Key Points
- Hackney Council approved the final phases (5-8) of the Woodberry Down regeneration masterplan on 3 September 2025 at a planning sub-committee meeting, granting Berkeley Homes conditional outline planning permission subject to conditions and referral to the Mayor of London.
- The regeneration began 20 years ago in 2005, originally addressing a 1949 estate of 2,000 homes needing extensive repairs, aiming to deliver thousands of new homes, improved facilities, and public spaces.
- Berkeley Homes seeks permission for up to 3,083 new homes across phases 5-8, with 43% affordable housing (44% social rent, 56% shared ownership, equating to 20% total social housing in these phases).
- Demolition of 692 social rent units to be replaced by 583 new social units; overall, from 1,520 council homes in 2008 to 1,325, a 13% net loss.
- Includes 950 square metres of community space in final stages, plus prior contributions like Woodberry Wetlands, Spring Park, new community centre, shops, offices, and children’s centre.
- £12 million contribution to local infrastructure, including roads and drains, upon completion.
- Phase timelines: Phase 4 demolition from December 2025, construction summer 2026; Phase 5 post-masterplan approval in Autumn 2025; Phase 8 from 2031-2041.
- Concerns from Woodberry Down Community Organisation (WDCO), residents, and Sustainable Hackney: reduction in social homes, biodiversity loss (9.25% net loss vs required 10% gain), high density, infrastructure strain, climate impact, and inclusion of Woodberry Grove North properties.
- Previous phases: Phase 1 (2009-2015: 1,433 homes/566 affordable), Phase 2 (2011-2021: 884/321), Phase 3 (2021-2025: 584/243), Phase 4 (2025-2031: 511/222).
- Partners: Berkeley Homes, Hackney Council, Notting Hill Genesis, WDCO, Manor House Development Trust (MHDT).
- Compulsory Purchase Order for Phase 4 confirmed March 2025, General Vesting Order 2 June 2025.
Woodberry Down Redevelopment Nears Completion After Two Decades
Hackney Council has approved the final stages of the Woodberry Down regeneration, marking the end of a 20-year project to transform a ageing social housing estate into a modern mixed-tenure neighbourhood in north London. Developers Berkeley Homes received conditional outline planning permission for phases 5-8 on 3 September 2025, paving the way for up to 3,083 additional homes. The decision, despite objections from residents and campaigners, promises thousands of new residences alongside community enhancements, though concerns over affordable housing and biodiversity persist.
The Woodberry Down estate, originally constructed in 1949 as 100% social housing with around 2,000 homes, faced viability issues identified in 1990s surveys by Hackney Council, leading to the regeneration’s approval in 2005. As reported by India Lawrence of Time Out London,
“In September Hackney Council gave the green light to the final phases of the Woodberry Down regeneration masterplan. This has been a long time in the making, as the Woodberry Down regeneration officially began 20 years ago”.
Berkeley Homes, in partnership with Hackney Council, Notting Hill Genesis, WDCO, and MHDT, has delivered phased developments, with Phase 4 demolition set to commence in December 2025 and construction starting summer 2026.
What triggered the approval of Woodberry Down’s final phases?
The approval came at a Hackney Council planning sub-committee meeting on 3 September 2025, where conditional outline permission was granted to Berkeley Homes for phases 5-8, subject to a legal agreement and Mayor of London referral. The application covers a maximum of 3,083 residential dwellings, with 43% targeted as affordable, split into 44% social rent and 56% shared ownership across these phases. As detailed on the official Woodberry Down consultation site, the masterplan outline for phases 5-8 was approved in Autumn 2025, following extensive public consultations since 2008.
A Berkeley Homes spokesperson clarified during the meeting that all properties, including those on Woodberry Grove North, have been within the site boundary since 2008 masterplans, with letters issued by Hackney Council in February 2025 confirming their inclusion in Phase 6. Tom Anthony, Berkeley Homes spokesman, noted,
“All three approved masterplans since this time have been subject to extensive public consultation. Letters were issued by Hackney Council in February 2025 to confirm that these properties are included in Phase 6 of the regeneration”.
How many homes will phases 5-8 deliver?
Berkeley Homes sought permission for up to 3,083 new homes across the four phases, of which the developer stated 43% would be affordable. The plans involve demolishing 692 social rent units and replacing them with 583 new social units, contributing to a broader shift from the estate’s original 100% social housing model. Objector Frances MacFarland, speaking for Woodberry Grove North residents Geoff Bell and Elaine Gosnell, highlighted the overall reduction, asserting there were 1,520 council homes in 2008, now reduced to 1,325—a 13% loss.
Barbara McFarlane of Sustainable Hackney echoed this at the meeting:
“If you vote this scheme you’re voting for fewer social homes than when the regeneration started. In that time, numbers in temporary housing have doubled. We all know that we need homes for the less well off rather than the affluent. Hackney cannot afford to lose more social housing”.
Tom Anthony responded that contractual obligations from the original agreement prevent legal reductions, maintaining the affordable housing commitment at 43%.
Previous phases provide context: Phase 1 delivered 1,433 homes (566 affordable) from 2009-2015; Phase 2, 884 homes (321 affordable) from 2011-2021; Phase 3, 584 homes (243 affordable) from 2021-2025; and Phase 4 plans 511 homes (222 affordable) from 2025-2031, including a new central square and 1,215 sqm of commercial/community space.
What community benefits does the project offer?
The final stages include 950 square metres of space for local community use, adding to existing facilities. Upon full completion, Hackney Council claims a £12 million contribution to local infrastructure, covering roads and drains. A Hackney Council spokesperson stated:
“The Woodberry Down regeneration is building thousands of much needed new homes, including a brand new high quality social rented home for all secure council tenants living on the estate as well as new shared ownership homes. It has also provided new community facilities for everyone in the area, including the biodiversity-boosting Woodberry Wetlands nature reserve, acres of new green space, a new community centre, shops, offices, children’s centre and play facilities at Spring Park”.
The partnership emphasises resident involvement, with WDCO and MHDT ensuring community voices shape decisions, alongside Notting Hill Genesis managing affordable housing. Homes are marketed from £549,990, located on the Piccadilly Line in Zone 2, 7 minutes from King’s Cross, in a waterside setting.
What concerns have locals raised about the plans?
The Woodberry Down Community Organisation (WDCO) supports the regeneration in principle but raised significant concerns over reduced affordable social homes, density, infrastructure impact, and biodiversity. Locals worried about the social housing cut and potential biodiversity loss, with campaigners claiming a 9.25% net loss against a required 10% gain.
Frances MacFarland expressed shock at Woodberry Grove North’s inclusion:
“We generally agree with the application. But it seems to us that nobody has noticed that we have done a home grown regeneration here. Number 44 has been totally rebuilt and extended to find room for a family with five young children. Number 46 has had a roof extension and replaced its windows. Another property has been transformed into a specialist dentist practice which is always very busy. It would be financially and environmentally irresponsible to demolish these houses”.
Barbara McFarlane added:
“We’re worried about the harm to existing biodiversity. Instead of open landscape, there will be privatised green space podiums, six metres above the ground where nature can’t thrive. The current scheme is business as usual and makes very little attempt to tackle the climate and ecological crisis – are these homes what we need?”.
WDCO has voiced ongoing issues, including Phase 4 Compulsory Purchase Order processes, with General Vesting Order on 2 June 2025. Harringay Online forums noted Phase 8 reaching up to the border, redeveloping Rowley Gardens on the former Northumberland House site.
When will the Woodberry Down neighbourhood be fully complete?
Phase timelines extend to 2041, with Phase 8 running 2031-2041. Phase 5 consultation is ongoing, with pop-up events in December 2025 and a webinar on 9 December. The Greater London Authority deemed the principle of residential-led mixed-use redevelopment acceptable in strategic terms.
As India Lawrence of Time Out London reported, this approval signals one of north London’s spanking fresh neighbourhoods amid 2026 developments. The project, a landmark collaboration, balances growth with community needs, though debates on affordability and environment continue.
