55 Morning Lane

At our fourth public workshop on Saturday 26 April, we shared 3 possible layouts for 55 Morning Lane. These showed different building heights and density, and how this could affect the number of affordable homes and what might be financially possible. We asked people for feedback on:

• which parts worked well
• which parts raised concerns
• what else might be needed

Important topics discussed included:

• support for keeping a full-sized Tesco store, with concern about any reduction in size or offer
• interest in affordable space at ground floor for shops, market stalls, community use or workshops, especially if rents can be kept low
• importance of respecting local heritage and protecting views of nearby landmarks like St John’s Church
• enthusiasm for more green space and high-quality landscaping, including places to sit, gather and relax
• some concern about the potential for underground parking to encourage anti-social behaviour
• a strong desire to ensure the quality of homes and spaces is not compromised in order to maximise the number of new homes
• how people could get involved in the future and how this could shape the project going forward

See Information boards from the April workshop (PDF 14mb).

At our third public workshop on Saturday 22 March, we looked at how massing, height, and development viability affect what could be possible for the 55 Morning Lane site.

After the vision-setting session in December and the public realm and supermarket-focused discussions in January, this workshop focused on the early feasibility work being done as part of RIBA Stage 1.

We tested different layouts for the site to understand what might fit, how it could work, and how financial viability could affect the design.

We started with a presentation from council officers and viability experts from JLL, our commercial advisors. They explained how they assess whether a project is viable, including how different mixes of uses, heights, and housing affect the potential to deliver a successful development.

Then, we split into groups to look at early test options, using models and maps. We talked about things like where to explore how elements such as housing, public space, a supermarket, and other uses might be arranged across the site.

Each group discussed what they would prioritise, what trade-offs might be involved, and how their version might score against key measures including affordability, massing, and cost.

Key points included:

• viability is complex and influenced by many factors, including infrastructure costs, the provision of affordable housing, and other local priorities
• there is a strong preference to develop the site, but alternative outcomes (including selling or pausing) remain possible and will be considered later this year
• this stage is all about exploring ideas and understanding what’s feasible – no final design or layout has been developed, and the process is still ongoing
• the results from this session, plus insights from previous workshops, will help shape a set of design options to be tested and refined with the community

At the workshop on Saturday 18 January, we discussed topics including, providing a new supermarket and where it could be built, public spaces, opportunities for play and other uses for the space.

Here’s what we heard from you:

• affordable housing: the development should prioritise social housing to benefit local people and address the housing shortage
• accessible supermarket: the existing supermarket should be improved, ensuring it remains affordable and accessible to everyone. Smaller shops along the street frontage should also be considered, but they should not be expensive
• community space: it’s important to create community-owned spaces that serve as hubs for socialising, creativity, and cultural activities – these spaces should be accessible to all, without the need to spend money
• green spaces and public art: green spaces, trees, and public art should be incorporated to create a safer, more attractive environment – smaller well-lit green spaces are preferred over large, dark spaces
• safe and accessible transportation: priority should be given to pedestrian and cycle access, providing cycle parking and well-lit routes – surface car parking should be minimised, with consideration given to other options
  play and intergenerational spaces: the design should include mixed play and general-use spaces for all ages, including playgrounds, sensory play, and opportunities for intergenerational interaction
• sustainability and biodiversity: energy efficiency should be maximised, planting for shading and draining – also features that promote biodiversity, such as pollination corridors and opportunities to interact with nature, should be included

At our first 55 Morning Lane vision workshop on Saturday 7 December, we introduced the architects from Levitt Bernstein and gathered your feedback on proposals for upcoming workshops, focus groups and wider engagement.

We also listened to views on the constraints and opportunities for the site. You gave us valuable feedback, including:

• the new development should prioritise providing council housing
• the new supermarket should be affordable and a decent size
• parking is important for both shoppers and town centre visitors
• walking routes through and around the site should be improved
• there is a strong desire for a space to support community, creative and cultural uses – acting as a hub and adding to the diverse local network of activity

See Constraints and opportunities maps and proposed process map (PDF 13mb)

See Comments and images from the workshop (google drive)

We will prioritise the delivery of genuinely affordable housing (defined on pages 182 and 183 of the London Plan) and will pursue every possible opportunity to fund this.

We will need to build homes for private sale to help fund the project, but as many homes as possible will be genuinely affordable, with a priority for social rent homes.

We will provide for a new supermarket on the site. When the site was bought from Tesco, it was on the condition that:

• we would support a supermarket on the site as part of a new development
• the store would continue to operate during any construction work

We will work with the community to shape and codesign the new development.

We will use 55 Morning Lane to benefit Hackney Central town centre, its residents and businesses.

We’re committed to be clear and open about:

• how the different ambitions and priorities for the site are balanced
• the need to balance delivering affordable homes and workspace while retaining a supermarket
• the need for the site to recoup the value we invested into it

After Tesco put the site up for sale, we bought it and entered into a development agreement with Hackney Walk Ltd. Hackney Walk had a time limited opportunity to redevelop the site subject to certain conditions being met.

Hackney Central Conversation takes place, with surveys and workshops helping to gather the views of thousands of local people.

Development of Hackney Central town centre strategy, including the involvement of over 1500 people in drop-in events and consultation.

Local community organisation, Morning Lane Peoples Space (MOPS) carried out two surveys in 2020 and 2023 conducted both outside the current supermarket and online, with a total of over 2,500 responses.

March 2022:

• the development agreement with Hackney Walk Ltd comes to an end

February and September 2024:

• MOPS holds two meetings to continue to gather community views on the site, which helps to shape the architects brief

August 2024:

• we appointed engagement specialists Climate Labs to help carry out the codesign workshops with local residents, businesses and organisations

November 2024:

• architects, Levitt Bernstein are appointed to work with the community and the council to lead on the codesign of the early ideas and options for the site

December 2024 to February 2025:

• community engagement sessions scheduled to help shape and codesign the potential options for the Hackney Central site

March 2025:

• the design team led by Levitt Bernstein will develop up to 3 design options for the site, which will be reviewed to make sure they are deliverable and reflect the community and our aspirations for the site
• we have been holding pop-up sessions outside the Tesco store to speak to local shoppers – many of whom live or work outside the immediate area and were not previously aware of the site’s ownership or development potential, these conversations are helping bring new voices into the process
• other outreach includes student workshops at Urswick School, one-to-one meetings with local businesses and community groups, and street interviews capturing wider views from the area
•  March presentations – Development Viability (PDF 1.1mb)

April 2025:

• 3 early layout options for the site were presented and discussed at a public workshop. Feedback gathered through this session, and from the entire first stage of engagement, is now being reviewed.

Summer/autumn 2025:

• preferred options selected following community feedback and feasibility testing