This chapter examines the aftermaths of regeneration at three estates – West Hendon, Woodberry Down and Carpenters – and analyses what kinds of new places and inequalities are being produced. Regeneration has been going on for 15–20 years at these estates. Not only is this timescale much longer than the 1990s’ CEI and SRB schemes (Chapter 3), but these later work-in-progress schemes are unlikely to be completed within the next decade, if then; hence any aftermaths are provisional. I encourage readers to refer to Chapters 3 and 4 for details regarding housing tenure and rehousing provision at the three estates, which are distinct from one another in relation to tenure patterns, governance and finance. This chapter provides an experiential socio-spatial perspective on the emergent new places. As such, the chapter does not assess the estates’ respective micro-political economies à la Hodkinson (2019), although brief comments are made about governance in the next chapter.

The West Hendon and Woodberry Down cases illustrate how the long-term, incomplete and dualistic nature of degeneration/regeneration means that two places are in symbiotic tension: the old estate which is undergoing degeneration, displacement and demolition, and the redevelopment which is under construction and receiving new tenants and owners. West Hendon and Woodberry Down represent hybrid schemes comprising elements of both places. Four aspects of these hybrid places are analysed: the old part of the estate as a residential area; residents’ views on new homes and new landlords; the new redevelopment as a neighbourhood; and whether ‘mixed communities’ are being created. The final section returns to the Carpenters estate, where regeneration has hardly begun despite having been under ‘regen’ for 15 years.

West Hendon/Hendon Waterside (Barnet)

By 2019, West Hendon had morphed into a mishmash of the remainder of the old estate and the new rebranded ‘Hendon Waterside’ development. The latter is physically dominated by a 28-storey private tower block; there are also other private blocks, mixed-tenure blocks, plus a dedicated social housing block with 71 units. West Hendon/Hendon Waterside has a bewildering set of governance arrangements involving a housing association, private developer, property management company, utility company, as well as the council and the ALMO (Barnet Homes). The West Hendon Partnership Board monitors the regeneration and includes stakeholder and resident representatives.