Affordable Homes Completed at St Ann’s Hospital Site, Haringey 2026

Key Points

• Initial Phase Handover: The first completed properties on the former St Ann’s Hospital site in Haringey have been officially marked at a milestone ceremony.
• Council Housing Provision: The homes represent the first step in a scheme delivering up to 154 genuinely affordable council homes for the London Borough of Haringey.
• Wider Masterplan Scope: Developed under the name North Gate Park, the overall regeneration project led by the Peabody Group will yield 995 new homes, with 60% designated as affordable housing.
• Green Infrastructure: The development features cutting-edge energy-efficiency technology, zero-fossil-fuel targets, solar panels, and nearly 2,000 cycle spaces integrated with an expanded Peace Garden.
• Strategic Partnerships: The project is delivered in collaboration with the Greater London Authority (GLA), the Hill Group, and the local community.

Haringey (North London News) July 14, 2026 – Dozens of local families are a significant step closer to moving into high-quality, energy-efficient accommodation following the formal completion of the first properties at the historic St Ann’s Hospital redevelopment in South Tottenham. The landmark mixed-use residential project, known as North Gate Park, is set to undergo a dramatic transformation that will ultimately provide up to 995 homes. Of these, 60% are designated as affordable housing, including up to 154 high-specification council homes specifically acquired by the London Borough of Haringey to address the acute local housing shortage.

What Is the Significance of the Newly Completed Homes at North Gate Park?

The handover ceremony on July 8, 2026, marks the physical manifestation of years of complex planning, multi-agency collaboration, and substantial public sector investment. The first residential properties completed in this initial phase represent a crucial relief valve for a borough grappling with some of the most challenging housing demands in the capital.

Under the phased acquisition structure, Haringey Council is actively expanding its municipal housing stock. As formally documented in council records, the local cabinet agreed in 2024 to acquire an initial tranche of 38 homes at the site at the pre-construction stage.

Crucially, the local authority holds a legally binding option to purchase an additional 116 homes in subsequent phases, bringing the potential total to 154 council-owned units.

These properties are not generic housing units. According to official reports from the Cabinet of the London Borough of Haringey, the first 38 homes are strategically configured to serve as specialized, modern sheltered accommodation for older residents aged 55 and over.

The subsequent properties are planned to range from one-bedroom flats to four-bedroom houses, catering directly to larger local families currently placed in temporary accommodation.

What Sustainability and Green Initiatives Form the Core of the Design?

Built to modern climate-resilient standards, the properties at North Gate Park are designed around the “One Planet Living” sustainability framework. To eliminate reliance on gas, the entire neighbourhood will utilize a site-wide electric heat network powered by communal air-source heat pumps and bio-solar roofs.

According to data published by joint development partner The Hill Group, the homes and non-residential facilities on the site are projected to achieve a 73% reduction in on-site carbon emissions compared to standard building regulations.

The site’s layout shifts the priority from private vehicles to active, healthy transit, incorporating:

• Nearly 2,000 secure cycle parking spaces.
• Dedicated pedestrian and cycle pathways connecting directly to nearby transport nodes, including Harringay Green Lanes station.
• Electric vehicle charging infrastructure.
• Strict low-car development guidelines limiting total on-site parking to just 167 spaces.

Who Led the Official Ceremony to Mark the Handover of the First Phase?

The completion of the initial properties was celebrated on-site on July 8 with a ceremonial ribbon-cutting. The delegation included key representatives from municipal government, the regional London administration, housing associations, and private construction partners.

Among the key figures in attendance were:

• Tom Copley, Deputy Mayor of London for Housing and Residential Development.
• Councillor Dixie-Ann Joseph, Haringey Council’s Cabinet Member for Placemaking and the Local Economy.
• Senior executives from the master developers, Peabody Group.
• Construction directors from The Hill Group.

What Did the Council and London Housing Chiefs Say About the Milestone?

During the site visit, public officials and development directors highlighted how the project bridges the gap between historical preservation and the pressing modern demand for public housing.

As reported in official statements issued by Haringey Council, the local authority’s Co-Deputy Leader and Cabinet Member for Housing, Councillor Tammy Hymas, stated:

“This is a significant moment for local people who need high-quality, genuinely affordable homes. As this exciting new neighbourhood takes shape, it will deliver 150 much-needed new council homes at council rents, that will support a thriving community. This new administration is committed to delivering genuinely affordable housing and seeing these new energy-efficient homes and the wider transformation of the site first-hand has been inspiring.”

Highlighting the regional significance, Tom Copley, the Deputy Mayor of London for Housing and Residential Development, remarked:

“North Gate Park is a fantastic example of how we can create much-needed new homes while celebrating and preserving the rich history of London’s neighbourhoods. This impressive development will deliver nearly 1,000 new, high-quality homes – 60 per cent of which are genuinely affordable – and a range of amenities, making it a truly inclusive place to live.”

From the developer’s perspective, James McMylor, Regional Managing Director for Development in London North for Peabody, observed:

“North Gate Park is a fantastic example of how regeneration can deliver much-needed homes while creating lasting benefits for the whole community. This development not only provides affordable and high-quality homes but also revitalises a historic site, with new amenities and green spaces that will serve local people for generations to come.”

Andy Hill OBE, the founder and Group Chief Executive of The Hill Group, added:

“Sustainability, heritage and community are at the heart of North Gate Park, blending contemporary homes with beautifully restored historic architecture, green spaces, and outstanding community amenities.”

How Will the Wider Peabody Group Development Be Phased and Financed?

The North Gate Park project is a multi-stage project planned to run continuously through to its final completion date in 2031.

The first phase delivers 240 units, of which 94 are classified as affordable, alongside new commercial premises and initial open spaces. Succeeding phases (Phases 1B & 2) will build out the remainder of the 995 projected homes.

The masterplan, designed by Karakusevic Carson Architects, varies building heights from three to nine storeys across the 7.2-hectare site to optimize natural light and minimize structural impact on the surrounding Victorian terraced streets.

The commercial portion of the site is designed to ensure self-sufficiency, bringing retail spaces, creative affordable workspaces, a community café, and a centralized convenience store directly into the neighbourhood.

What Is the History and Background of the St Ann’s Hospital Site Redevelopment?

The origin of North Gate Park lies in the historical de-escalation of the St Ann’s Hospital site, which originally served as a late-Victorian fever and isolation facility opened in 1892.

Over the decades, as modern medicine reduced the necessity for large-scale isolation wards, large portions of the sprawling site in South Tottenham became redundant, though mental health services continued to operate on the eastern portion.

In 2018, recognizing the land’s immense potential for public housing, the Greater London Authority (GLA), under the direction of the Mayor of London, stepped in to purchase the surplus hospital land from the NHS for £27 million.

This strategic intervention was designed explicitly to prevent private developers from purchasing the land and building predominantly luxury, market-rate apartments.

By securing public control of the site, the GLA was able to mandate an exceptionally high affordable housing quota of 60%, far outstripping standard private developments in London which frequently target between 35% and 40%.

Following a competitive procurement process, the Mayor of London appointed the non-profit housing association Peabody Group (formerly Catalyst) as the primary master developer. In partnership with Karakusevic Carson Architects and housebuilder

The Hill Group, Peabody devised a landscape-led masterplan that sought to carefully integrate the site’s rich institutional history.

Instead of clearing the entire plot, the design preserves seven historic hospital buildings, including the iconic, structurally dominant Victorian water tower, which are being converted into functional workspaces, community hubs, and retail units.

The layout also preserves and significantly enhances the natural environment. The development features an expanded “Peace Garden,” which has been tripled in size to act as a public green space.

Crucially, the developers partnered with horticultural specialists from the Royal Botanic Gardens, Kew, to select native, climate-resilient flora designed to enhance local biodiversity and expand the neighbouring Site of Importance to Nature Conservation (SINC) by 50%.

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How Will the North Gate Park Development Affect Local Communities and the Housing Market?

The progression of the North Gate Park scheme will directly affect local residents, municipal planning strategies, and the broader north London housing market in several ways:

• Mitigating the Local Housing Waiting List: For families on Haringey Council’s housing register, the delivery of up to 154 council-rent homes offers direct relief. By providing genuinely affordable, long-term lifetime tenancies, the borough can transition vulnerable families out of expensive, unstable private temporary accommodation, thereby easing municipal budget pressures.
• Supporting Key Public Sector Workers: The allocation of 22 London Living Rent homes specifically for staff working at the adjacent Barnet, Enfield and Haringey Mental Health Trust addresses a critical recruitment and retention issue. Enabling NHS clinical staff to live within walking distance of the hospital reduces commuting strain and keeps essential staff in the local area.
• Combating Fuel Poverty: Built with high thermal insulation, double-glazed windows, bio-solar roofs, and heat pump technology, these properties are insulated from the price volatility of fossil-fuel gas networks. Consequently, incoming tenants are highly likely to experience lower, more predictable energy utility bills, helping to protect low-income households from fuel poverty.
• Enabling Grassroots Ownership: The provision of 50 dedicated community-led housing units empowers local housing trusts and cooperatives to manage their own properties. This model fosters deep-rooted community stewardship, ensuring that the management of the estate remains accountable to its actual occupants rather than external corporate interests.
• Spurring the Local Economy: The integration of creative workspaces, retail spaces, and a convenience store on-site will act as an economic incubator. This is expected to create local jobs during both the construction and operational phases, boosting footfall and economic vitality in South Tottenham without displacing existing small businesses along nearby Green Lanes.