Masterplan 2025 Phases 5 – 8
This debate goes to the heart of whether the Woodberry Down regeneration is delivering on its promises to existing residents and addressing Hackney’s housing crisis.
The question of how many homes are being provided at Woodberry Down for social rent was discussed at the London Borough of Hackney Planning Sub-committee on Wednesday 3rd September 2025.
Speaking on behalf of Geoff Bell and Elaine Gosnell, objector Frances MacFarland asserted that there were 1,520 council homes on the estate in 2008, reduced in this scheme to 1325, a loss of 13%. The YouTube transcript is included below.
Councillor Clare Potter (Labour, Brownswood) asked a question about this provision, to which Planning Officer James Bellis, and Berkeley Homes spokesman Tom Anthony replied.
You can see and hear those answers in this clip:
The transcript of Tom Anthony’s answer is included below. [transcript preserved as spoken]
In summary what he said was:
Example 3 bed home
| Original Woodberry Down Home | Current Design Standards | Masterplan/already built Homes |
| 63 sq m | 74 sq m | 74 + 10% sq m = 81 sq m |
| Original WD Social Rent area | Planned WD Social Rent Area | Planned WD Shared Ownership |
| 38,416 sq m | 48,279 sq m | 55,000 sq m |
| Analysis by number of units | |||
| Social Rent | Shared Ownership | Private Homes | |
| Masterplan 2014 | 19% | 18% | 63% |
| Masterplan 2025 | 20% | 24% | 57% |
Key Points of Tom’s Answer:
- Berkeley Homes has contractual obligations under their principal development agreement that they cannot legally reduce
- The 41.7% affordable housing commitment has never dropped and is maintained at 43% in this application
- This response was given under formal questioning at the official planning committee
Conclusion
The Masterplan approved in September 2025 was thoroughly examined regarding social housing provision by elected councillors on the LBH Planning Sub-Committee. Multiple challenges to this provision were comprehensively addressed, with the scheme found to be compliant, or better, with current planning guidance and with Berkeley Homes’ contractual obligations.
Transcripts
Tom’s Transcript: Um yeah, so to answer or to elaborate on James’ point, if we if we take a three bed as an example, an existing property on Woodbury Down is about 63 m.
01:08:07
Um the NDSS is requires 74 square meters and we have a commitment at Woodbury Down as part of our principal development agreement that we provide all social rented homes at Park Morris plus 10%. Uh so that’s 81% so they’re around 30% larger. Um the other point to note is that we are still working in outline.
01:08:28
We don’t have specific numbers. Um but again as James is saying the London plan requests that you look at floor space. So we’re already at a disadvantage that the existing homes are significantly smaller than those that we we are putting back. Um but essentially there’s 38,416 square meters of existing affordable floor space uh across secure and nonsecure tenencies.
01:08:54
uh we’d be putting back 48,279 social rent which is a an increase as well as um just over 55,000 square meters of shared ownership. So overall there is a significant uplift in the um amount of floor space that’s going back and like I said those those social rent will be significantly larger. So can I just ask so in terms of the the mix of supposed affordable it’s 19% social rent in terms of numbers so what is the percentage in terms of square meters between the two categories social rent and in intermediate >> yeah no problem um so in this master plan it will be 20% as social rented 24% as shared ownership and 57% as market homes um That’s quite a significant shift from where we were in 2014, which was 19% social rented, 18% shared ownership, and 63% market homes. But
01:09:59
what I would note is our affordable percentage, which we have a contract with the council, um, requires 41.7%. That that number has has never dropped. Um, and if anything, we’re at 43% by unit as part of this application. So that that is very much a commitment from ours and that and that will remain.
So that percentage has has never dropped across the mar.
Transcript
Frances McFarland 00:31:38
Thank you very much. >> Hello chair. Thank you for hearing me. I’m Barbara McFarland. I’m an architect, but I’m also speaking on behalf of Jeff Bell and Elaine Gosnell who are both longstanding residents at Woodbury Down. Um our objections are as follows. If you vote for this scheme, you’re voting for fewer social homes than when the regeneration started.
00:32:13
There were 1,520 council homes in 2008. That’s reduced in this scheme to 1325 social rented homes. A 13% loss. Numbers in temporary housing in Hackney have doubled since 2008, indicating that Hackney cannot afford to lose more social housing in the borough. Several hundred of those in temporary housing accommodation are housed at Woodbury Down, none of whom have the right to be rehoused permanently on the estate.
00:32:55
We also um want to note that the shared ownership homes are not no longer available for people on average wages. Um they’re often discuss described as affordable homes.
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