New Era Estate Hackney Redevelopment Approved for 208 Homes in 2026

Key Points

• Dolphin Living and The Hill Group have secured planning permission to redevelop the New Era Estate in Hackney, delivering 208 new homes.
• The scheme will provide 50% affordable housing by habitable room, with the majority of affordable homes let at a 20% discount to London Living Rent in perpetuity.
• The redevelopment will replace the existing 1930s private rented estate with a mixed-tenure neighbourhood comprising one-, two- and three-bedroom homes across buildings ranging from three to 13 storeys.
• The project marks the first in London where most affordable homes are permanently let at a 20% discount to London Living Rent.
• The Hill Group has been appointed to deliver the regeneration, with architects Allies & Morrison designing the scheme.
• The development includes new retail and community space alongside the homes.
• The estate was previously the focus of a high-profile rent campaign by tenants against a former landlord.

Hackney (East London Times) July 15, 2026 — Dolphin Living and The Hill Group have secured planning permission to redevelop the New Era Estate in Hackney, delivering 208 new homes with 50% affordable provision by habitable room. The scheme will be the first in London where the majority of affordable homes are let at a 20% discount to London Living Rent in perpetuity, according to reporting by Estates Gazette.

The redevelopment will replace the existing 1930s private rented estate with a mixed-tenure neighbourhood comprising one-, two- and three-bedroom homes across buildings ranging from three to 13 storeys, as detailed in coverage by Housing Today.

The Hill Group has been appointed to deliver the regeneration, with architects Allies & Morrison designing the scheme, as reported by Showhouse.

How many homes will the New Era Estate regeneration deliver?

The approved scheme will deliver a total of 208 new homes, with 50% affordable housing calculated by habitable room, according to Estates Gazette.

The development will include one-, two- and three-bedroom properties across a range of building heights, from three storeys up to 13 storeys, as outlined in reporting by Housing Today.

The affordable housing component is structured so that the majority of affordable homes will be let at a 20% discount to London Living Rent in perpetuity, a detail highlighted by Estates Gazette.

This arrangement is described as the first of its kind in London, setting a precedent for long-term affordable rental provision in the capital.

What type of housing and tenure mix is planned?

The New Era Estate regeneration will create a mixed-tenure neighbourhood, replacing the existing 1930s private rented estate, as reported by Estates Gazette.

The scheme will provide a range of home sizes, including one-, two- and three-bedroom units, according to Housing Today.

Buildings in the redevelopment will range from three to 13 storeys, creating a varied streetscape and density profile across the site, as detailed in coverage by Estates Gazette.

The 50% affordable housing provision by habitable room is a central feature of the planning permission, ensuring a significant portion of the new homes remain accessible to lower and middle-income households.

Who are the developers and designers behind the Hackney scheme?

Dolphin Living, an affordable housing provider, is leading the redevelopment alongside The Hill Group, which has been appointed to deliver the project, as reported by Showhouse.

The architectural design for the scheme has been prepared by Allies & Morrison, according to coverage by Showhouse.

The Hill Group’s appointment follows a competitive process and marks a key step in moving the regeneration forward, as noted in reporting by Housing Today.

Dolphin Living’s involvement reflects its ongoing role in delivering affordable housing schemes in London, including previous work on estate regeneration projects, as outlined in Inside Housing.

What community and retail facilities are included?

The planning permission for the New Era Estate includes provision for new retail and community space alongside the residential units, as reported by Estates Gazette.

These facilities are intended to support the wider neighbourhood and provide amenities for both new and existing residents in the area.

The inclusion of community space is consistent with Hackney Council’s planning policies, which often require regeneration schemes to deliver social infrastructure alongside new homes, as noted in local coverage by Hackney Citizen.

What is the history of the New Era Estate and previous campaigns?

The New Era Estate in Hoxton was previously the focus of a high-profile rent campaign, in which tenants took on their former landlord and won, as reported by MyLondon.

The estate became well known after residents organised against proposed rent increases and management changes, ultimately securing a buyout by Dolphin Living, according to coverage by Asian Standard.

In 2020, Hackney’s planning committee approved earlier phases of redevelopment, with residents expressing support for the plans at that time, as reported by Hackney Citizen.

The latest planning permission builds on that earlier approval and moves the regeneration into its delivery phase, as outlined by Estates Gazette.

How does the affordable rent discount model work?

The scheme introduces a model where the majority of affordable homes are let at a 20% discount to London Living Rent in perpetuity, as reported by Estates Gazette.

London Living Rent is a government-backed intermediate rental product aimed at middle-income households, with rents set at around one third of local average earnings.

By locking in a 20% discount permanently, the arrangement ensures that affordable rents remain below market levels over the long term, providing greater security for tenants, according to coverage by Estates Gazette.

This structure is described as the first of its kind in London for a scheme of this scale, as noted in reporting by Estates Gazette.

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Background of the particular development

The New Era Estate regeneration has its origins in a tenant-led campaign against a former private landlord, which resulted in Dolphin Living acquiring the site and proposing a comprehensive redevelopment, as reported by MyLondon and Asian Standard.

The estate, built in the 1930s, had become a focal point for debates over rent levels, security of tenure, and the role of private landlords in London’s housing market.

Dolphin Living’s acquisition of the estate was followed by a series of planning applications and consultations, with an earlier approval granted by Hackney Council in 2020, as reported by Hackney Citizen.

The latest planning permission secures the framework for delivering 208 new homes, with a significant affordable housing component and new community facilities, as outlined by Estates Gazette.

The involvement of The Hill Group and architects Allies & Morrison marks a key milestone in moving from planning to construction, as noted in coverage by Housing Today and Showhouse.

The scheme’s affordable rent model, with a permanent 20% discount to London Living Rent, is positioned as a potential template for future regeneration projects in the capital, according to Estates Gazette.

Prediction: How could this development affect local residents and the wider London housing market?

The New Era Estate redevelopment is likely to affect local residents in Hackney by increasing the supply of affordable rental homes and introducing a long-term discount model that could provide greater rent stability, as reported by Estates Gazette.

For existing and future tenants, the 20% discount to London Living Rent in perpetuity may reduce housing cost pressures and improve accessibility for middle-income households who often fall between social rent and market rent thresholds.

For the wider London housing market, the scheme’s affordable rent structure could influence other developers and housing providers to adopt similar long-term discount models in regeneration projects, particularly in areas with high land values and strong demand for intermediate housing, as suggested by coverage in Estates Gazette.

If replicated, such models could contribute to a gradual shift in how affordable housing is delivered in large-scale redevelopments, potentially increasing the stock of permanently affordable homes.

However, the impact on the immediate neighbourhood will also depend on construction timelines, phasing, and the management of displacement or temporary relocation during the build, as has been a consideration in previous estate regeneration projects in Hackney, as noted in local reporting by Hackney Citizen and OnLondon.

If managed effectively, the scheme could deliver a net increase in homes and improved amenities while maintaining a significant share of affordable tenure, according to Estates Gazette.