Woodberry Down is one of Europe’s biggest single-site estate regeneration projects. It is led by a partnership of Hackney Council, Berkeley Homes, Notting Hill Genesis, Woodberry Down Community Organisation and the Manor House Development Trust.
Over 20 years, the estate is being completely redeveloped to provide more than 5,500 new homes, community facilities and better public spaces.
The regeneration of Woodberry Down was first planned in the 1990s after structural surveys showed the estate with 2,000 homes was too costly and complex to refurbish. It was in need of comprehensive redevelopment.
Plans approved in 2005, and updated in 2014, mean these homes are being gradually demolished and replaced with 5,500 new, high-quality homes. The plans make better use of the land and provide new properties for social rent and shared ownership for existing residents.
At least 41% of the 5,500 new homes being built over the 20-year period are for social rent or shared ownership.
The Council’s key commitment is to ensure every permanent council tenant on the estate can move into a brand new social rent home on the estate that meets their household’s needs – owned and managed by Notting Hill Genesis.
Leaseholders are offered a range of options, including the opportunity of a new shared equity property at Woodberry Down. Residents are also entitled to a package of financial compensation and support for the disruption of moving home.
The regeneration brings new homes and new community and commercial facilities to the area. The Redmond Community Centre opened in 2012 and a range of new shops and cafes are now operating.
The opening of the Woodberry Wetlands by Sir David Attenborough in 2016 opened up the East Reservoir bordering the estate to the public for the first time in nearly 200 years. This is now managed as a free wildlife reserve by the London Wildlife Trust.
New play facilities at Spring Park and the new Skinners Academy secondary school were opened. The Edge youth centre and Woodberry Down Primary School have both been refurbished.
The Council has also secured a 11,000 square foot multi-use space that will be used for social and community benefits.
Berkeley Homes is the developer for Woodberry Down and is responsible for building all of the new homes. It also markets homes for outright sale to help fund the rest of the regeneration.
Notting Hill Genesis is a charitable housing association that manages all new homes for social rent and shared ownership. It is the landlord of residents moving into these homes.
Hackney Council continues to manage and maintain all existing homes on the estate. This includes providing dedicated support for residents needing to move to a new home.
The Woodberry Down Community Organisation is the representative community organisation involved in the regeneration. It is made up of neighbours and activists from the estate volunteering their time to ensure that local people are represented.
The Manor House Development Trust is a charitable social enterprise championing community development within the Woodberry Down regeneration.
Building work on the first new homes at Woodberry Down began in 2009. The construction of the homes in phase 3 of the regeneration is currently underway. When the homes are completed, there will be:
The regeneration delivery partners are working with the local community on the detailed designs of each new phase.
We hold direct conversations with the residents moving into new homes built during each new phase.
After delivery partners consulted on designs for phase 4, it received planning approval in May 2024.
During 2023 to 2024, we discussed the requirements for residents moving into the homes in phase 3, which are due for completion in autumn 2024. We expect residents to begin moving in from this time.
A new masterplan covering phases 5 to 8 of the regeneration is being developed in consultation with residents. Berkeley Homes intends to submit this for approval in October 2024.
On 11 October 2024, we made the London Borough of Hackney (Woodberry Down phase 4) compulsory purchase order 2024. We did this under section 226(1)(a) of the Town and Country Planning Act 1990 and the Acquisition of Land Act 1981.
On 20 March 2025, following notification from the Secretary of State for Housing, Communities and Local Government, we confirmed the order in accordance with section 14A of the Acquisition of Land Act 1981.
Hard copies of the order and order plan are available at the Hackney Town Hall, Mare Street, London E8 1EA. Hackney Town Hall is open from 8am to 8pm Monday to Friday and 9am to 5pm on Saturday.
The order came into effect on 10 April 2025, when the compulsory purchase order (CPO) notice was published.
The final step in the CPO process was completing a ‘General Vesting Declaration’ (GVD), which took place on 2 June 2025. This allows us to take ownership of any remaining properties after a notice period.
We’ve posted notices about the GVD around the site, published them on our website and sent them to affected individuals.
Once the date for taking possession is confirmed, we’ll send another letter to those affected.
Compulsory purchase order documents: