2023 Woodberry Down Masterplan consultation

This round of public consultation is on the emerging 2023 Masterplan, which will cover the final four phases (5, 6, 7 & 8) of the regeneration. This will replace the 2014 Masterplan that has guided the redevelopment of Woodberry Down so far. We are seeking your views on streets and spaces, as well as building shape and size.

As with previous phases of the Woodberry Down regeneration, this masterplan is being brought forward by Berkeley Homes in partnership with Hackney Council and Notting Hill Genesis.

Why do we need a new masterplan?

A new masterplan gives us the opportunity to improve upon the 2014 Masterplan with a landscape-led masterplan and react to a changing world, responding to:

• Environmental and Building Regulations changes
• New Hackney and London-wide Planning Policies, such as reduced car reliance
• Current and future changes in demographics and housing need
• Ever growing need to build more high-quality homes
• Changing economic environment.

Woodberry Down’s regeneration began in 2009.

Benefits delivered to date:

2,901 HOMES:

• Including 654 social rented homes and 476 shared ownership homes
• 2,317 new homes completed and 584 homes under construction.

OPEN SPACE:

• 4.5 acre public park and adventure playground at Spring Park
• Improvements to the east and west reservoirs
• A 154% Biodiversity Net Gain.

FACILITIES:

• 4,000 sq m of commercial and community facilities delivered to date, made up of 17 commercial units and 3 community facilities
• 2,700 sq m of additional floorspace is either in build or proposed across Phases 3 & 4.

INVESTMENT:

• Over £500 million invested to date
• Over £12 million has been contributed to support local infrastructure improvements
• An energy centre to generate heat and hot water to the whole of Woodberry Down
• £5 million towards education, skills and training.

JOBS:

• On target to achieve over 365 apprentices
• 30% target for employees from local area
• Working closely with ‘Hackney Works’ to help find jobs for local people.

Consultation and research timings for the 2023 Masterplan

The local community’s feedback means a great deal to us. During the design process, feedback is considered to ensure that, where possible and appropriate, the thoughts and suggestions of residents are reflected in the new masterplan.

• Summer 2021 - Community engagement on aspirations for Woodberry Down residents and visitors.
• Winter 2022 - Culture, Heritage and Identity Workshop.
• Spring 2023 - Workshops to gain an insight into the ‘lived experience’ of those who live in and use Woodberry Down to inform the Design Committee.
• Autumn 2023 - WE ARE HERE! - Public consultation on the emerging 2023 Masterplan.
• Early 2024 - Public Consultation on the final 2023 Masterplan.
• Spring 2024 - Submit an ‘outline planning application’ for the new masterplan.

A masterplan will ultimately approve a set of ‘Parameter Plans’ and a ‘Design Code Document’, which will direct how future phases of Woodberry Down could come forward.

For more information and examples of what ‘Parameter Plans’ and ‘Design Code Documents’ are, please click here.

The 2023 Masterplan is being designed to help improve the ‘lived experience’ across the estate, including enhancing connections and providing more open space.

The 2014 Masterplan set out aspirations for the development and the following design approach will be carried over into the 2023 Masterplan:

• Building upon the local identity of Woodberry Down as a unique place
• Building an integrated community where people want to live
• Creating green routes and spaces through the masterplan
• Building a landscape that encourages wildlife
• Encouraging new pedestrian crossings across Seven Sisters Road to enhance the north-south connections
• Creating instances of height, which signify local centres and key open spaces in Woodberry Down
• Increasing access to the New River path.

To develop the proposals we are presenting at this stage, for your feedback, we have considered the following in turn:

Woodberry Down shall be an open, welcoming place where people choose to live, feel safe, are in touch with the natural environment, benefit from a range of facilities for the community and have a strong sense of pride.

• Homes - Up to 3,200
• Homes - 41.7% Affordable Housing
• Open Spaces - Approx. 15,500 sqm
• Trees - Majority retained
• Heights - 3 to 21 storeys.

The Delivery Partners have been working together to re-establish the vision and principles for the 2023 Masterplan.

THE VISION:

Woodberry Down will be an open, welcoming place where people choose to live, feel safe, are in touch with the natural environment, benefit from a range of facilities for the community and have a strong sense of pride.

THE PRINCIPLES:

The 11 design principles that have helped to shape the masterplan have been organised into four overarching themes. These are integrated into the core ethos of the masterplan design alongside the overarching cultural strategy.

Moving around:

• Provide a robust urban framework
• Accessible and Inclusive Environment
• Streets That Put People First.

Ecology & landscape:

• Making the Most of Water
• A Range of Open Space and Play Facilities
• An Ecological Framework.

Facilities & community:

• Facilities for the Community
• Homes for a Diverse and Balanced population
• A Low Carbon Community.

Delivery:

• A Framework for Inspirational Design
• Securing Delivery (of the masterplan).

Cultural strategy:

This holistic approach to urban development is woven together with a cultural strategy, celebrating diversity and fostering a sense of belonging, where art, heritage, and community values become the vibrant threads that bind a reinvigorated Woodberry Down into a rich tapestry of shared experiences and meaningful connections with its heritage.

For more information on the Woodberry Down regeneration Principles and Objectives, please click here.

Ensuring Woodberry Down’s Culture and Identity is woven into the new masterplan.

We held a series of creative workshops during winter 2022 that have contributed to our understanding of Woodberry Down’s existing rich cultural heritage. We heard about cultural themes that are important to people and cultural ideas they would like to see in the new masterplan.

Cultural Drivers and Placeshaping Focus Areas

• NATURE - Celebrating the natural setting, including the New River, and seeking to bring nature into all phases through connected green spaces.
• IDENTITY - Focus on the local community and finding ways to share local stories of people and place.
• PLAY - Designing a playful, active and inclusive public realm that everyone can access and enjoy.
• BELONGING - The value people place in knowing their neighbours and being able to connect with people in Woodberry Down.
• CREATIVITY - Ensuring people are reflected in the culture of the area and contribute to activities.

Creative workshops that have fed into the developing cultural strategy for the 2023 Masterplan:

• Winter Lights Festival - “We would like creative activities and events to bring people together...”
• Heritage Workshop - “The New River is key to Woodberry Down’s identity” & “We need an online & physical place for our heritage...”
• Public Realm Creative Workshops - “Spaces for young people, connecting to nature, with play at the heart...”
• Community Workshops - “Play for all, accessible spaces for events for both new and old residents...”

1. Planting along edges of Seven Sisters Road
2. Streets that feel safer
3. Scenic and direct routes
4. New pedestrian crossing
5. Dedicated cycle routes
6. Accessibility of all age/ability groups.

Movement Strategy:

The updated masterplan will include the following specific elements, which will be delivered as we work through the relevant phases.

• Car parking spaces only offered to blue badge owners or existing social rented tenants who benefit from a space already
• Improved connections across the development, including new pedestrian routes and crossings to help access public transport links, like bus stops
• Create safer neighbourhoods that are well lit and open, helping with natural surveillance
• Provision for different types of cycle paths: commuter; quieter; and leisure routes
• Locations for housing that can be easily serviced, including deliveries
• Improvements to the New River Path with levelled and accessible routes through Phases 7 & 8.

You Said, We Did:

"Safer, simpler and improved walking and cycling routes, especially across Seven Sisters Road" - (Families, TRA and Friday Prayers Workshops)

"Improved lighting” - (Families, TRA and Friday Prayers Workshops)

"Safer crossing points on Seven Sisters Road” - (Design Committee / Community & Youth Workshops)

"North New River Path improvements" - (Design Committee)

1. Landscape variety
2. Spaces for gathering/events
3. More colour/fun
4. Equity of views
5. Educating about landscape assets
6. Rich habitats/ecosystems
7. Connection to the reservoirs
8. Connected to nature
9. Sensory planting
10. Heritage trails.

Open Space Strategy:

The new masterplan has ambitious open space objectives. Currently, it is seeking to deliver the following across Phases 5-8:

• An increase from just under 7,000sqm of Public Open Space in 2014 to approximately 15,500sqm in 2023, that is approximately 55 tennis courts
• A new park proposed within Phase 6
• More public open space than private areas, with a greater variety of space types, such as quieter areas and exercise spaces
• Retain more good quality trees than the 2014 Masterplan (target 60% retention)
• All trees that are removed will be replaced as a minimum ensuring there is no loss of trees.

Podiums have been reduced from the 2014 Masterplan, in response to policy changes and community feedback, but are still proposed to house cycle stores, bin stores and disabled car parking etc. In doing so, this provides some private space for residents and allows for more active frontages at Ground Floor to open out onto open spaces and routes.

You Said, We Did:

"More trees planted and existing trees protected" - (Summer 2021 Consultation)

"Usable green and open public spaces” - (Summer 2021 Consultation)

"More plants that support wildlife and nature” - (Summer 2021 Consultation)

"More and different types of community amenities” - (Summer 2021 Consultation)

• Outdoor sports
• Community Growing
• Outdoor cinema
• Community boards
• Phase 4 Central Square
• Landscaped streets
• River path
• Play bus
• Spaces for events
• Heritage trails.

Landscaping Strategy:

The open spaces proposed for Phases 5-8 will complement and connect with existing open spaces in and around Woodberry Down, creating a balanced, relaxing environment for the community to enjoy. This will include:

• More parks
• More open space North of Seven Sisters road, to spread the green spaces evenly across the masterplan
• Public gardens for recreation, enjoyment and biodiversity
• Tranquil, safe space for the community to enjoy and connect with nature
• Integrated and inclusive play spaces
• Combining habitats, planting and areas for recreation.

You Said, We Did:

"Inclusive play areas suitable for all ages” - (Design Committee)

"Landscaping that is fun, interactive and includes sensory experiences” - (SEN Workshop)

"More Public Open Space north of Seven Sisters Road” - (Public Consultation)

We have suggested creating four themed links that connect the masterplan together and link the New River to the reservoirs - we welcome your comments.

Cultural Strategy:

A Cultural Strategy will be submitted as part of the Masterplan application, which will set out how we will celebrate the Identity and Heritage of Woodberry Down. We have undertaken a number of workshops on this, but now want to get your view on how this could be implemented. Initial thoughts include:

• Community growing gardens and local recipe sharing to celebrate the diverse backgrounds of those on the estate
• Biodiversity trails which educate people about Woodberry Down’s natural environment
• Built heritage trails which celebrate local history
• Public spaces that are accessible and welcoming to all to ensure people get to know their neighbours and foster a sense of community
• Estate-wide signage and wayfinding, which integrates the history of the estate.

You Said, We Did:

"Ensure past and present residents are reflected in the culture of the area” - (Identity and Heritage Workshop)

"Find ways to share local stories of people and place” - (Identity and Heritage Workshop)

"Celebrate the natural setting of Woodberry Down” - (Identity and Heritage Workshop)

Please note the proposed heights are illustrative and just one way in which the future phases could be brought forwards. The Parameter Plans will set the height. In this example the height range is as follows:

• Phase 5: 3-18 storeys
• Phase 6: 4-18 storeys
• Phase 7: 4-16 storeys
• Phase 8: 6-21 storeys.

Height Strategy:

The proposals seek to reduce the building footprints and increase heights in appropriate locations. This allows us to deliver a larger number of homes and more open space. The strategy for building heights is:

• Minimise the impact of taller building on their surroundings, including open spaces and neighbouring buildings
• Create a consistent height along Seven Sisters road to ensure the route appears as a boulevard, with instances of height to indicate north-south routes
• Step building height down to the waterside
• Building heights that are secondary to the towers around Central Square.

You Said, We Did

"You want more affordable housing that is desperately needed” - (Summer 2021 Consultation and Design Committee)

"Provide larger areas of open space to allow for gatherings/events” - (Community Workshops / Families Workshop / Youth Workshop)

"Support visual connections to the New River and Reservoirs” - (Community Workshops / SEN Workshop / Youth Workshop)

The approach to height has been tested in terms of daylight/sunlight, wind conditions and other micro-climate impact. The approach has been considered appropriate by the design team at this stage and detailed assessments will take place prior to the submission of detailed applications for each phase.

Plan showing building heights across Woodberry Down including what could be delivered in Phases 5-8.

The images above demonstrate one of the ways that the outline application could come forward. However, this could change when we come to the detailed design of each stage – which will be submitted as individual Reserved Matters planning applications – of the development. The local community will be given another chance to comment and provide feedback on all emerging designs in due course.

Benefits of delivering more housing:

• Delivering homes for people including families, young professionals, single occupants, etc.
• Replace ageing housing with new high quality energy efficient homes
• Additional financial investments to the local area via S106 contributions and CIL
• More local expenditure that will help grow the local economy
• Help grow and expand the local community to ensure it continues to thrive
• New people offer an opportunity to bring new skills to the local area
• Deliver much needed affordable homes in Hackney.

Homes Strategy:

For a masterplan we will seek permission for new homes across a range of tenures and sizes to ensure that we respond to housing need at the time we seek detailed planning permission. The updated masterplan intends to deliver up to 3,200 new homes to respond to the growing housing need in Hackney.

• A minimum of 41.7% affordable housing
• New affordable homes will be designed to be tenure blind with a equal rights to key views (incl. across the reservoir in Phase 5 and Finsbury Park in Phase 8)
• Providing an opportunity to welcome new residents into the community.

You Said, We Did:

"You want more affordable housing that is desperately needed, which are funded by the sale of private homes” - (Summer 2021 Consultation and Design Committee)

Non-residential Strategy:

The 2023 Masterplan does not propose any new ‘commercial/retail’ facilities, but does propose to provide up to 950sqm of community floorspace in Phase 6. The rationale for this approach is as follows:

• Shopping patterns have changed since the 2014 Masterplan was approved
• 6,700 sqm of Commercial/Community has already been built/proposed for Woodberry Down 
• This amount of floorspace is sufficient to cater for the needs of the Woodberry Down as a whole 
• To ensure there is a sustainable commercial offer and a hub of activity at Woodberry Down non- residential facilities have been focused towards the centre of Woodberry Down across earlier phases.

Provide 41.7% Affordable Housing (of which 57% Shared Ownership and 43% Social Rent), funded through the delivery of private sales.

Increasing quality and quantity of public open space (from c. 7,000sqm in 2014 to approx. 15,500sqm).

Opportunity for re-provision of existing community facilities and chance to co-locate functions Including the provision of up to 950 sqm to the North of Seven Sisters Road.

Reclaim Seven Sisters Road and identify opportunities for reducing severance.

Provide a significant amount of Public Open Space to the north of Seven Sisters Road to challenge issues of severance.

Opening up the New River to the north and improving access.

A variety of public spaces with biodiversity net gain across the masterplan.

Provide more amenity space than building footprint and retain a majority of the good quality trees (target 60%).

Tell us your thoughts!

To have your say, please fill out our online feedback survey here.

On this page, you can download a number of supplementary documents related to the 2023 Masterplan proposals.