The scheme has been drawn up for current owner Dolphin Living, a charitable foundation which bought the estate more than a decade ago following a heated campaign fought by residents and endorsed by celebrities against former owner, New York investment firm Westbrook Partners.

Approved by Hackney Council, the approved plans includes demolishing the 1930s block to make way for 208 one, two and three-bedroom new flats in a series of buildings ranging from three to 13 storeys tall.

Of the new homes, 99 will be offered at affordable, intermediate rent levels, representing 50 per cent of the development by habitable rooms. Most of these affordable flats will be set at a discount of 20 per cent to London Living Rent in perpetuity, the first scheme of its kind in London. Current residents of the estate will be offered one of these homes.

Dolphin Living snapped up the site in 2014 and has since operated a means-tested rent system. The organisation’s arrival came after protests by residents, who were joined by celebrities including Russell Brand and now mayor of London Sadiq Khan opposing the eviction of Westbrook tenants or the raising of rents.

This led to Westbrook selling to Dolphin Living in the same year. Dolphin now says that residents have agree that  ‘a full rebuild of the estate would best meet their housing needs’. During construction, residents will be temporarily relocated to nearby accommodation at 333 Kingsland Road.

Allies and Morrison’s consented New Era development in Hackney

Source: Allies and Morrison

Olivia Harris, chief executive of Dolphin Living said: ‘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.’

The new housing will be ‘tenure blind’, with all occupants having access to a central communal amenity space, while sustainability and biodiversity has been prioritised through new trees, green roofs and ‘ecological enhancements’ beyond the existing estate.

New homes will benefit from energy efficiency measures, such as air source heat pumps, solar panels, and green and blue roofs. The development will also take a car-free approach with cycle storage and blue badge parking provision.

The first residents are expected to move back to the estate and into new homes towards the end of 2028 and completion of the full development is anticipated by the end of 2029.


Project data

Location Hoxton
Local authority London Borough of Hackney
Type of project Residential Led, Mixed-Use Development
Client Dolphin Living
Architect Allies and Morrisons
Landscape architect Guarda Ltd
Planning consultant CMA Planning
Structural engineer Meinhardt
M&E consultant Mendick Waring
Main contractor Hill Partnerships Limited
Funding Mayor’s 2021–2026 Affordable Housing Programme administered by the Greater London Authority (GLA)
Start on site date Summer 2026
Completion date Late 2029
Planning application reference 2019/2458
Planning committee date 3 September 2025