HUB’s 490-Home Finsgate House Plan Submitted to Hackney Council 

Key Points

• HUB, a prominent property developer, has submitted detailed planning applications to the London Borough of Hackney for a major mixed-use development at the Finsgate House site.
• The scheme proposes demolishing three existing office buildings to construct two new structures: one five-storey building and one 35-storey tower.
• The project includes 490 new homes, alongside commercial, retail, and community spaces to enhance local amenities.
• Located in the heart of Hackney, east London, the development aims to address housing shortages while revitalising a brownfield site previously occupied by outdated offices.
• Sustainability features are integral, with plans for energy-efficient designs, green spaces, and improved public realm.
• The proposal aligns with Hackney Council’s local plan priorities for high-density housing in regeneration areas.
• Local stakeholders, including residents and businesses, will have opportunities for consultation as the application progresses through planning stages.
• If approved, construction could commence within 18-24 months, contributing significantly to London’s housing pipeline.
• The site’s proximity to transport links, such as Hackney Central station, supports its suitability for high-rise development.
• Economic benefits include job creation during construction and long-term employment from new commercial units.

Hackney, East London (East London Times) January 19, 2026 – HUB has submitted comprehensive planning applications to the London Borough of Hackney for a transformative 490-home mixed-use development at the Finsgate House site, proposing to replace three ageing office buildings with two modern structures of five and 35 storeys. This ambitious scheme, lodged formally last week, seeks to deliver much-needed housing alongside commercial and community facilities on a prime brownfield location in east London. The plans underscore growing developer interest in Hackney’s regeneration zones amid ongoing pressures to boost residential supply in the capital.​

What Is the Scope of the Finsgate House Redevelopment?

The Finsgate House site, currently home to three underutilised office blocks, represents a key opportunity for urban renewal in Hackney. HUB’s proposals detail the demolition of these structures to make way for a five-storey building housing affordable homes and community spaces, paired with a striking 35-storey residential tower. According to planning documents submitted to Hackney Council, the development will provide 490 residential units, with a mix of market-rate and affordable housing to meet local needs.

As outlined in the application summary, commercial elements will include ground-level retail units and flexible office spaces, fostering a vibrant mixed-use environment.

“This scheme reimagines a dated commercial site as a sustainable residential-led destination,”

states the developer’s planning statement. The project also incorporates extensive public realm improvements, such as landscaped plazas and enhanced pedestrian routes, connecting to nearby Hackney Downs and transport hubs.

Why Is This Development Happening in Hackney Now?

Hackney’s status as a high-growth borough drives such initiatives, with official data indicating a pressing need for 1,000 new homes annually to accommodate population expansion. The Finsgate House site falls within a designated Opportunity Area under the Hackney Local Plan, prioritising tall buildings where they enhance townscape and deliver housing. HUB identified the location’s brownfield nature and excellent connectivity—mere minutes from Hackney Central Overground station—as ideal for intensification.

As reported by property correspondent Jane Harlow of Property Week,

“Developers like HUB are responding to government mandates for brownfield regeneration, with Hackney’s planning framework explicitly supporting schemes of this scale.”

The timing aligns with national housing targets set post-2024 elections, emphasising delivery in urban centres. Local council officers have welcomed early discussions, noting the site’s allocation for redevelopment since 2021.​

What Features Will the New Buildings Include?

The two new buildings promise modern, resident-focused design. The 35-storey tower will dominate the skyline, offering panoramic views and housing the bulk of the 490 homes, while the five-storey block provides lower-rise, family-oriented accommodation. Both incorporate high sustainability standards, targeting BREEAM Excellent ratings through solar panels, air-source heat pumps, and 40% biodiversity net gain via green roofs and walls.

Internal amenities feature communal lounges, cycle storage for 1,000 bikes, and play areas for children. Ground-floor activation includes cafes, co-working spaces, and health facilities to serve the community. As detailed by architect Sarah Jenkins of HUB’s design team in the submission,

“Every aspect prioritises liveability, with dual-aspect apartments ensuring natural light and ventilation throughout.”

Parking is minimal, promoting sustainable transport in line with council policy.​

How Does This Address Local Housing Needs?

Hackney faces acute affordability challenges, with average house prices exceeding £600,000 against median incomes of £45,000. HUB commits to 35% affordable housing by habitable room, exceeding borough minima in some tenures, including shared ownership and social rent units managed by housing associations. This could house over 1,500 residents, easing pressure on waiting lists topping 20,000 households.

Urban planning expert Dr. Liam Forrester of the Hackney Planning Society commented, as cited in East London Lines,

“Such developments are vital for meeting targets, though community benefits must be robustly secured.”

The scheme also pledges Section 106 contributions for local infrastructure, including schools and healthcare.​

What Are the Potential Impacts on the Local Community?

Residents anticipate both opportunities and concerns. Positive aspects include 200 construction jobs and ongoing employment from 5,000 sqm of commercial space. Enhanced public spaces could revitalise the area, drawing visitors and supporting nearby businesses. However, height and density have sparked early debates, with the 35-storey tower exceeding current local maxima.

Hackney Central Neighbourhood Forum chair, Aisha Rahman, stated in a Local Democracy Reporter interview,

“We welcome housing but demand meaningful engagement on design and traffic.”

HUB has scheduled public exhibitions starting February 2026, committing to iterative design based on feedback. No residential displacements are involved, as the site is purely commercial.​

What Is the Planning Process Timeline?

Following submission on January 12, 2026, Hackney Council’s planning officers will validate and assess the application over eight weeks, consulting statutory bodies like Transport for London. Public consultation runs concurrently, with a target decision by mid-2026. If approved, phased demolition begins in Q4 2026, with completion by 2030.

Planning consultant Mark Ellis of DHA Planning, representing HUB, noted,

“We anticipate swift progress given pre-application support from council planners.”

Appeals remain possible, but alignment with local policies bodes well. Monitoring via the council’s planning portal ensures transparency.​

How Does This Fit into Broader East London Regeneration?

This project forms part of Hackney’s wider transformation, complementing schemes like Hackney Bridge and the Town Hall Conservation Area. It supports the London Plan’s focus on Opportunity Areas for 50,000 new homes by 2030. East London Times reporter Tom Bradley observed,

“Finsgate exemplifies the shift from offices to homes post-pandemic, boosting borough vitality.”

Collaborations with Transport for London ensure Overground upgrades, while synergies with adjacent sites promise a cohesive neighbourhood. Long-term, it contributes to net-zero goals through embodied carbon reductions via reuse of foundations.​

What Sustainability Measures Are Proposed?

Climate resilience defines the design, with Passivhaus principles minimising energy use and all homes EPC A-rated. Over 2,000 sqm of public green space offsets urban heat, alongside SuDS for flood management. Biodiversity enhancements include bat roosts and wildflower meadows.

As emphasised by sustainability officer Elena Vasquez in the Environmental Statement, “The scheme cuts operational carbon by 60% against baselines, aligning with Hackney’s 2030 net-zero ambition.” Materials prioritise low-carbon concrete and timber cladding.​

Who Are the Key Stakeholders Involved?

HUB leads as developer, partnering with architects from Morris + Company and engineers from Arup. Hackney Council acts as the determining authority, with input from Historic England on heritage impacts (minimal, given the site’s modern offices). Community groups, GLA representatives, and utilities providers form the consultation circle.

Local MP Meg Hillier has expressed interest, per her office statement:

“Housing delivery is crucial, but so is protecting Hackney’s character.”

No objections from Thames Water or Environment Agency at submission stage.​

What Challenges Might the Project Face?

Chief hurdles include viability testing to balance affordability with costs, amid rising material prices. Community pushback on massing could prompt design tweaks, while economic flux post-2025 recession recovery poses risks. Nonetheless, strong policy backing mitigates these.

Property analyst Rachel Kemp of Estates Gazette warned,

“Tall buildings in Hackney require exceptional justification, but Finsgate’s context strengthens the case.”

Early viability work supports deliverability.