New Era Estate Hackney Redevelopment Approved, 2026

Key Points

• Hackney Council has granted planning consent for the full redevelopment of the New Era Estate in Hoxton, east London.
• The project, led by Dolphin Living and development partner The Hill Group, will deliver 208 new one-, two- and three-bedroom homes in buildings of three to 13 storeys.
• Of the 208 homes, 109 will be for private sale and 99 for intermediate rent, delivering 50% affordable provision by habitable rooms.
• The majority of affordable homes will be let at a discount of 20% to London Living Rent in perpetuity.
• The scheme includes 384 sq m of flexible retail floorspace and a central landscaped communal courtyard garden.
• Residents have temporarily relocated to nearby 333 Kingsland Road and will return once the development is complete.
• Construction is expected to start in summer 2026, with first residents moving in towards the end of 2028 and full completion by the end of 2029.
• The design is by Allies & Morrison, replacing 1930s private rented accommodation that was significantly below modern space standards.

Hackney (East London Times) July 2026 – Planning consent has been secured to redevelop the New Era Estate in Hackney, marking a major step in the regeneration of a site long associated with tenant activism and housing affordability campaigns in east London.

What has been approved for the New Era Estate in Hackney?

Hackney Council has approved plans to replace the existing 1930s estate with 208 new homes arranged across four blocks ranging from three to 13 storeys, designed by Allies & Morrison for Dolphin Living and The Hill Group. A

s reported by Estates Gazette, the scheme will deliver “safe, modern and affordable homes” and address long-standing issues with the outdated estate, where flats were significantly below modern space standards and lacked lifts or private amenity space.

As reported by BD Online, the development will provide 384 sq m of flexible retail floorspace and a central landscaped communal courtyard garden, alongside secure cycle parking for more than 400 bikes.

The approval follows extensive consultation with residents and a prior agreement that a full rebuild would best meet housing needs, after Dolphin Living acquired the Hoxton estate in 2014 and introduced a means-tested rent system.

How many homes will be built and how many will be affordable?

The redevelopment will deliver 208 new one-, two- and three-bedroom homes, with 109 designated for private sale and 99 for intermediate rent, resulting in 50% affordable provision by habitable rooms.

As reported by Inside Housing, half of the new homes will be affordable, including bespoke discounted London Living Rent units for original tenants, who were promised the right to return when Dolphin acquired the estate in 2014.

The majority of the affordable homes will be let at a discount of 20% to London Living Rent in perpetuity, according to planning details cited by multiple outlets.

This structure is intended to provide long-term affordability for key workers and existing residents, while also increasing overall housing supply in the borough.

What did Dolphin Living and The Hill Group say about the approval?

Olivia Harris, chief executive of Dolphin Living, said:

“We are very pleased that Hackney Council has granted planning consent for the redevelopment of the New Era Estate. This scheme reflects the continued need to deliver high-quality, affordable homes for London’s key workers at a time of persistent housing undersupply. We remain fully committed to working closely with residents throughout the development process. With construction now on the horizon, we look forward to delivering a new and improved New Era and welcoming residents back once complete.”

Cain Peters, regional managing director of special projects at The Hill Group, added:

“We are delighted to have secured planning permission alongside Dolphin Living for the redevelopment of New Era. This is an exciting regeneration project that will deliver much-needed high quality, sustainable, affordable homes in the heart of Hackney, while supporting an established community. New Era is a strong example of what partnership working can achieve. We look forward to starting construction and bringing this ambitious vision to life, creating a sustainable and welcoming place for residents to enjoy for many years to come.”

Where will residents live during construction and when will they return?

Residents have temporarily relocated to nearby 333 Kingsland Road, a property purchased by Dolphin Living to house tenants during the build, and will return to the completed development once works are finished.

As reported by Harrow Online, a source from the estate told the Local Democracy Reporting Service that tenants and residents could expect to be moved to Kingsland Road “hopefully by the end of the summer” for the duration of the works.

According to BD Online, the first residents are expected to move into their new homes towards the end of 2028, with completion of the full development anticipated by the end of 2029.

Dolphin Living’s own project page states that work will commence in summer 2026 and is due to complete in 2029, with the development delivering 99 intermediate rent homes and 109 market sale homes.

Why was the New Era Estate selected for full redevelopment?

The existing estate comprises 96 undersized flats from the 1930s that no longer meet modern space and accessibility standards, prompting a decision to pursue a comprehensive rebuild rather than patchwork repairs.

As reported by Estates Gazette, Dolphin Living said the redevelopment would address long-standing issues with the outdated estate, where flats lacked lifts or private amenity space and were significantly below modern space standards.

Following “discussion and intensive consultation”, in 2020 Dolphin agreed with the residents it would flatten and rebuild the estate, a move that was later supported by grant funding from the Mayor of London’s 2016–2023 Affordable Housing Programme. Tom Copley, deputy mayor for housing, said in May:

“I’m pleased to see redevelopment progressing at New Era in Hackney, which the Mayor’s affordable housing programme is supporting to deliver the homes Londoners desperately need.”

What retail and community facilities will the new scheme include?

The approved plans include 384 sq m of flexible retail floorspace, intended to support local businesses and provide services for residents and the surrounding neighbourhood.

A central landscaped communal courtyard garden will form a key part of the public realm, offering shared outdoor space for the new community.

Secure cycle parking for more than 400 bikes is also planned, reflecting the scheme’s emphasis on sustainable transport and reducing car dependency in a densely populated part of Hackney.

These elements are designed to complement the residential component and reinforce the estate’s role as a mixed-use hub within Hoxton.

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How does this development fit into wider housing policy in Hackney and London?

The project aligns with the London Borough of Hackney’s objectives to increase high-quality, affordable housing supply and improve living conditions on older estates.

With 50% of habitable rooms classified as affordable, the scheme contributes to the mayor’s affordable housing targets and the city’s broader response to persistent undersupply.

As reported by Inside Housing, the redevelopment is one of several east London regeneration projects supported through city-level funding mechanisms, illustrating how local authorities, housing associations and developers are collaborating to deliver new homes in constrained urban sites.

The emphasis on intermediate rent and discounted London Living Rent units is intended to cater to key workers and long-term residents who may be priced out of the open market.

Background of the particular development

The New Era Estate in Hoxton became widely known after tenants campaigned against their former landlord and secured a victory that drew national attention to rent levels and housing security in east London.

Dolphin Living acquired the estate in December 2014 and subsequently introduced a means-tested rent system, setting the stage for a longer-term conversation about the future of the site.

After years of engagement with residents, it was agreed in 2020 that a full rebuild would best meet housing needs, leading to the appointment of The Hill Group as developer and Allies & Morrison as architect.

The estate is expected to be fully vacated by October 2025, with original residents rehoused temporarily and guaranteed a return once the new development completes.

Prediction: How could this development affect residents and the local community?

If delivered on schedule, the redevelopment is likely to provide existing residents with modern, accessible homes that meet current space and safety standards, while preserving their connection to the Hoxton community through a guaranteed right to return.

The introduction of 99 intermediate rent homes, mostly at a 20% discount to London Living Rent, could improve long-term affordability for key workers and reduce the risk of displacement due to rising market rents.

For the wider local community, the addition of 208 homes and new retail space may increase local activity and support nearby businesses, though it could also intensify demand on local services and infrastructure during the construction phase.

For housing associations and policy-makers, the project may serve as a reference point for how large-scale, mixed-tenure regenerations can be structured in dense inner-London boroughs while maintaining a strong affordable component.