold in 1998 to a housing association for just £1. Sanctuary Housing, unlike Hackney Council, was able to borrow funds and undertake an estate-wide scheme of refurbishment and regeneration.
A Changed Estate
In the last 25 years Hackney has become one of the most sought after places to live, with the steepest house price rises in the country. This has brought new individuals and communities into both the borough and the Gascoyne Estate. In 2016 the community centre built by residents which was at the heart of the community was demolished to make way for Crisp Court.
This £4.2m project provided a new privately owned community centre, 17 new flats and 3 townhouses, some for social housing accommodation, and others privately owned, with views of Well Street Common and Victoria Park. The community centre has gradually fallen back under the control of active residents. In 2024-2025 a 2 bedroom flat in Gascoyne One sold for over £500,000 and the same in Crisp Court sold for over £600,000. Similarly, steeply rising rents have priced many people out of private renting, and even out of Hackney itself.
“It has changed a lot. The people have changed too. We have a lot of young professionals living on the estate. Despite who lives here, community is important.”
Justine, Gascoyne resident
Content for this blog featured in the temporary exhibition ‘The Golden Age of Social Housing? Life on the Gascoyne Estate’ at Hackney Museum 14 February – 3 June 2017. This project was made possible because of Derek Smith, and the many past and present residents of the Gascoyne Estate sharing their stories.