Bulrush Court: Putting Design Quality At The Heart Of Social Housing

Product used: Bricks
Brick types: Olde English Grey, Commercial Red
Factory: Birtley
Project location: London
Project type: Commerical
Architect: Pitman Tozer Architects / Falconer Chester Hall
Contractor: S&L Contracts Ltd

2025 BDA Brick Awards winner: Large Housing Development (101+ units) category

The need to deliver more social housing is nothing new. But as pressure mounts to build faster and at scale, there is growing recognition that numbers alone are not enough.

Recent updates to the National Planning Policy Framework reinforce this shift. Alongside renewed pressure for delivery through mandatory local targets, reported ambitions of around 370,000 homes a year and planning reform designed to accelerate supply, the focus is also back on sustainable development, good design and places that work over the long term. Homes are expected not just to meet demand, but to positively impact communities and the surrounding area.

Against this backdrop, Bulrush Court in Bromley-by-Bow shows what this can look like in practice. Designed by Pitman Tozer Architects for The Guinness Partnership, the scheme delivers 144 affordable and social-rent homes over seven to nine storeys, and was recognised with the Large Housing Development Award at the Brick Development Association’s Brick Awards in 2025.

Rather than chasing novelty, the project focuses on getting the fundamentals right. Thoughtful design, careful material choices, and a clear response to its environment combine to create homes that are built to last and feel rooted in place. In an environment shaped by planning reform and a renewed focus on quality, Bulrush Court demonstrates how policy ambition can translate into well-designed, deliverable social housing.

Bulrush Court sits within a dense part of East London, in a challenging setting shaped by major infrastructure, including the A12 and nearby train tracks. From the outset, the design team set out to create a building that felt in tune with its wider London context, rather than imposed on it.

As Luke Tozer, Co-founder of Pitman Tozer Architects explains, “The ambition was to create a characterful and humane place that felt like it was part of the developing masterplan, transforming what had previously been an old scaffold yard into a recognisable part of the city.”

The building features curved corners and balconies that carry the brickwork around the edges, which helps the block feel softer and more settled in the street. Those curves were important to the team. “We were pleased we managed to keep the curved corners,” says Luke. “They add character without adding significant cost.”

Brick was chosen as the most prominent material, used in a contemporary way that still feels familiar in London. “In London, brick is almost the default for housing architecture,” Luke notes. “It brings character, robustness and price together in a way very few materials can.”

The scheme uses four standard brick types to create character and rhythm without relying on specialist units, helping it feel distinctive while still belonging. Olde English Grey and Commercial Red were the two main brick types used. These were supplied by Ibstock Plc, whose range supported the design intent while meeting performance and budget requirements. “One of the things we love about brick is the infinite variety you get from standard units,” Luke adds. “With Ibstock, we had the quality, consistency and range of choice we needed, and the reassurance of availability at scale, which is critical on a project like this.”.